Document:

EX-10.11

 Exhibit 10.11 

AGREEMENT OF LEASE 

THIS AGREEMENT OF LEASE (this “Lease” or “lease”), made as of March 14, 2013, by and between Carnegie
Hall Tower II L.L.C., a New York limited liability company, having an office at do TF Cornerstone Inc., 387 Park Avenue South, 7th Floor, New York, New York 10016, Attn: Office Leasing Department hereinafter referred to as “Owner”,
and Thorne Research, Inc., an Idaho corporation, having its principal office and place of business at 25820 Highway 2 West, Dover, Idaho 83825, hereinafter referred to as “Tenant.” 

WITNESSETH: Owner hereby leases to Tenant and Tenant hereby hires from Owner a portion of the 21st floor (the “Demised
Premises” or “demised premises”) in the building known as 152 West 57th Street, a/k/a Carnegie Hall Tower in the appurtenances thereto, (the “Building” or “building”), for a term (the
“Term” or “term”) of three (3) years and two (2) months, (or until such term shall cease and expire or be sooner terminated or further extended as hereinafter provided), which shall commence upon the
commencement date specified in the Basic Lease Provisions set forth below (the “Commencement Date”), and shall expire nevertheless on the last day of the calendar month in which the day that is three (3) years and two
(2) months after the Commencement Date shall occur (the Expiration Date”), both dates inclusive, at the annual base rental rates specified in the Basic Lease Provisions set forth below. 

The parties hereto, for themselves, their heirs, distributees, executors, administrators, legal representatives, successors and assigns,
hereby covenant as follows: 
 Basic Lease Provisions: The following provisions (the “Basic Lease Provisions”)
indicate certain specific relevant terms of this lease to be incorporated by reference in the referenced Section s and elsewhere in the lease. Capitalized words and terms indicated in parenthetical and quotations shall have the meanings as
hereinafter set forth or as elsewhere defined within this lease. In the event of a conflict between the provisions of this Section and any other provisions of this lease, the latter shall control. 

 

			
		
	 Demised Premises:
	  	A portion of the twenty-first (21st) floor in the Building as shown on Exhibit A hereof.
		
	 Term:
	  	Three (3) years and two (2) months.
		
	 Commencement Date:
	  	The later to occur of March 1, 2013 or the date of mutual execution and delivery of the Lease (deemed to be the date first set forth above).
		
	 Rent Commencement Date:
	  	The sixty-first (61st) day following the Commencement Date Any abatement of Base Rent under this Lease shall be exclusive of any portion thereof which constitutes the ERI
Sum.

			
		
	 Expiration Date:
	  	The last day of the thirtieth (38th) full calendar month following the Commencement Date
		
	 Base Rent

(inclusive of the ERI Sum):
	  	$125,921.25 per annum ($10,493.44 per month) for the period commencing on the Commencement Date through and including the Expiration Date.
		
	 ERI Sum:
	  	Initially $5996.25 per annum ($499.69 per month), subject to increase pursuant to Article 39.
		
	 Payment Due from Tenant on Lease Execution:
	  	Payment of the installment of Base Rent for the first full calendar month of the Term plus delivery of the Security Deposit.
		
	 Security Deposit:
	  	$89,943.75
		
	 Tenant’s Proportionate Share:
	  	0.34%
		
	 Operating Base Year:
	  	Calendar year 2013.
		
	 Tax Base Year
	  	Calendar year 2013.
		
	 Permitted Use:
	  	General and executive offices and for no other purpose.
		
	 Guarantor(s):
	  	N/A
		
	 Broker (collectively):
	  	CB Richard Ellis and Newmark Grubb Knight Frank

			
	Addresses for Notices:	  	 In the manner described in Article 28 as follows:

 
 To Tenant:

25820 Highway 2 West

Dover, Idaho 83825

Attn: Paul F. Jacobson,

Chief Executive Officer

With a copy of any notice of default or termination to:

Ronald H. Gitter, Esq.

110 East 59th Street, 23rd Floor

New York, NY 10022

To Owner:

Carnegie Hall Tower II, L.L.C.

c/o TF Cornerstone Inc.

387 Park Avenue South

7th floor

New York, New York 10016

Attn: Office Leasing Department

 STANDARD FORM OF OFFICE LEASE 

The Real Estate Board of New York, Inc. 
 This
Standard Form of Office Lease, dated as of March , 2013, together with the Basic Lease provisions, the Notes and the rider annexed hereto (with all exhibits and attachments thereto), shall constitute the Agreement of Lease between Carnegie
Hall Tower II L.L.C., as Owner, and Thorne Research, Inc., an Idaho corporation, as Tenant, and covering a portion of the twenty-first (21st) floor at 152 West 57th Street, a/k/a Carnegie Hall Tower, New York, New York. 
 Rent: 1. Tenant shall pay the Base Rent
as provided in the Basic Lease provisions section of this Lease and as hereinafter provided. Tenant agrees to pay Base Rent (together with additional rent and other charges hereinafter provided) to Owner or such other arty as Owner may designate, in
lawful money of the United States which shall be legal tender in payment of all debts and dues, public and private, at the time of payment in equal monthly installments in advance on the first
(1st) day of each month during the Term at the office of owner or such other place as Owner may designate, without any set-off or deduction whatsoever
except that Tenant shall pay the Payment Due from Tenant on Lease Execution as set forth in the Basic Lease Provisions Section of this Lease upon the execution and delivery hereof by Tenant. If the Commencement Date does not occur on the first
(I”) day of a calendar month, Tenant shall pay, within five (5) days after the Commencement Date, a pro rata portion of the Base Rent attributable to the period from and including the Commencement Date through and including the last day of
the calendar month in which the Commencement Date occurs. 
 Occupancy: 2. Tenant shall use and occupy the demised premises only for the Permitted
Use as set forth in the Basic Lease Provisions Section of this lease and for no other purpose. 
 Tenant Alterations: 3. Tenant shall, make no
changes in or to the demised premises of any nature without Owner’s prior written consent. Subject to the prior written consent of Owner, and to the provisions of this article, Tenant at Tenant’s expense, may make alterations,
installations, additions or improvements which are non-structural and which do not affect utility services or plumbing and electrical lines, in or to the interior of the demised premises, by using contractors
or mechanics first approved in each instance by Owner. Tenant shall, before making any alterations, additions, installations or improvements, at its expense, obtain all permits, approvals and certificates required by any governmental or
quasi-governmental bodies and (upon completion) certificates of final approval thereof, and shall deliver promptly duplicates of all such permits, approvals and certificates to Owner, and Tenant agrees to carry, and will cause Tenant’s
contractors and sub-contractors to carry, such worker’s compensation, general liability, personal and property damage insurance as Owner may require. If any mechanic’s lien is filed against the
demised premises, or the building of which the same forms a part, for work claimed to have been done for, or materials furnished to, Tenant, whether or not done pursuant to this article, the same shall be discharged by Tenant within 30 days
thereafter, at Tenant’s expense, by payment or filing a bond as permitted by law. All fixtures and paneling, partitions, railings and like installations, installed in the demised premises at any time, either by Tenant or by Owner on
Tenant’s behalf, shall, upon installation, become the property of Owner and shall remain upon and be surrendered with the demised premises unless Owner, by notice to Tenant no later than twenty days prior to the date fixed as the termination of
this lease, elects to relinquish Owner’s right thereto and to have them removed by Tenant, in which event the same shall be removed from the 

 
demised premises by Tenant prior to the expiration of the lease, at Tenant’s expense. ‘Nothing in this article shall be construed to give Owner title to, or to prevent Tenant’s
removal of, trade fixtures, moveable office furniture and equipment, but upon removal of same from the demised premises or upon removal, of other installations as may be required by Owner, Tenant shall immediately, and at its expense, repair and
restore the demised premises to the condition existing prior to any such installations, and repair any damage to the demised premises or the building due to such removal. All property permitted or required to be removed by Tenant at the end of the
term remaining in the demised premises after Tenant’s removal shall be deemed abandoned and may, at the election of Owner, either be retained as Owner’s property or may be removed from the demised premises by Owner, at Tenant’s
expense. 
 Maintenance and Repairs: 4. Tenant shall, throughout the term of this lease, take good care of the demised premises and the fixtures and
appurtenances therein) Tenant shall be responsible for all damage or injury to the demised premises or any other part of the building and the systems and equipment thereof, whether requiring structural or nonstructural repairs caused by, or
resulting from, carelessness, omission, neglect or improper conduct of Tenant, Tenant’s subtenants, agents, employees, invitees or licensees, or which arise out of any work, labor, service or equipment done for, or supplied to, Tenant or any
subtenant, or arising out of the installation, use or operation of the property or equipment of Tenant or any subtenant. Tenant shall also repair all damage to the building and the demised premises caused by the moving of Tenant’s fixtures,
furniture and equipment. Tenant shall promptly make, at Tenant’s expense, all repairs in and to the demised premises for which Tenant is responsible, using only the contractor for the trade or trades in questions, selected from a list of at
least two contractors per trade submitted by Owner. Any other repairs in or to the building or the facilities and systems thereof, for which Tenant is responsible, shall be performed by Owner at the Tenant’s expense. Owner shall maintain and
repair the public portions of the building, both exterior and interior and those other elements as set forth in Article 50 of this Lease, except that if Owner allows Tenant to erect on the outside of the building a sign or signs, or a hoist, lift or
sidewalk elevator for the exclusive use of Tenant, Tenant shall maintain such exterior installations in good appearance, shall cause the same to be operated in a good and workmanlike manner, shall make all repairs thereto necessary to keep same in
good order and condition, at Tenant’s own cost and expense, and shall cause the same to be covered by the insurance provided for hereafter in Article 8. Subject to the Owner’s obligations to deliver the Demised Premises in the condition
described in this Lease and its obligations of maintenance, repair and restoration set forth herein, Tenant shall, throughout the term of the lease, take good care of the demised premises and the fixtures and appurtenances therein, and the sidewalks
adjacent thereto, and at its sole cost and expense, make all non-structural repairs thereto as and when needed to preserve them in good working order and condition, reasonable wear and tear, obsolescence and
damage from the elements, fire or other casualty, excepted. If the demised premises be or become infested with vermin, Tenant shall at Tenant’s expense, cause the same to be exterminated from time to time as appropriate. Except as specifically
provided in Article 9 or elsewhere in this lease, there shall be no allowance to the Tenant for the diminution of rental value and no liability on the part of Owner by reason of inconvenience, annoyance or injury to business arising from Owner,
Tenant or others, making or failing to make any repairs, alterations, additions or improvements in or to any portion of the building, including the erection or operation of any crane, derrick or sidewalk shed, or in or to the demised premises or the
fixtures, appurtenances or equipment thereof. It is specifically agreed that Tenant shall be not entitled to any set off or reduction of rent by reason of any failure of Owner to comply with the covenants of this or any other article of this lease.
Tenant agrees that Tenant’s sole remedy at law in such instance will be by way of an action for damages for breach of contract. The provisions of this Article 4 with respect to the making of repairs shall not apply in the case of fire or other
Casualty, which are dealt with in Article 9 and Article 89 hereof. 

 Window Cleaning: 5. Tenant will not clean nor require, permit, suffer or allow any window in the
demised premises to be cleaned from the outside in violation of Section 202 of the Labor Law or any other applicable law, or of the Rules of the Board of Standards and Appeals, or of any other Board or body having or asserting jurisdiction.

 Requirements Of Law, Fire Insurance, Floor Loads: 6. Prior to the commencement of the lease term, if Tenant is then in possession, and at all
times thereafter, Tenant, at Tenant’s sole cost and expense, shall promptly comply with all present and future laws, orders and regulations of all state, federal, municipal and local governments, departments, commissions and boards and any
direction of any public officer pursuant to law, and all orders, rules and regulations of the New York Board of Fire Underwriters, Insurance Services Office, or any similar body which shall impose any violation, order or duty upon Owner or Tenant
with respect to the demised premises, whether or not arising out of Tenant’s use or manner of use thereof, (including Tenant’s permitted use) or, with respect to the building if arising out of Tenant’s use or manner of use of the
demised premises or the building (including the use permitted under the lease). Nothing herein shall require Tenant to make structural repairs or alterations unless Tenant has, by its manner of use of the demised premises or method of operation
therein, violated any such laws, ordinances, orders, rules, regulations or requirements with respect thereto. Tenant may, after securing Owner to Owner’s satisfaction against all damages, interest, penalties and expenses, including, but not
limited to, reasonable attorneys’ fees, by cash deposit or by surety bond in an amount and in a company satisfactory to Owner, contest and appeal any such laws, ordinances, orders, rules, regulations or requirements provided same is done with
all reasonable promptness and provided such appeal shall not subject Owner to prosecution for a criminal offense, or constitute a default under any lease or mortgage under which Owner may be obligated, or cause the demised premises or any part
thereof to be condemned or vacated. Tenant shall not do or permit any act or thing to be done in or to the demised premises which is contrary to law, or which will invalidate or be in conflict with public liability, fire or other policies of
insurance at any time carried by or for the benefit of Owner with respect to the demised premises or the building of which the demised premises form a part, or which shall or might subject Owner to any liability or responsibility to any person, or
for property damage. Tenant shall not keep anything in the demised premises, except as now or hereafter permitted by the Fire Department, Board of Fire Underwriters, Fire Insurance Rating Organization or other authority having jurisdiction, and then
only in such manner and such quantity so as not to increase the rate for fire insurance applicable to the building, nor use the demised premises in a manner which will increase the insurance rate for the building or any property located therein over
that are in effect prior to the commencement of Tenant’s occupancy. Tenant shall pay all costs, expenses, fines, penalties, or damages, which may be imposed upon Owner by reason of Tenant’s failure to comply with the provisions of this
article, and if by reason of such failure the fire insurance rate shall, at the beginning of this lease, or at any time thereafter, be higher than it otherwise would be, then, Tenant shall reimburse Owner, as additional rent hereunder, for that
portion of all fire insurance premiums thereafter paid by Owner which shall have been charged because of such failure by Tenant. In any action or proceeding wherein Owner and Tenant are parties, a schedule or
“make-up” of rate for the building or the demised premises issued by the New York Fire Insurance Exchange, or other body making fire insurance rates applicable to said premises shall be

 
conclusive evidence of the facts therein stated and of the several items and charges in the fire insurance rates then applicable to said premises. Tenant shall not place a load upon any floor of
the demised premises exceeding the floor load per square foot area which it was designed to carry and which is allowed by law. Owner reserves the right to prescribe the weight and position of all safes, business machines and mechanical equipment.
Such installations shall be placed and maintained by Tenant, at Tenant’s expense, in settings sufficient, in Owner’s judgment, to absorb and prevent vibration, noise and annoyance. 

Subordination: 7. This lease is subject and subordinate to all ground or underlying leases and to all mortgages which may now or hereafter affect such
leases or the real property of which the demised premises are a part, and to all renewals, modifications, consolidations, replacements and extensions of any such underlying leases and mortgages. This clause shall be self-operative and no further
instrument of subordination shall be required by any ground or underlying lessor or by any mortgagee, affecting any lease or the real property of which the demised premises are a part. In confirmation of such subordination, Tenant shall from time to
time execute promptly any certificate that Owner may request. 
 Property Loss, Damage Reimbursement Indemnity: 8. Owner or its agents shall not be
liable for any damage to property of Tenant or of others entrusted to employees of the building, nor for loss of or damage to any property of Tenant by theft or otherwise, nor for any injury or damage to persons or property resulting from any cause
of whatsoever nature, unless caused by, or due to, the negligence of Owner, its agents, servants or employees. Owner or its agents will not be liable for any such damage caused by other tenants or persons in, upon or about said building, or caused
by operations in construction of any private, public or quasi-public work. If at any time any windows of the demised premises are temporarily closed, darkened or bricked up (or permanently closed, darkened or bricked up, if required by law) for any
reason whatsoever including, but not limited to, Owner’s own acts, Owner shall not be liable for any damage Tenant may sustain thereby, and Tenant shall not be entitled to any compensation therefor, nor abatement or diminution of rent, nor
shall the same release Tenant from its obligations hereunder, nor constitute an eviction. Tenant shall indemnify and save harmless Owner against and from all liabilities, obligations, damages, penalties, claims, costs and expenses for which Owner
shall not be reimbursed by insurance, including reasonable attorneys’ fees, paid, suffered or incurred as a result of any breach by Tenant, Tenant’s agents, contactors, employees, invitees, or licensees of any covenant or condition of this
lease, or the carelessness, negligence or improper conduct of the Tenant, Tenant’s agents, contractors, employees, invitees or licensees. Tenant’s liability under this lease extends to the acts and omissions of any subtenant, and any
agent, contractor, employee, invitee or licensee of any subtenant. In case any action or proceeding is brought against Owner by reason of any such claim, Tenant, upon written notice from Owner, will, at Tenant’s expense, resist or defend such
action or proceeding by counsel approved by Owner in writing, such approval not to be unreasonably withheld, 
 Destruction, Fire and Other :
9. (a) If the demised premises or any part thereof shall be damaged by fire or other casualty, Tenant shall give immediate notice thereof to Owner, and this lease shall continue in full force and effect except as hereinafter set forth. (b) If
the demised premises are partially damaged or rendered partially unusable by fire or other casualty, the damages thereto shall be repaired by, and at the expense of, Owner, and the rent and other items of additional rent, until such repair shall be
substantially complete, shall be apportioned from the day following the casualty, 

 
according to e part of the demised premises which is usable. (c) If the demised premises are totally damaged or rendered wholly unusable by fire or other casualty, then the rent and other
items of additional rent, as hereinafter expressly provided, shall be proportionately paid up to the time of the casualty, and thenceforth shall cease until the date when the demised premises shall have been repaired and restored by Owner (or if
sooner reoccupied in part by Tenant then rent shall be apportioned as provided in subsection (b) above), subject to Owner’s right to elect not to restore the same as hereinafter provided. (d) If the demised premises are rendered
wholly unusable or (whether or not the demised premises are damaged in whole or in part) if the building shall be so damaged that Owner shall decide to demolish it or to rebuild it, then, in any of such events, Owner may elect to terminate this
lease by written notice to Tenant, given within ninety (90) days after such fire or casualty, or thirty (30) days after adjustment of the insurance claim for such fire or casualty, whichever is sooner, specifying a date for the expiration
of the lease, which date shall not be more than sixty (60) days after the giving of such notice, and upon the date specified in such notice the term of this lease shall expire as fully and completely as if such date were the date set forth
above for the termination of this lease, and Tenant shall forthwith quit, surrender and vacate the demised premises without prejudice however, to landlord’s rights and remedies against Tenant under the lease provisions in effect prior to such
termination, and any rent owing shall be paid up to such date, and any payments of rent made by Tenant which were on account of any period subsequent to such date shall be returned to Tenant. Unless Owner shall serve a termination notice as provided
for herein, Owner shall make the repairs and restorations under the conditions of (b) and (c) hereof, with all reasonable expedition, subject to delays due to adjustment of insurance claims, labor troubles and causes beyond Owner’s
control. After any such casualty, Tenant shall cooperate with Owner’s restoration by removing from the demised premises as promptly as reasonably possible, all of Tenant’s salvageable inventory and moveable equipment, furniture, and other
property. Tenant’s liability for rent shall resume five (5) days after written notice from Owner that the demised premises are substantially ready for Tenant’s occupancy. (e) Nothing contained hereinabove shall relieve Tenant
from liability that may exist as a result of damage from fire or other casualty. Notwithstanding the foregoing, including Owner’s obligation to restore under subparagraph (b) above, each party shall look first to any insurance in its favor
before making any claim against the other party for recovery for loss or damage resulting from fire or other casualty, and to the extent that such insurance is in force and collectible, and to the extent permitted by law, Owner and Tenant each
hereby releases and waives all right of recovery with respect to subparagraphs (b), (d), and (e) above, against the other or any one claiming through or under each of them by way of subrogation or otherwise. The release and waiver herein
referred to shall be deemed to include any loss or damage to the demised premises and/or to any personal property, equipment, trade fixtures, goods and merchandise located therein. The foregoing release and waiver shall be in force only if both
releasors’ insurance policies contain a clause providing that such a release or waiver shall not invalidate the insurance. If, and to the extent, that such waiver can be obtained only by the payment of additional premiums, then the party
benefiting from the waiver shall pay such premium within ten days after written demand or shall be deemed to have agreed that the party obtaining insurance coverage shall be free of any further obligation under the provisions hereof with respect to
waiver of subrogation. Tenant acknowledges that Owner will not carry insurance on Tenant’s furniture and/or furnishings or any fixtures or equipment, improvements, or appurtenances removable by Tenant, and agrees that Owner will not be
obligated to repair any damage thereto or replace the same. (f) Tenant hereby waives the provisions of Section 227 of the Real Property Law and agrees that the provisions of this article shall govern and control in lieu thereof. 

 Eminent Domain: 10. If the whole or any part of the demised premises shall be acquired or condemned
by Eminent for any public or quasi public use or purpose, then, and in that event, the term of this lease shall cease and terminate from the date of title vesting in such proceeding, and Tenant shall have no claim for the value of any unexpired term
of said lease, and assigns to Owner, Tenant’s entire interest in any such award. Tenant shall have the light to make an independent claim to the condemning authority for the value of Tenant’s moving expenses and personal property, trade
fixtures and equipment, provided Tenant is entitled pursuant to the terms of the lease to remove such property, trade fixture and equipment at the end of the term, and provided further such claim does not reduce Owner’s award. 

Assignment, Mortgage, Etc. : 11. Tenant, for itself, its heirs, distributees, executors, administrators, legal representatives, successors and
assigns, expressly covenants that it shall not assign, agreement, nor underlet, or suffer or permit the demised premises or any part thereof to be used by others, without the prior written consent of Owner in each instance. Transfer of the majority
of the stock of a corporate Tenant or the majority partnership interest of a partnership Tenant shall be deemed an assignment. If this lease be assigned, or if the demised premises or any part thereof be underlet or occupied by anybody other than
Tenant, Owner may, after default by Tenant, collect rent from the assignee, undertenant or occupant, and apply the net amount collected to the rent herein reserved, but no such assignment, underletting, occupancy or collection shall be deemed a
waiver of this covenant, or the acceptance of the assignee, undertenant or occupant as tenant, or a release of Tenant from the further performance by Tenant of covenants on the part of Tenant herein contained. The consent by Owner to an assignment
or underletting shall not in any wise be construed to relieve Tenant from obtaining the express consent in writing of Owner to any further assignment or underletting. 

Electric Current: 12. Rates and conditions in respect to sub-metering or rent inclusion, as the case may be, to
be added in RIDER attached hereto. Tenant covenants and agrees that at all times its use of electric current shall not exceed the capacity of existing feeders to the building or the risers or wiring installation, and Tenant may not use any
electrical equipment which, in Owner’s opinion, reasonably exercised, will overload such installations or interfere with the use thereof by other tenants of the building. The change at any time of the character of electric service shall in no
wise make Owner liable or responsible to Tenant, for any loss, damages or expenses which Tenant may sustain. 
 Access to Premises: 13. Owner or
Owner’s agents shall have the right (but shall not be obligated) to enter the demised premises any emergency at any time, and, at other reasonable times, to examine the same and to make such repairs, replacements and improvements as Owner may
deem necessary and reasonably desirable to the demised premises or to any other portion of the building or which Owner may elect to perform. Tenant shall permit Owner to use and maintain and replace pipes and conduits in and through the demised
premises and to erect new pipes and conduits therein, provided they are concealed within the walls, floor, or ceiling. Owner may, during the progress of any work in the demised premises, take all necessary materials and equipment into said premises
without the same constituting an eviction, nor shall the Tenant be entitled to any abatement of rent while such work is in progress, nor to any damages by reason of loss or interruption of business or otherwise. Throughout the term hereof, Owner
shall have the right to enter the demised premises at reasonable hours for the purpose of showing the same to prospective purchasers or mortgagees of the building, and during the last six months of the term, for the purpose of showing the same to
prospective tenants. If Tenant is not present to open and permit an entry into the demised premises, Owner or Owner’s 

 
agents may enter the same whenever such entry may be necessary or permissible by master key or forcibly, and provided reasonable care is exercised to safeguard Tenant’s property, such entry
shall not render Owner or its agents liable therefor, nor m any event shall the obligations of Tenant hereunder be affected. If during the last month of the term Tenant shall have removed all or substantially all of Tenant’s property therefrom,
Owner may immediately enter, alter, renovate or redecorate the demised premises without limitation or abatement of rent, or incurring liability to Tenant for any compensation, and such act shall have no effect on this lease or Tenant’s
obligations hereunder. 
 Vault, Vault Space, Area: 14. No vaults, vault space or area, whether or not enclosed or covered, not within the property
line of the building, is leased hereunder, anything contained in or indicated on any sketch, blue print or plan, or anything contained elsewhere in this lease to the contrary notwithstanding. Owner makes no representation as to the location of the
property line of the building. All vaults and vault space and all such areas not within the property line of the building, which Tenant may be permitted to use and/or occupy, is to be used and/or occupied under a revocable license, and if any such
license be revoked, or if the amount of such space or area be diminished or required by any federal, state or municipal authority or public utility, Owner shall not be subject to any liability, nor shall Tenant be entitled to any compensation or
diminution or abatement of rent, nor shall such revocation, diminution or requisition be deemed constructive or actual eviction. Any tax, fee or charge of municipal authorities for such vault or area shall be paid by Tenant. 

Occupancy: 15. Tenant will not at any time use or occupy the demised premises in violation of the certificate of occupancy issued for the building of
which the demised premises area part. Tenant has inspected the demised premises and accepts them as is, subject to the riders annexed hereto with respect to Owner’s work, if any. In any event, Owner makes no representation as to the condition
of the demised premises, and Tenant agrees to accept the same subject to violations, whether or not of record. 
 Bankruptcy: 16. (a) Anything
elsewhere in this lease to the contrary notwithstanding, this lease may be cancelled by Owner by the sending of a written notice to Tenant within a reasonable time after the happening of any one or more of the following events: (1) the
commencement of a case in bankruptcy or under the laws of any state naming Tenant as the debtor; or (2) the making by Tenant of an assignment or any other arrangement for the benefit of creditors under any state statute. Neither Tenant nor any
person claiming through or under Tenant, or by reason of any statute or order of court, shall thereafter be entitled to possession of the premises demised but shall forthwith quit and surrender the demised premises. If this lease shall be assigned
in accordance with its terms, the provisions of this Article 16 shall be applicable only to the party then owning Tenant’s interest in this lease. 

(b) it is stipulated and agreed that in the event of the termination of this lease pursuant to (a) hereof, Owner shall forthwith, notwithstanding any
other provisions of this lease to the contrary, be entitled to recover from Tenant as and for liquidated damages, an amount equal to the difference between the rent reserved hereunder for the unexpired portion of the term demised and the fair and
reasonable rental value of the demised premises for the same period. In the computation of such damages the difference between any installment of rent becoming due hereunder after the date of termination, and the fair and reasonable rental value of
the demised premises for the period for which such installment was payable, shall be discounted to the date of termination at the rate of four percent (4%) per annum. 

 
If such demised premises or any part thereof be re-let by the Owner for the unexpired term of said lease, or any part thereof, before presentation of proof
of such liquidated damages to any court, commission or tribunal, the amount of rent reserved upon such re-letting Shall be deemed to be the fair and reasonable rental value for the part or the whole of the
demised premises so re-let during the term of the re- letting. Nothing herein contained shall limit or prejudice the right of the Owner to prove for and obtain as
liquidated damages, by reason of such termination, an amount to the maximum allowed by any statute or rule of law in effect at the time when and governing the proceedings in which, such damages are to be proved, whether or not such amount be
greater, equal to, or less than, the amount of the difference referred to above. 
 Default: 17. (1) If Tenant defaults in fulfilling any of the
covenants of this lease other than the covenants for the payment of rent or additional rent; or if the demised premises become vacant or deserted or if any execution or attachment shall be issued against tenant or any of Tenant’s property,
whereupon the demised premises shall be taken or occupied by someone other than Tenant; or if this lease be rejected under 5365 of Title 11 of the U.S. Code (Bankruptcy Code); or if Tenant shall fail to move into or take possession of the demised
premises within thirty (30) days after the commencement of the term of this lease, then, in any one or more of such events, upon Owner serving a written fifteen (15) days’ notice upon Tenant specifying the nature of said default) and
upon the expiration of said fifteen (15) days, if Tenant shall have failed to comply with or remedy such default, or if the said default or omission complained of shall be of a nature that the same cannot be completely cured or remedied within
said fifteen (15) day period, and if Tenant shall not have diligently. commenced curing such default within such fifteen day (15) period, and shall not thereafter with reasonable diligence and in good faith, proceed to remedy or cure such
default, then Owner may serve a written five (5) days’ notice of cancellation of this lease upon Tenant, and upon the expiration of said five (5) days this lease and the term thereunder shall end and expire as fully and completely as
if the expiration of such five (5) day period were the day herein definitely fixed for the end and expiration of this lease and the term thereof, and Tenant shall then quit and surrender the demised premises to Owner, but Tenant shall remain
liable as hereinafter provided. 
 (2) If the notice provided for in (1) hereof shall have been given, and the term shall expire as aforesaid; or if
Tenant shall make default in the payment of the rent reserved herein, or any item of additional rent herein mentioned, or any part of either, or in making any other payment herein required; then, and in any of such events, Owner may without notice, re-enter the demised premises either by force or otherwise, and dispossess Tenant by summary proceedings or otherwise, and the legal representative of Tenant or other occupant of the demised premises, and remove
their effects and hold the demised premises as if this lease had not been made, and Tenant hereby waives the service of notice of intention to re-enter or to institute legal proceedings to that end. If Tenant
shall make default hereunder prior to the date fixed as the commencement of any renewal or extension of this lease, Owner may cancel and terminate such renewal or extension agreement by written notice. 

Remedies of Owner: and Waiver of Redemption: 18. In case of any such default, re-en expiration and/or
dispossess by summary proceedings or otherwise, (a) the rent shall become due thereupon and be paid up to the time of such re-entry, dispossess and/ or expiration, (b) Owner may re-let the demised premises or any part or parts thereof, either in the name of Owner or otherwise, for a term or terms, which may at Owner’s option be less than or exceed the period which would otherwise have
constituted the balance of the term of this lease, and may grant concessions or free rent or charge 

 
a higher rental than that in this lease, and/or (c) Tenant or the legal representatives of Tenant shall also pay to Owner as liquidated damages for the failure of Tenant to observe and
perform said Tenant’s covenants herein contained, any deficiency between the rent hereby reserved and/or covenanted to be paid and the net amount, if any, of the rents collected on account of the lease or leases of the demised premises for each
month of the period which would otherwise have constituted the balance of the term of this lease. The failure of Owner to re4et the demised premises, or any part or parts thereof, shall not release or affect Tenant’s liability for damages. In
computing such liquidated damages there shall be added to the said deficiency such expenses as Owner may incur m connection with re-letting, such as legal expenses, reasonable attorneys’ fees, brokerage,
advertising and for keeping the demised premises in good order or for preparing the same for re- letting. Any such liquidated damages shall be paid m morn* installments by Tenant on the rent day 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 Owner to collect the deficiency for any subsequent month by a similar proceeding. Owner, inputting the demised
premises m good order or preparing the same for re-rental may, at Owner’s option, make such alterations, repairs, replacements, and/or decorations in the demised premises as Owner, in Owner’s sole
judgment, considers advisable and necessary for the purpose of re-letting the demised premises, and the making of such alterations, repairs, replacements, and/or decorations shall not operate or be construed
to release Tenant from liability hereunder as aforesaid. Owner shall in no event be liable in any way whatsoever for failure to re-let the demised premises, or in the event that the demised premises are re-let, for failure to collect the rent thereof under such re-letting, and in no event shall Tenant be entitled to receive any excess, if any, of such net rents collected over
the sums payable by Tenant to Owner hereunder. In the event of a breach or threatened breach by Tenant of any of the covenants or provisions hereof, Owner shall have the right of injunction and the right to invoke any remedy allowed at law or
inequity 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 Owner from any other remedy, in law or in
equity. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or dispossessed for any cause, or in the event of Owner obtaining possession of the demised
premises, by reason of the violation by Tenant of any of the covenants and conditions of this lease, or otherwise. 
 Fees and Expenses: 19. If
Tenant shall default in the observance or performance of any term or covenant on Tenant’s part to be observed or performed under, or by virtue of, any of the terms or provisions in any article of this lease, after notice, if required, and upon
expiration of any applicable grace period, if any, (except in an emergency), then, unless otherwise provided elsewhere in this lease, Owner may immediately, or at any time thereafter and without notice, perform the obligation of Tenant thereunder.
If Owner, in connection with the foregoing, or in connection with any default by Tenant in the covenant to pay rent hereunder, makes any expenditures or incurs any obligations for the payment of money, including but not limited to reasonable
attorneys’ fees, in instituting, prosecuting or defending any action or proceeding, and prevails in any such action or proceeding, then Tenant will reimburse Owner for such sums so paid, or obligations incurred, with interest and costs. The
foregoing expenses incurred by reason of Tenant’s default shall be deemed to be additional rent hereunder, and shall be paid by Tenant to Owner within ten (10) days of rendition of any bill or statement to Tenant therefor. If Tenant’s
lease term shall have expired at the time of making of such expenditures or incurring of such obligations, such sums shall be recoverable by Owner, as damages. 

 Building Alterations and Management: 20. Owner shall have the right at any time without the same
constituting an eviction and without incurring liability to Tenant therefor, to change the arrangement and/or location of public entrances, passageways, doors, doorways, corridors, elevators, stairs, toilets or other public parts of the building,
and to change the name number or designation by which the building may be known) There shall be no allowance to Tenant for diminution of rental value and no liability on the part of Owner by reason of inconvenience, annoyance or injury to business
arising from Owner or other Tenants making any repairs in the building or any such alterations, additions and improvements. Furthermore, Tenant shall not have any claim against Owner by reason of Owner’s imposition of such controls of the
manner of access to the building by Tenant’s social or business visitors as the Owner may deem necessary for the security of the building and its occupants. 

No Representations by Owner: 21. Neither Owner nor Owner’s agents have made any representations or promises with respect to the physical condition
of the building, the land upon which it is erected or the demised premises, the rents, leases, expenses of operation or any other matter or thing affecting or related to the demised premises, except as herein expressly set forth, and no rights,
easements or licenses are acquired by Tenant by implication or otherwise, except as expressly set forth in the provisions of this lease. Tenant has inspected the building and the demised premises and is thoroughly acquainted with their condition and
agrees to take the same “as-is”, and acknowledges that the taking of possession of the demised premises by Tenant shall be conclusive evidence that the said premises and the building of which the
same form a part were in good and satisfactory condition at the tune such possession was so taken, except as to latent defects. All understandings and agreements heretofore between the parties hereto are merged in this contract, which alone fully
and completely expresses the agreement between Owner and Tenant, and any executory agreement hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of it in whole or in part, unless such executory agreement is in
writing and signed by the party against whom enforcement of the change, modification, discharge or abandonment is sought. 
 End of Term: 22. Upon
the expiration or other termination of the term of this lease, Tenant shall quit and surrender to Owner the demised premises, “broom-clean”, in good order and condition, ordinary wear and damages which Tenant is not required to repair as
provided elsewhere in this lease excepted, and Tenant shall remove all its property. Tenant’s obligation to observe or perform this covenant shall survive the expiration or other termination of this lease. If the last day of the term of this
lease or any renewal thereof, falls on Sunday, this lease shall expire at noon on the preceding Saturday, unless it be a legal holiday, in which case it shall expire at noon on the preceding business day. 

Quiet Enjoyment: 23. Owner covenants and agrees with Tenant that upon Tenant paying the rent and additional rent and observing and performing all the
terms, covenants and conditions, on Tenant’s part to be observed and performed, Tenant may peaceably and quietly enjoy the premises hereby demised, subject, nevertheless, to the terms and conditions of this lease including, but not limited to,
Article 31 hereof, and to the ground leases, underlying leases and mortgages hereinbefore mentioned:- 

 Failure to Give Possession: 24. If Owner is unable to give possession of the demised premises on the
date of the commencement of the term hereof because of the holding-over or retention of possession of any tenant, undertenant or occupants, or if the demised premises are located in a building being constructed, because such building has not been
sufficiently completed to make the demised premises ready for occupancy, or because of the fact that a certificate of occupancy has not been procured, or for any other reason, Owner shall not be subject to any liability for failure to give
possession on said date and the validity of the lease shall not be impaired under such circumstances, nor shall the same be construed in any wise to extend the term of this lease, but the rent payable hereunder shall be abated (provided Tenant is
not responsible for Owner’s inability to obtain possession or complete construction) until after Owner shall have given Tenant written notice that the Owner is able to deliver possession in condition required by this lease. If permission is
given to Tenant to enter into possession of the demises premises, or to occupy premises other than the demised premises, prior to the date specified as the commencement of the term of this lease, Tenant covenants and agrees that such possession
and/or occupancy shall be deemed to be under all the terms, covenants, conditions and provisions of this lease, except the obligation to pay the fixed annual rent set forth in the preamble to this lease. The provisions of this article are intended
to constitute “an express provision to the contrary” within the meaning of Section 223-a of the New York. 

No Waiver: 25. The failure of Owner to seek redress for violation of, or to insist upon the strict performance of, any covenant or condition of this
lease or of any of the Rules or Regulations, set forth or hereafter adopted by Owner, shall not prevent a subsequent act which would have originally constituted a violation from having all the force and effect of an original violation. The receipt
by Owner of rent and/or additional rent with knowledge of the breach of any covenant of this lease shall not be deemed a waiver of such breach, and no provision of this lease shall be deemed to have been waived by Owner unless such waiver be in
writing signed by Owner. No payment by Tenant or receipt by Owner of a lesser amount than the monthly rent herein stipulated shall be deemed to be other than on account of the earliest stipulated rent, nor shall any endorsement or statement of any
check or any letter accompanying any check or payment as rent be deemed an accord and satisfaction, and Owner may accept such check or payment without prejudice to Owner’s right to recover the balance of such rent or pursue any other remedy in
this lease provided. No act or thing done by Owner or Owner’s agents during the term hereby demised shall be deemed an acceptance of a surrender of the demised premises, and no agreement to accept such surrender shall be valid unless in writing
signed by Owner. No employee of Owner or Owner’s agent shall have any power to accept the keys of said premises prior to the termination of the lease, and the delivery of keys to any such agent or employee shall not operate as a termination of
the lease or a surrender of the demised premises. 
 Waiver of Trial by Jury: 26. It is mutually agreed by and between Owner and Tenant that the
respective parties hereto shall, and they hereby do, waive trial by jury in any action proceeding or counterclaim brought by either of the parties hereto against the other (except for personal injury or property damage) on any matters whatsoever
arising out of, or in any way connected with, this lease, the relationship of Owner and Tenant, Tenant’s use of, or occupancy of, the demised premises, and any emergency statutory or any other statutory remedy.. It is further mutually agreed
that in the event Owner commences any proceeding or action for possession, including a summary proceeding for possession of the demised premises, Tenant will not interpose any counterclaim of whatever nature or description in any such proceeding,
including a counterclaim under Article 4, except for statutory mandatory counterclaims. 

 Inability to Perform: 27. This lease and the obligation of Tenant to pay rent hereunder and perform
all of the other covenants and agreements hereunder on part of Tenant to be performed shall in no wise be affected, impaired or excused because Owner is unable to fulfill any of its obligations under this lease, or to supply, or is delayed in
supplying, any service expressly or impliedly to be supplied, or is unable to make, or is delayed in making, any repair, additions, alterations, or decorations, or is unable to supply, or is delayed in supplying, any equipment, fixtures, or other
materials, if Owner is prevented or delayed from so doing by reason of strike or labor troubles or any cause whatsoever including; but.: not limited to, government preemption or restrictions, or by reason of any rule, order or regulation of any
department or subdivision thereof of any government agency, or by reason of the conditions which have been or are affected, either directly or indirectly, by war or other emergency. 

Bills and Notices: 28. Except as otherwise in this lease provided, a bill, statement, notice or communication which Owner may desire or be required to
give to Tenant, shall be deemed sufficiently given or rendered if; in writing, delivered to Tenant personally or sent by registered or certified mail addressed to Tenant at the building of which the demised premises form a part, or at the last known
residence address or business address of Tenant, or left at any of the aforesaid premises addressed to Tenant, and the time of the rendition of such bill or statement and of the giving of such notice or communication shall be deemed to be the time
when the same is delivered to Tenant, mailed, or left at the premises as herein provided. Any notice by Tenant to Owner must be served by registered or certified mail addressed to Owner at the address first hereinabove given or at such other address
as Owner shall designate by written notice. 
 Services Provided by Owners: 29. As long as Tenant is not in default under any of the covenants of
this lease beyond the applicable grace period provided in this lease for the curing of such defaults, Owner shall provide: (a) necessary elevator facilities on business days subject to call at all other times; (b) heat to the demised
premises from 8 a.m. to 6p.m. and have one elevator when and as required by law, on business days from 8 a.m. to 6 p.m.; (c) water for ordinary lavatory purposes, but if Tenant uses or consumes water for any other purposes or in unusual
quantities(of which fact Owner shall be the sole judge), Owner may install a water meter at Tenant’s expense, which Tenant shall thereafter maintain at Tenant’s expense in good working order and repair, to register such water consumption,
and Tenant shall pay for water consumed as shown on said meter as additional rent as and when bills are rendered; (d) cleaning service for the demised premises , business days at Owner’s expense provided that the same are kept in order by
Tenant. If however, said premises are to be kept clean by Tenant, it shall be done at Tenant’s sole expense, in a manner reasonably satisfactory to Owner, and no one other than persons approved by Owner shall be permitted to enter said premises
or the building of which they are a part for such Tenant shall pay Owner the cost of removal of any of Tenant’s refuse and rubbish from the building; (e) If the demised premises are serviced by Owner’s air conditioning, cooling and
ventilation system, air conditioning/cooling will be furnished to Tenant from May 15th through September 15th on business days (Mondays through Fridays, holidays excepted) from 8:00 a.m. to 6:00 p.m., and ventilation will be furnished on business
days during the aforesaid hours except when air conditioning/cooling is being furnished as aforesaid. If Tenant requires air conditioning/cooling or ventilation for more extended hours or on Saturdays, Sundays or on holidays; as defined under
Owner’s contract with the International Union of Operating-Engineers-Local-94, 94A, 94B, Owner will furnish the same at Tenant’s expense; R1DER to be added in respect to rates and conditions for such
additional service; (f) Owner reserves the right to stop services of the heating , elevators, plumbing, air-conditioning, electric, power systems or cleaning or other services, if any, when necessary by
reason of accident, or for repairs, alterations, replacements or improvements 

 
necessary or desirable in the judgment of Owner, for as long as may be reasonably required by reason thereof. If the building of which the demised premises are a part supplies manually operated
elevator service, Owner at any time may substitute automatic control elevator service and proceed diligently with alterations necessary therefor without in any wise affecting this lease or the obligations of Tenant hereunder. 

Captions: 30. The Captions 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 provisions thereof. 
 Definitions: 31. The term “office”, or “offices”, wherever used in this lease,
shall not be construed to mean premises used as a store or stores, for the sale or display, at any time, of goods, wares or merchandise, of any kind, or as a restaurant, shop, booth, bootblack or other stand, barber shop, or for other similar
purposes, or for manufacturing. The term “Owner” means a landlord or lessor, and as used in this lease means only the owner, or the mortgagee in possession for the time being, of the land and building (or the owner of a lease of the
building or of the land and building) of which the demised premises form apart, so that m the event of any sale or sales of said land and building, or of said lease, or in the event of a lease of said building, or of the land and building, the said
Owner shall be, and hereby is, entirely freed and relieved of all covenants and obligations of Owner hereunder, and it shall be deemed and construed without further agreement between the parties or their successors in interest, or between the
parties and the purchaser, at any such sale, or the said lessee of the building, or of the land and building, that the purchaser or the lessee of the building has assumed and agreed to carry out any and all covenants and obligations of Owner,
hereunder. The words “re-enter” and “reentry” as used in this lease are not restricted to their technical legal meaning. The term “business days” as used in this lease shall
exclude Saturdays, Sundays and all days as observed by the State or Federal Government as legal holidays and those designated as holidays by the applicable building service union employees service contract, or by--the--applicable—Operating Engineers contract with respect to HVAC service. Wherever it is expressly provided in this lease that consent shall not be
unreasonably withheld, such consent shall not be unreasonably delayed. 
 Adjacent Evacuation-Shoring: 32. If an excavation shall be made upon land
Excavation adjacent to the demised premises, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, a license to enter upon the demised premises for the purpose of doing such work as said
person shall deem necessary to preserve the wall or the building, of which demised premises form a part, from injury or damage, and to support the same by proper foundations, without any claim for damages or indemnity against Owner, or diminution or
abatement of rent. 
 Rules and Regulations: 33. Tenant and Tenant’s servants, employees, agents, visitors, and licensees shall observe
faith-fully, and comply strictly with, the Rules and Regulations and such other and further reasonable Rules and Regulations as Owner or Owner’s agents may from time to time adopt. Notice of any additional Rules or Regulations shall be given in
such manner as Owner may elect. In case Tenant disputes the reasonableness of any additional Rules or Regulations hereafter made or adopted by Owner or Owner’s agents, the parties hereto agree to submit the question of the reasonableness of
such Rules or Regulations for decision to the New York office of the American Arbitration Association, whose determination shall be final and conclusive upon the parties hereto. The right to dispute the reasonableness of any additional Rules or
Regulations upon Tenant’s part shall 

 
be deemed waived unless the same shall be asserted by service of a notice, in writing, upon Owner, within fifteen (15) days after the giving of notice thereof. Nothing in this lease
contained shall be construed to impose upon Owner any duty or obligation to enforce the Rules and Regulations or terms, covenants or conditions in any other lease, as against any other tenant, and Owner shall not be liable to Tenant for violation of
the same by any other tenant, its servants, employees, agents, visitors or licensees. 
 Security: 34. Tenant has deposited with owner the sum of
$89,943.75 as security for the faithful performance and observance by Tenant of the terms, provisions and conditions of this lease; it is agreed that in the event Tenant defaults in respect of any of the terms, provisions and conditions of this
lease, including, but not to, the payment of rent and additional rent Owner may use, ap4 or retain the whole or any part of the security so deposited to the extent required for the payment of any rent and additional rent, or any other sum as to
which Tenant is in default, or for any sum which Owner may expend or may be required to expend by reason of Tenant’s default in respect of any of the terms, covenants and conditions of this lease, including but not limited to, any damages or
deficiency in the re-letting of the demised premises whether such damages or deficiency accrued before or after summary proceedings or other re-entry by Owner. In the
event that. Tenant shall fully and faithfully comply with all of the terms, provisions; covenants and conditions of this lease, the security shall be returned to Tenant after the date fixed as the end of the lease and after delivery of entire
possession of the demised premises to Owner. In the event of a sale of the land and building, or leasing of the building, of which the demised premises form a part, Owner shall have the right to transfer the security to the vendee or lessee, and
Owner shall thereupon be released by Tenant from all liability for the return of such security; and Tenant agrees to look to the new Owner solely for the return of said security, and it is agreed that the provisions hereof shall apply to every
transfer or assignment made of the security to a new Owner. Tenant further covenants that it will not assign or encumber, or attempt to assign or encumber, the monies deposited herein las security, and that neither Owner nor its successors or
assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. 
 Estoppel Certificate:
35.    Tenant at any time and from time to time upon at least ten (10) days prior notice by Owner, shall execute, acknowledge and deliver to Owner, and/or to any other person, firm or corporation specified by Owner, a
statement certifying that this lease is unmodified and in full force and effect (of, if there have been modifications, that the same is in full force and effect as modified and stating the modifications), stating the dates to which the rent and
additional rent have been paid and stating whether or not there exists any default by Owner under this lease, and, if so, specifying each such default. 

Successors and Assigns: 36.    The covenants, conditions and agreements contained in this lease shall bind and inure to the benefit
of Owner and Tenant and their respective heirs, distributees, executors, administrators, successors, and except as otherwise provided in this lease, their assigns. Tenant shall look only to Owner’s estate and interest hi the land and building,
for the satisfaction of Tenant’s remedies for the collection of a judgment (or other judicial process) against Owner in the event of any default by Owner hereunder, and no other property or assets of such Owner (or any partner, member, officer
or director thereof, disclosed or undisclosed), shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies under, or with respect to, this lease, the relationship of Owner and Tenant hereunder,
or Tenant’s use and occupancy of the demised premises. 

 See Notes and Rider annexed hereto and made a part hereof. 

 In Witness Whereof, Owner and Tenant have respectively signed and sealed this lease
as of the day and year first above written. 
  

			
	OWNER:
	
	CARNEGIE HALL TOWER II L.L.C.
	By:	 	 /s/ Kristin E. Sather

	Kristin E. Sather:, Senior Vice President
	
	TENANT:
	
	THORNE RESEARCH, INC., an Idaho corporation
	By:	 	 /s/ Paul F. Jacobson

	Name	 	(print): Paul F. Jacobson
	Title	 	(print): Chief Executive Officer

  

	
	Witness for Tenant:
	 /s/ Chenelle Dubvisson

	Chenelle Dubvisson

	
	ACKNOWLEDGEMENT
	STATE OF NEW YORK, CT
	SS.:
	COUNTY OF FAIRFIELD

 On the 8th day of March in
the year 2013 before me, the undersigned, a Notary Public in and for said State personally appeared Paul F. Jacobson personally known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is
(are) subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity(ies), and that by ,his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the
individual(s) acted, executed the instrument. 
  

	*	 and that such individual made such appearance before the undersigned in Greenwich, CT. 

 

			
	NOTARY PUBLIC	 	
	 /s/ Shaquema Petrie 3/8/13

  

	
	SHAQUEMA C PETRIE
	Notary Public
	Connecticut
	My Commission Expires Jul 31, 2017

 IMPORTANT - PLEASE READ 

RULES AND REGULATIONS ATTACHED TO AND 

MADE A PART OF THIS LEASE 

IN ACCORDANCE WITH ARTICLE 33. 

1. The sidewalks, entrances, driveways, passages, courts, elevators, vestibules, stairways, corridors or halls shall not be obstructed or
encumbered by Tenant or used for any purpose other than for ingress or egress from the demised premises, and for delivery of merchandise and equipment m a prompt and efficient manner using elevators and passageways designated for such delivery by
Owner. There shall not be used in any space, or m the public hall of the building, either by Tenant or by jobbers or others in the delivery or receipt of merchandise, any band trucks, except those equipped with rubber tires and sideguards. If said
premises are situated on the ground floor of the building, Tenant thereof shall further, at Tenant’s expense, keep the sidewalk and curb m front of said premises clean and free from ice, snow, dirt and rubbish. 

2. The water and wash closets and plumbing futures shall not be used for any purposes other than those for which they were designed or
constructed, and no sweepings, rubbish, rags, acids or other substances shall be deposited therein, and the expense of any breakage, stoppage, or damage resulting from the violation of this rule shall be borne by the Tenant, whether or not caused by
the Tenant, or its clerks, agents, employees or visitors. 
 3. No carpet, rug or other article shall be hung or shaken out of any window of
the building and Tenant shall not sweep or throw, or permit to be swept or thrown, from the demised premises any dirt or other substances into any of the corridors or halls, elevators, or out of the doors or windows or stairways of the building, and
Tenant shall not use, keep or permit to be used or kept, any foul or noxious gas or substance in the demised premises, or permit or suffer the demised premises to be occupied or used in a manner offensive or objectionable to Owner or other occupants
of the building by reason of noise, odors, and/or vibrations, or interfere in any way with other tenants or those having business therein, nor shall any bicycles, vehicles, animals, fish, or birds be kept in or about the building. Smoking or
carrying lighted cigars or cigarettes in the elevators of the building is prohibited. 
 4. No awnings or other projections shall be attached
to the outside walls of the building without the prior written consent of Owner. 
 5. No sign, advertisement, notice or other lettering
shall be exhibited, inscribed, painted or affixed by Tenant on any part of the outside of the demised premises or the building, or on the inside of the demised premise if the same is visible from the outside of the demised premises, without the
prior written consent of Owner, except that the name of Tenant may appear on the entrance door of the demised premises. In the event of the violation of the foregoing by Tenant, Owner may remove same without any liability, and may charge the expense
incurred by such removal to Tenant. Interior signs on doors and directory tablet shall be inscribed, painted or affixed for Tenant by Owner at the expense of Tenant, and shall be of a size, color and style acceptable to Owner. 

 6. Tenant shall not mark, paint, drill into, or in any way deface, any part of the demised
premises or the building of which they forma part. No boring, cutting or stringing of wires shall be permitted, except with the prior written consent of Owner, and as Owner may direct. Tenant shall not lay Linoleum, or other similar floor covering,
so that the same shall come in direct contact with the floor of the demised premises, and, 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
waste or other material, soluble in water, the use of cement or other similar adhesive material being expressly prohibited. 
 7. No
additional locks or bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made m existing locks or mechanism thereof. Tenant must, upon the termination of his tenancy, restore to Owner all keys of
stores, offices and toilet rooms, either furnished to, or otherwise procured by, Tenant, and in the event of the loss of any keys, so furnished, Tenant shall pay to Owner the cost thereof. 

8. Freight, furniture, business equipment, merchandise and bulky matter of any description shall be delivered to and removed from the demised
premises only on the freight elevators and through the service entrances and corridors, and only during hours and in a manner approved by Owner. Owner reserves the right to inspect all freight to be brought into the building and to exclude from the
building all freight which violates any of these Rules and Regulations of the lease, or which these Rules and Regulations are a part. 
 9.
Canvassing, soliciting and peddling in the building is prohibited and Tenant shall cooperate to prevent the same. 
 10. Owner reserves the
right to exclude from the building all persons who do not present a pass to the building signed by Owner. Owner will furnish passes to persons for whom Tenant requests same in writing. Tenant shall be responsible for all persons for whom he requests
such pass, and shall be liable to Owner for all acts of such persons. Tenant shall not have a claim against Owner by reason of Owner excluding from the building any person who does not present such pass. 

11. Owner shall have the right to prohibit any advertising by Tenant which in Owner’s opinion, tends to impair the reputation of the
building or its desirability as a building for offices, and upon written notice from Owner, Tenant shall refrain from or discontinue such advertising. 

12. Tenant shall not bring or permit to be brought or kept in or on the demised premises, any inflammable, combustible, explosive, or hazardous
fluid, material, chemical or substance, or cause or permit any odors of cooking or other processes, or any unusual or other objectionable odors, to permeate in, or emanate from, the demised premises. 

13. If the building contains central air conditioning and ventilation, Tenant agrees to keep all windows closed at all times and to abide by
all rules and regulations issued by Owner with respect to such services. If Tenant requires air conditioning or ventilation after the usual hours, Tenant shall give notice in writing to the building superintendent prior to 3:00 p.m. in the case of
services required on weekdays, and prior to 3:00 p.m. on the day prior in case of after hours service required on weekends or on holidays. Tenant shall cooperate with Owner in obtaining maximum effectiveness of the cooling system by lowering and
closing venetian blinds and/or drapes and curtains when the sun’s rays fall directly on the windows of the demised premises. 

 14. Tenant shall not move any safe, heavy machinery, heavy equipment, bulky matter, or
fixtures into or out of the building without Owner’s prior written consent. If such safe, machinery, equipment, bulky matter or fixtures requires special handling, all work in connection therewith shall comply with the Administrative Code of
the City of New York and all other laws and regulations applicable thereto, and shall be done during such hours as Owner may designate. 

Refuse and Trash, (I) Compliance by Tenant. Tenant covenants and agrees, at its sole cost and expense, to comply with all present and
future laws, orders, and regulations, of all state, federal, municipal, and local governments, departments, commissions and boards regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash. Tenant shall
sort and separate such waste products, garbage, refuse and trash into such categories as provided by law. Each separately sorted category of waste products, garbage, refuse and trash shall be placed in separate receptacles reasonably approved by
Owner. Such separate receptacles may, at Owner’s option, be removed from the demised premises in accordance with a collection schedule prescribed by law. Tenant shall remove, or cause to be removed by a contractor acceptable to Owner, at
Owner’s sole discretion, such items as Owner may expressly designate. (2) Owner’s Rights in Event of Noncompliance. Owner has the option to ref-use to collect or accept from Tenant waste
products, garbage, refuse or trash (a) that is not separated and sorted as required by law or (b) which consists of such items as Owner may expressly designate for Tenant’s removal, and to require Tenant to arrange for such collection
at Tenant’s sole cost and expense, utilizing a contractor satisfactory to Owner, Tenant shall pay all costs, expenses, fines, penalties, or damages that may be imposed on Owner or Tenant by reason of Tenant’s failure to comply with the
provisions of this Building Rule 15, and, at Tenant’s sole cost and expense, shall indemnity, defend and hold Owner harmless (including reasonable legal fees and expenses) from and against any actions, claims and suits arising from such
noncompliance, utilizing counsel reasonably satisfactory to Owner. 

 NOTES ANNEXED TO AND FORMING A PART OF PRINTED FORM OF LEASE DATED AS OF MARCH ,
2013 BETWEEN CARNEGIE HALL TOWER II L.L.C., AS OWNER, AND THORNE RESEARCH, INC., AS TENANT, COVERING A PORTION OF THE TWENTY-FIRST (21ST) FLOOR AT 152 WEST 57TH STREET, NEW YORK, NEW YORK 

 

	 	1)	 , which consent shall not be unreasonably withheld or delayed in the case of interior, non-structural work to be performed wholly within the demised premises, which work does not affect the proper functioning of any Building system or equipment or that of any other tenant of the Building;

  

	 	2)	 The provisions of this Article shall survive the expiration or termination of this lease;

  

	 	3)	 , subject to ordinary wear and tear; 

 

	 	3A)	 Notwithstanding the provisions of this Article 4, Tenant shall not be obligated to make any repairs or
replacements necessitated by, or to repair damage caused by the negligence or willful misconduct of Owner, Owner’s agents or employees. In the event Owner performs any repairs or alterations to the demised premises or the Building, Owner shall
(i) exercise commercially reasonable efforts to perform same in a manner which does not substantially interfere with the conduct of Tenant’s business; (ii) repair any damage Owner causes through Owner’s negligence in performing
such repairs or alterations to the demised premises or the Building; and (iii) perform such work diligently and in a workmanlike manner; provided, however, Owner shall have no obligation to incur overtime or other special charges of any kind or
nature in connection with the foregoing. 

  

	 	3B)	 ; provided, however, 

 

	 	4)	 otherwise in effect; 

 

	 	5)	 Owner’s; 

  

	 	6)	 or betterments made by or for the benefit of; 

 

	 	7)	 after reasonable prior notice (which may be oral, electronic or telephonic except in an emergency when no
notice shall be required and such entry may be at any time); 

  

	 	8)	 twelve (12); 

  

	 	9)	 including; 

  

	 	10)	 have been abandoned; 

	 	11)	 twenty (20); 

  

	 	12)	 in the case of default not involving the payment of a money or ten (10) days in the case of any default
involving the payment of money; 

  

	 	13)	 period; 

  

	 	14)	 (it being acknowledged by Tenant that any default in the payment of Base Rent and/or additional rent can be
completely cured within said ten (10) day period); 

  

	 	14A)	 ,provided the foregoing does not prevent Tenant’s ingress/egress to and from the demised premises and/or
the Building. Owner shall give Tenant notice of any change of the name, number or designation of the Building. 

  

	 	15)	 provided, however, subject to: (i) force majeure and/or circumstances beyond Owner’s reasonable
control; and (ii) Owner’s then established Building-wide security requirements, Tenant shall have access to the demised premises seven (7) days a week, twenty-four (24) hours a day; 

 

	 	16)	 through the perimeter system; 

 

	 	17)	 approximately in accordance with the specifications and conditions set forth on Exhibit B annexed to the Rider
to this Lease and made a part hereof; 

  

	 	18)	 Federal, State and union; 

 

	 	18A)	 Notwithstanding the foregoing, Owner shall not enforce any Rules and Regulations against Tenant which Owner
shall not then be generally enforcing against other office tenants of the Building. 

  

	 	19)	 in cash with Owner or delivered to Owner a letter of credit; 

 

	 	20)	 or delivered (as applicable); 

 

	 	21)	 including, but not limited to, any damages arising from the rejection of this lease in a bankruptcy or
insolvency proceeding and use and occupancy charges in the event of Tenant’s holding over in the demised premises after expiration or sooner termination of this lease; 

 

	 	22)	 or the letter of credit delivered hereunder (as applicable). 

 RIDER ANNEXED TO AND MADE A PART OF LEASE DATED AS OF March ___, 2013 BETWEEN CARNEGIE
HALL TOWER II L.L.C., AS OWNER, AND THORNE RESEARCH, INC., AS TENANT, COVERING A PORTION OF THE TWENTY-FIRST (21st) FLOOR AT 152 WEST 57TH STREET, NEW YORK,, NEW YORK 

37. Tax Escalation: 
 (a)
For the purposes hereof, the following quoted words, terms or phrases shall have the meanings in this Paragraph (a) ascribed to them: (i) “Lease Year” shall mean the period of twelve (12) months or less commencing on the
Commencement Date and ending on the following December 31st, and each successive period of twelve (12) months thereafter during the Term, and the final period of twelve (12) months or less commencing with January 1st immediately preceding
the expiration of the Term; (ii) “assessed value” shall mean the aggregate value of the Building and the land underlying same (the “Land”), as determined for the applicable period by the department or officer of The City of New
York (“NYC”) charged with assessing the value of real property for purposes of calculating NYC real property taxes, in accordance with assessment procedures generally applied by such department or officer to land and improvements similar
to the Building and the Land which are subject to such taxes; and (iii) “Taxes” shall mean: (a) an amount during each fiscal year of NYC commencing with the fiscal year immediately after the Tax Base Year all or any part of which
occurs within the Term equal to Tenant’s Proportionate Share (as set forth in the Basic Lease Provisions) of the excess of the product obtained by multiplying the assessed value of the Building and the Land for such fiscal year times the
official NYC tax rate applicable to the Building and the Land for such fiscal year over the product obtained by multiplying the average of the assessed value of the Building and the Land for the tax years ending June 30, 2013 and June 30,
2014 by the official NYC tax rate applicable to the Building and the Land for each such period (the “Tax Base”); and (b) Tenant’s Proportionate Share of the legal fees and other expenses (including but not limited to
consultants’ and expert witnesses’ fees) paid or incurred in connection with Owner’s obtaining any reduction of such tax rate or the assessed value of the Building and/or the Land for any period during the Term, or both. Taxes shall
not include any interest or penalties incurred by Owner as a result of Owner’s late payment of such Taxes, taxes of Owner’s income or franchise taxes, estate or inheritance taxes, mortgage recording or similar taxes imposed on Owner. 

(b) Tenant hereby acknowledges that there are no actual real estate taxes payable in respect of the Building and/or the Land. In lieu of a real
estate tax escalation, Tenant hereby covenants and agrees to pay to Owner as additional rent on the first day of each and every month during the Term an amount equal to the quotient obtained by dividing the amount of the Taxes applicable to the then
current Lease Year by the number of months in such Lease Year. Owner’s failure to render or delay in rendering a bill with respect to any Taxes shall not prejudice Owner’s right to thereafter render such a bill therefor, nor shall the
rendering of any bill prejudice Owner’s right to thereafter render a corrected bill. 

 (c) In any case provided in this lease in which Tenant is entitled to a refund, Owner may,
in lieu of allowing such refund, credit against future installments of additional rent any amounts to which Tenant shall be entitled. If this lease shall expire before any such credit shall have been fully applied, then (provided Tenant has not
defaulted hereunder) Owner shall refund to Tenant the unapplied balance of such credit. Nothing in this Article shall be construed to decrease the amount of Base Rent reserved hereby and in no event and under no circumstances shall Tenant be
entitled to set off against or deduct from the Base Rent herein reserved any additional rent or other sums payable to or for the benefit of Owner or otherwise. If the Tax Base is at any time reduced for any reason whatsoever, Owner shall have the
right to adjust the amount of each of Tenant’s payments previously made on account of Taxes, and Tenant shall pay 
 (d) the amount of
said adjustment within thirty (30) days after Owner’s written request therefor. 
 (e) The expiration or termination of this lease
shall not affect the rights or obligations of the parties hereto respecting any payments due hereunder and any statement or bill relating to such payment may be sent to Tenant subsequent to, and all such rights and obligations shall survive, any
such expiration or termination. 
 38. Expense Escalation: 

(a) For the purposes hereof, the term “Operating Expenses” shall mean all expenses paid or incurred by or on behalf of Owner,
Owner’s agents and/or their affiliates for the repair, replacement, maintenance, operation, decoration, management, and/or security of the Building. The term “Operating Expenses”, as used and defined in the previous sentence shall
not, however, include the following items: (1) interest on and amortization of mortgages encumbering the Building and/or the Land; (2) the cost of tenant improvements made for new tenant(s) of the Building; (3) brokerage commissions;
(4) the cost of any work or services performed for any particular tenant of the Building, to the extent that such work or services are in excess of the work or services which Owner is required to furnish such tenant under its lease;
(5) the cost of any electricity consumed in space in the Building leased to tenant(s); and (6) Taxes. Owner shall have the right to utilize its own employees for the purpose of performing any services or furnishing any goods in connection
with the repair, replacement, maintenance, operation, decoration, management and/or security of the Building. In addition, Owner shall have the right to employ its affiliates for the purpose of performing any services or furnishing any goods in
connection with the repair, replacement, maintenance, operation, decoration, management and/or security of the Building; provided, however, that Operating Expenses shall not include the amount of any overhead or profit increment paid to an affiliate
of Owner to the extent same exceeds the overhead or profit increment which would be paid in the absence of such affiliation. If Owner shall eliminate and/or reduce the payment of any of the items includible in Operating Expenses as a result of the
installation of labor-saving devices, or by other means, then, and in such event, in computing the additional rent payable under this Article, the cost of such labor-saving devices or other means shall be included in Operating Expenses whether or
not they would otherwise be includible hereunder. 
 (b) Tenant shall, during the Term, pay to Owner as additional rent at the times
hereinafter specified an amount (the “Operating Payment”) equal to Tenant’s Proportionate Share of the Operating Expenses for the then current Lease Year or calendar year (as the case may be) that are in excess of the Operating
Expenses for the Operating Base Year (as set forth in the Basic Lease Provisions). 

 (c) If, at any time during the Term in respect of which an Operating Payment is due
hereunder, more than five percent (5%) of the rentable space in the Building shall be vacant or unoccupied, Operating Expenses for such period shall be adjusted to reflect Operating Expenses that would have been incurred if ninety-five percent (95%)
of the rentable space in the Building had been occupied. 
 (d) Owner may furnish to Tenant, prior to the commencement of each Lease Year a
written statement setting forth Owner’s reasonable estimate of the Operating Payment for such Lease Year (an “Operating Estimate”). From and after the Commencement Date, Tenant shall pay to Owner on the first day of each month during
the Lease Year in respect of which the Operating Payment will be due, an amount equal to one-twelfth (1/12th) of the Operating Estimate for such Lease Year. If, for any reason, Owner shall not furnish to
Tenant an Operating Estimate for any Lease Year or if Owner shall furnish an Operating Estimate for a Lease Year subsequent to the commencement thereof, then: (i) until the first day of the month following the month in which such Operating
Estimate is furnished to Tenant, Tenant shall pay to Owner on the first day of each month an amount equal to 105% of the monthly sum payable by Tenant to Owner under this Paragraph (d) in respect of the last month of the preceding Lease Year;
(ii) within ten (10) days after such Operating Estimate is furnished to Tenant, Tenant shall, if there shall be a deficiency in the installments of the Operating Payment theretofore paid for such Lease Year, pay the full amount thereof or,
if there shall have been an overpayment, be entitled to request that Owner refund the amount thereof to Tenant; and (iii) on the first day of the month following the month in which such Operating Estimate is furnished to Tenant and monthly
thereafter throughout the remainder of such Lease Year Tenant shall pay to Owner an amount equal to one-twelfth (1/12th) of the Operating Payment shown on such Operating Estimate. Owner may, at any time during
any Lease Year, furnish to Tenant a revised Operating Estimate for such Lease Year, and in such case, the Operating Payment for such Lease Year shall be adjusted and paid or refunded or credited as the case may be, substantially in the same manner
as provided in the preceding sentence. 
 (e) Owner shall furnish to Tenant a statement or statements setting forth the Operating Payment (an
“Owner’s Statement”) for each Lease Year. The statement of Operating Expenses set forth in an Owner’s Statement shall be deemed binding upon Tenant and determined by Tenant to be correct in all respects if, within ninety days
after its receipt of same, Tenant fails to notify Owner, in writing, that it disputes such bills, invoices or statements. If an Owner’s Statement shall show that the sums paid by Tenant, if any, under Paragraph (d) of this Article exceeded
the Operating Payment to be paid by Tenant for the Lease Year for which such Owner’s Statement is furnished, Owner shall refund to Tenant the amount of such excess and if Owner’s Statement for such Lease Year shall show that the sums so
paid by Tenant were less than the Operating Payment to be paid by Tenant for such Lease Year, Tenant shall pay the amount of such deficiency within ten (10) days after its receipt of such Owner’s Statement. Owner shall endeavor to furnish
to Tenant an Owner’s Statement within one hundred eighty (180) days after each Lease Year but Owner’s failure to render or delay in rendering an Owner’s Statement with respect to any Lease Year or any component of the Operating
Payment shall not prejudice Owner’s right to thereafter render an Owner’s Statement with respect to any such Lease Year or such component, and the rendering of an Owner’s Statement for any Lease Year shall not prejudice Owner’s
right to thereafter render a corrected Owner’s Statement for such Lease Year. 

 (f) In any case provided in this lease in which Tenant is entitled to a refund, Owner may,
in lieu of allowing such refund, credit against future installments of additional rent any amounts to which Tenant shall be entitled. If this lease shall expire before any such credit shall have been fully applied, then (provided Tenant has not
defaulted hereunder) Owner shall refund to Tenant the unapplied balance of such credit. Nothing contained in this Article or in Article 37 hereof shall be construed to decrease the amount of Base Rent reserved hereby and in no event and under no
circumstances shall Tenant be entitled to set off against or deduct from the Base Rent herein reserved any additional rent or other sums payable to or for the benefit of Owner or otherwise. 

(g) The expiration or termination of this lease shall not affect the rights or obligations of the parties hereto respecting any payments due
hereunder and any statement or bill relating to such payment may be sent to Tenant subsequent to, and all such rights and obligations shall survive, any such expiration or termination.] 

39. Electricity; Air Conditioning: 

(a) Tenant shall obtain electricity for all of Tenant’s electrical needs for the demised premises including, but not limited to, the
heating, ventilation and air conditioning system serving the demised premises, on a “rent inclusion” basis (i.e., there shall be no separate charge to Tenant for such electricity by way of measuring the same on any meter or otherwise). The
cost of furnishing electricity to Tenant for the demised premises shall be included in the Base Rent reserved hereunder as estimated in this Paragraph, subject, however, to all of the other provisions of this Article. Initially, an estimate in the
amount of the ERI Sum (as set forth in the Basic Lease Provisions) has been included in the Base Rent as the annual charge for Owner’s service of furnishing electricity to the demised premises on a “rent inclusion” basis (such amount,
as the same may be increased pursuant to any of the provisions of this Article, being hereinafter referred to as the “rent inclusion factor”) for use during normal business hours of 8:00 a.m. to 6:00 p.m., Mondays through Fridays,
excluding holidays. At any time after Tenant takes possession of the demised premises Owner may cause a survey to be prepared by a reputable, independent electrical consultant to be selected by Owner, the cost of which survey shall be borne equally
by Owner and Tenant. The purpose of said survey shall be to determine the appropriate charge to Tenant for electricity to be included in Base Rent taking into account the full electric service including the estimated demand based upon the connected
load necessary or useful for Tenant’s operation of all equipment, lighting and other installations, including, without limitation, air conditioning, heating and ventilation and any additional hours in excess of normal business hours during
which the demised premises are in use. The rent inclusion factor shall, from time to time, be determined on the basis of Service Classification under which Owner purchases electricity for the Building inclusive of all applicable “demand,”
“fuel adjustment” and any other charges and any taxes included in or applicable to such rates. When the charge for the electricity has been so determined as a result of such survey, the Base Rent shall be increased by the difference
between the charge per annum determined by the survey and the estimated rent inclusion factor, effective as of the date of the survey. 

 (b) Tenant’s installations and its use of electricity in the demised premises shall not
at any time exceed: (i) five (5) watts (connected load at the panel) per rentable square foot; or (ii) the capacity of existing feeders, risers and wiring serving the Building and the demised premises. In order to ensure that such capacity
is not exceeded and to avert a possible adverse effect upon the Building electric service, Tenant shall not, without Owner’s prior written consent in each instance, connect any additional fixtures, appliances or equipment (other than lamps,
fractional horsepower appliances and similar items of customary office equipment of small power consumption) to the Building electric distribution system or make any alteration or addition to the electric system of the demised premises existing as
of the Commencement Date. Should Owner grant such consent, all additional risers or other equipment required therefor shall be installed by Owner at Tenant’s sole cost and expense, payable as additional rent upon demand. As a condition to
granting such consent, Owner may require that Tenant agree to an increase in the Base Rent by an amount which will reflect the additional service to be furnished by Owner, that is, the potential electric energy (connected load) to be made available
to Tenant based upon the estimated additional capacity of such additional risers or other equipment. Such increases shall be determined on the basis of the value of furnishing and installing any additional equipment or electrical facilities. 

(c) If Tenant shall require electricity beyond the normal business hours specified above or for purposes other than as specified in Paragraphs
(a) and (b) of this Article, or if the rate schedule of the company supplying electricity to the Building, including any supplementary charges such as “fuel adjustments,” “time of day charges” or any other charges for the
supply of electricity to the Building shall be increased or imposed subsequent to the date of this lease, or if Tenant’s failure to maintain its machinery and equipment in good order and repair causes greater consumption of electricity, the
Base Rent shall be adjusted to reflect the resulting increases in Owner’s cost in providing electricity to the demised premises, and the rent inclusion factor shall also be adjusted accordingly. Tenant has reviewed the electrical capacity
available to the demised premises and represents to and for the benefit of Owner that it is satisfied therewith. 
 (d) Owner shall have the
right to discontinue the furnishing of electricity upon not less than sixty (60) days prior written notice to Tenant. If Owner exercises such right, this lease shall continue in full force and effect and shall be unaffected thereby, except that
from and after the effective date of such discontinuance, Owner shall not be obligated to furnish electricity to Tenant. If Owner so discontinues furnishing electricity to Tenant, Tenant shall arrange to obtain electricity directly from the public
utility or other company furnishing electricity to the Building as expeditiously as is possible and shall thereafter pay Owner for maintaining the current transformers, service switches, feeders, risers, panels, wiring, etc. serving the demised
premises. In the event any additional meters, transformers, service switches, panel boards, feeders, risers, conduit, wiring and/or other conductors and equipment may be required in order to enable Tenant to obtain electricity directly from such
public utility or such other company, they shall be installed by Owner and the cost thereof shall be paid by Tenant, as additional rent, upon Owner’s demand.] 

(e) Owner shall not in any way be liable or responsible to Tenant for any loss, damage or expense which Tenant may sustain or incur if:
(i) the supply of electricity to the demised premises is interrupted, unless such loss, damage or expense is caused by Owner’s gross negligence or willful misconduct, in which case Owner’s sole liability shall be to promptly repair
such failure or defect; (i) the quantity or character of electricity is changed or is no longer available or suitable for 

 
Tenant’s requirements; or (iii) Tenant objects to, is inconvenienced by or otherwise affected by any requirement of the public utility or other company serving the Building. Tenant will
comply with the general rules, regulations, terms, conditions and requirements of the public utility or other company supplying electricity to the Building that may now or hereafter be applicable thereto. Tenant shall enter into such modifications
of this lease as Owner may from time to time request in connection with any requirement of any public utility (or other company supplying electricity to the Building) or any requirement of law pertaining to electrical consumption or service, or
charges therefor. 
 (f) At Owner’s option, Owner shall maintain all lighting fixtures and furnish and install all lighting tubes,
lamps, ballast transformers, starters and bulbs in the demised premises and Tenant shall pay, promptly upon demand, Owner’s reasonable charges therefor. 

(g) Owner shall furnish condenser water to the air handling system heretofore installed by Owner for the demised premises on business days from
8:00 a.m. to 6:00 p.m. between May 15 and September 15 of each year during the Term in quantities reasonably determined by Owner to be adequate (“Building Standard Quantities”) for the operation of such air handling system.
Tenant hereby agrees to reimburse Owner, as additional rent, within ten (10) days after demand for 17.87% of the cost incurred by Owner (but in no event more than $2,500.00 per year), to maintain and keep in good order, condition and repair the
air handling system and all other air conditioning equipment now or at any time serving the 21st floor in the Building. The current standard Building charge for condenser water is $2,000 per ton, but is subject to increase by Owner from time to
time. The cost of any condenser water required by Tenant in excess of Building Standard Quantities shall be paid by Tenant to Owner from time to time as additional rent, within ten (10) days after demand therefor, at the then Building-wide
charges established by Owner, which charge is currently $50 per hour, but is subject to increase by Owner from time to time, for additional condenser water provided to office tenants of the Building as long as Owner’s provision of such
additional condenser water to Tenant shall not cause a disproportionate allocation of the quantity of condenser water then available in the Building. Owner, throughout the Term, shall have free and unrestricted access to all air conditioning
equipment and facilities in and/or serving the demised premises and Owner reserves the right to interrupt, curtail, stop or suspend the supply of condenser water when necessary by reason of accident or for repairs, alterations or improvements which
are, in the judgment of Owner, desirable or necessary to be made, or by reason of the difficulty or unavailability in securing supplies or labor, strikes, or for any other causes beyond Owner’s control, whether such other causes be similar or
dissimilar to those hereinabove specifically mentioned. Furthermore, Owner reserves the right, at any time throughout the Term, to modify, change, reconstruct or alter the air conditioning system or any portion thereof, and the risers, pipes, ducts
and conduits used in connection therewith, without affecting the obligations of Tenant hereunder or incurring any liability to Tenant therefor. 

(h) Intentionally omitted. 
 (i)
Any use of the demised premises, or any part thereof in a manner exceeding the design conditions thereof (including, without limitation human occupancy factors and connected electrical load), or rearrangement of partitioning in a manner that
interferes with normal operation of the heat and air-conditioning systems (hereinafter called the “systems”) serving the same, or the use of machinery and equipment, including without limitation,
computer and data processing machines, may require changes in such systems. Such changes, so occasioned, shall be made by Tenant, at its expense, subject to Owner’s prior written approval of such changes, which approval shall not be
unreasonably withheld. Tenant shall not make any change, alteration or addition to or substitution of components of the systems without Owner’s prior written approval, which shall not be unreasonably withheld. 

 40. Subordination and Attornment: 

(a) Tenant hereby acknowledges and agrees that Owner has advised it that as of the date hereof: (i) Owner does not own the Building or the
Land but leases same from The Carnegie Hall Corporation (“CHC”) pursuant to a lease (the “Building Lease”) dated as of December 21, 1987 which was recorded in the Office of the City Register, New York County (the
“Register’s Office”) in Reel 1344 at page 2162; (ii) CHC does not own the Building or the Land but leases same from The City of New York (the “City”) pursuant to a lease (the “City Lease”) dated June 30, 1960
which was recorded in the Register’s Office in Reel 864 at page 247 and which was restated in its entirety by instrument dated December 21, 1987 recorded in the Register’s Office in Reel 1344 at page 2051; (iii) the Building Lease,
among other things, is subject to, among other things, a Restrictive Declaration (the “Restrictive Declaration”) dated as of July 20, 1987 which was recorded in the Register’s Office in Reel 1317 at page 1170; and (iv) the
Building Lease has been mortgaged to UBS Real Estate Securities Inc. (“UBS”) pursuant to a Consolidated, Amended and Restated Mortgage and Security Agreement, dated as of September 25, 2007, which was recorded in the Register’s
Office (the “Mortgage”). Tenant hereby further acknowledges and agrees that each of the Building Lease, the City Lease, the Restrictive Declaration and the Mortgage may at any time and from time to time be amended, modified, supplemented,
restated and/or replaced and that the Building Lease, the City Lease, the Restrictive Declaration and the Mortgage and all such amendments, modifications, supplementations, restatements and replacements shall, in all respects, be superior and prior
to this lease, it being expressly recognized by Tenant that the Building Lease, the City Lease and the Mortgage constitute “ground or underlying leases” and a “mortgage”, respectively, as those terms are used in this Article and
Article 7 hereof and that this lease is in all respects subject and subordinate thereto and to the Restrictive Declaration. In confirmation of such subordination, Tenant shall execute, acknowledge and deliver to Owner within ten (10) days after
demand any certificate that Owner may request. 
 (b) If by reason of a default on the part of Owner, as lessee under the Building Lease or
any other ground or underlying lease, in the performance of any of the terms or provisions of such lease or for any other reason whatsoever, such lease and the leasehold estate of Owner as lessee thereunder is terminated by summary proceeding or
otherwise, or if such lease and such leasehold estate is acquired through foreclosure proceedings brought by the holder of the Mortgage or any other mortgage to which such lease is or may become subject or subordinate, or in case of any termination
or acquisition of any other lease covering the Building or any foreclosure of any mortgage affecting the real property of which the demised premises is a part, or if for any other reason any party holding any interest in the Building (or any
designee of such party) shall succeed to Owner’s rights, Tenant shall attorn to the lessor under such lease, the purchaser in such foreclosure proceedings or such other party, as the case may be, and shall recognize such lessor, purchaser or
other party as Tenant’s landlord under this lease, unless the lessor under such lease or the holder of any such mortgage in any such proceedings shall elect in connection therewith to terminate this lease and the rights of Tenant to the
possession of the demised premises. Tenant shall execute and deliver at any time and from time to time, upon the request of Owner, the lessor under any such ground or underlying lease, or such 

 
mortgagee or purchaser, any instrument which may be necessary or appropriate to evidence such attornment (including, without limitation, a direct lease) and Tenant hereby irrevocably constitutes
and appoints Owner as Tenant’s attorney-in-fact, to execute and deliver any such instrument for and on behalf of Tenant. Such attornment by Tenant shall contain,
among other things, provisions to the effect that in no event shall such lessor, mortgagee or purchaser, as landlord: (i) be obligated to repair, replace or restore the Building or the demised premises in the event of damage or destruction,
beyond such repair, replacement or restoration as can be reasonably accomplished from the net proceeds of insurance actually received by or made available to such landlord; (ii) be responsible for any previous act or omission of the landlord or
the tenant under such ground or underlying lease or for the return of any security deposit unless actually received by such landlord; (iii) be subject to any liability or offset accruing to Tenant against Owner; (iv) be bound by any
previous modification or extension of this lease or any cancellation or surrender of same unless previously approved in writing; (v) be bound by any previous prepayment of more than one month’s rent or other charge; (vi) be bound by
any obligation to make any payment to Tenant which was required to be made prior to the time such lessor, mortgagee or purchaser succeeded to Owner’s interest hereunder; or (vii) be bound by any obligation under this lease to perform any
work or make any improvements to the demised premises to prepare same for Tenant’s occupancy. Tenant further waives the provisions of any statute or rule of law now or hereafter in effect which may give or purport to give Tenant any right of
election to terminate this lease or to surrender possession of the demised premises in the event such ground or underlying lease terminates or any such summary proceeding or foreclosure proceeding is brought by the lessor under any such ground or
underlying lease or the holder of any such mortgage, and agrees that, unless and until any such lessor under any such ground or underlying lease or holder of any such mortgage in connection with any such proceeding shall elect to terminate this
lease and to extinguish the leasehold estate of Tenant hereunder, this lease shall not be affected in any way whatsoever by any such proceeding or termination. 

(c) If any act or omission of Owner would give Tenant the right, immediately or after lapse of a period of time, to cancel or terminate this
lease, or to abate or offset against the payment of rent or to claim a partial or total eviction (whether actual or constructive), Tenant shall not exercise such right: (i) until it has given written notice of such act or omission to Owner at
the address first set forth above, CHC at 881 Seventh Avenue, New York, New York 10019, the City at Municipal Building, 17th floor, New York, New York 10048, UBS at 1285 Avenue of the Americas, New York, New York 10019, Attn: Jeffrey Lavine with a
copy to: Cadwalader, Wickersham & Taft LLP, One World Financial Center, New York, New York 10281, Attn: William P. McInerney, and every other superior mortgagee and superior lessor whose name and address shall have been furnished to Tenant;
and (ii) until a reasonable period for remedying such act or omission shall have elapsed following the giving of such notice and following the time when each such superior mortgagee or superior lessor shall have become entitled to remedy the
same (which reasonable period shall in no event be less than the period to which Owner would be entitled under this lease or otherwise, after similar notice, to effect such remedy plus thirty (30) business days). 

(d) Except for any deposits that may be required hereunder and amounts to be paid on account of expenses incurred or to be incurred by Owner,
Tenant shall not pay rent for more than one (1) month in advance and shall, promptly following request of CHC (made not more often than once annually), deliver to CHC a statement of the rent paid by Tenant to Owner during the prior year. 

 41. Intentionally Omitted. 

42. Preparation of the Demised Premises: 

(a) Tenant shall accept the demised premises in their then existing condition, “as is” and Owner shall have no obligation to perform
any work or installations, supply any materials or equipment and/or incur any cost or expense in preparation of the demised premises for Tenant’s occupancy. The taking of possession of the demised premises by Tenant shall be conclusive evidence
as against Tenant that at the time such possession was taken, the demised premises and the Building were in good and satisfactory condition. 

(b) Tenant shall be permitted eight (8) hours total of freight elevator use in connection with Tenant’s move-in to the demised premises at no charge to Tenant, subject to scheduling in accordance with Owner’s standard procedures. 

43. Limitation on Liability: 

(a) Tenant shall look only to Owner’s estate and interest in the Building for the satisfaction of Tenant’s remedies or for the
collection of a judgment (or other judicial process) requiring the payment of money by Owner in the event of any default or liability by Owner hereunder or otherwise, and no other property or assets of Owner and no property of any officer, employee,
director, shareholder, member, partner or principal of Owner (disclosed or undisclosed) shall be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s remedies under or with respect to this lease, the
relationship of Owner and Tenant hereunder, Tenant’s use or occupancy of the demised premises or otherwise. 
 (b) Neither any:
(i) performance by Owner, Tenant or others, of any repairs, improvements, alterations, additions, installations, substitutions, betterments or decorations in or to the Building (or any portion thereof) or the demised premises; (i) failure
of Owner or others to make any repairs or improvements; (iii) damage to the Building (or any portion or element thereof), the demised premises or Tenant’s property; (iv) injury to any persons, caused by other tenants or persons in the
Building, or by operations in the construction of any private, public or quasi-public work, or by any other cause; (v) latent defect in the Building (or any portion or element thereof) or the demised premises; (vi) temporary covering,
darkening, closure or bricking up of any windows of or any particular entrances to the demised premises (provided Tenant is not deprived of all access to the demised premises) for any reason whatsoever including, without limitation, Owner’s own
acts, nor any permanent covering, permanent darkening, permanent closure or permanent bricking up of any such windows or entrances if required by law, any insurance requirement or in connection with any alteration to the Building and/or the
development of other property by Owner or others and/or construction upon any property near or adjacent to the Building and/or the Land (or any part thereof) by Owner or others; nor (vii) inconvenience or annoyance to Tenant or injury to or
interruption of Tenant’s business by reason of any of the events or occurrences referred to in the foregoing subdivisions (i) through (vi) shall impose any liability on Owner to Tenant or any other party (other than as may be imposed by
law upon Owner for its negligence or the negligence of its agents in the operation or maintenance of the Building (or any portion or element thereof) or for the breach by Owner of any express covenant of this lease on Owner’s part to be
performed) or entitle Tenant to any 

 
compensation therefor or abatement of rent nor shall the same release Tenant from any obligation under this lease nor constitute an eviction. No representation, guaranty or warranty is made that
the Building communications or security systems, devices or procedures of the Building will be effective to prevent injury to Tenant or any other person or damage to, or loss (by theft or otherwise) of, any of Tenant’s property or of the
property of any other person, and Owner reserves the right to discontinue or modify at any time any Building communications or security systems or procedures without liability to Tenant. 

(c) Neither Owner, any lessor of a superior lease or holder of a superior mortgage, Owner’s agents, nor any of their respective officers,
directors, shareholders, partners or principals (disclosed or undisclosed) (collectively, the “Indemnitees”) shall be liable to Tenant or Tenant’s agents, employees, contractors, invitees, subtenants or licensees or any other occupant
of the demised premises, in connection with or arising from any injury to Tenant or to any other person or for any damage to, or loss (by theft or otherwise), of any of Tenant’s personal property or of the property of any other person,
irrespective of the cause of such injury, damage or loss (including the acts or negligence of any tenant or of any owners or occupants of adjacent or neighboring property or caused by operators in the construction of any private, public or
quasi-public work), unless solely due to the gross negligence of Owner or Owner’s agents, it being understood that no property, other than such as might normally be brought upon or kept in the demised premises as incidental to the reasonable
use of the demised premises for the purposes herein permitted will be brought upon or be kept in the demised premises; provided, however, that even if due to any such gross negligence of Owner or Owner’s agents, in no event shall any of the
Indemnitees ever be liable with respect to any claim for consequential damages in connection therewith. 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 Owner nor Owner’s agents shall be liable for any loss of or damage to any such property by theft or otherwise. 

44. Insurance and Indemnity: 

(a) In furtherance of the obligations of Tenant set forth in this Article and elsewhere in this lease (but not in limitation thereof) and as an
independent and material covenant forming a part hereof, Tenant shall, at its sole cost and expense, carry and maintain in force throughout the Term: (i) worker’s compensation and other required statutory forms of insurance, in statutory
limits; (ii) comprehensive general public liability insurance, which shall be written on an occurrence basis (and shall include, without limitation, a contractual liability endorsement and personal injury coverage), naming Tenant as the insured
and naming Owner (as that term was broadly defined for purposes of this Article only) and Owner’s current managing agent, TF Cornerstone Inc., and any future managing agent, as additional insureds, in limits (subject to increase at Owner’s
reasonable request) of not less than $3,000,000 combined single limit for bodily and personal injury or death and for property damage per occurrence, including water damage and sprinkler leakage legal liability, protecting Owner from all such claims
for bodily or personal injury or death or property damage occurring in or about the demised premises and its appurtenances; and (iii) “all risk” property insurance covering all furniture, furnishings and equipment now or hereafter located
in, on or about the demised premises and all improvements and betterments (whether permanent or temporary) made in, to or on the demised premises by, for or at the request of Tenant and regardless of the ownership thereof to a limit of not less than
the full replacement cost thereof. The limits of insurance specified herein shall not limit 

 
Tenant’s liability. All insurance required to be maintained by Tenant shall be carried with a company or companies rated “A+10” or better by Best Insurance Guide and licensed to do
business in the State of New York and shall be written for terms of not less than one (1) year. Tenant hereby agrees to furnish Owner with certificates evidencing the maintenance of such insurance and the payment of the premiums therefor prior
to the Commencement Date, and with renewals thereof and evidence of the payment of the premiums therefor at least thirty (30) days prior to the expiration of any such policy or policies. Such policy or policies shall also provide that it or
they shall not be cancelled or altered without giving Owner at least thirty (30) days’ prior written notice thereof, sent to Owner by certified mail at Owner’s address to which notices are required to be sent to Owner hereunder. Upon
Tenant’s default in obtaining or delivering any such policy or policies or failure to pay the premiums therefor, Owner (in addition to and not in limitation of its other rights, remedies and privileges by reason thereof) may (but shall not be
obligated to) secure or pay the premium for any such policy or policies and charge Tenant as additional rent therefor an amount equal to 110% of Owner’s costs therefor. Tenant hereby agrees to cooperate with Owner in connection with the
collection of any insurance proceeds that may be due in the event of a loss and agrees to execute and deliver to Owner such proofs of loss and other instruments as may be required to recover such insurance proceeds. 

(b) (i) Owner shall, if obtainable at no additional cost, include in its fire insurance policies appropriate clauses pursuant to which the
insurance companies: (x) waive all right of subrogation against Tenant with respect to losses payable under such policies; and/or (y) agree that such policies shall not be invalidated should the insured waive in writing prior to a loss any
or all right of recovery against any party for losses covered by such policies. But should any additional premiums be exacted for any such clause or clauses, Owner shall be released from the obligation hereby imposed unless Tenant shall agree to pay
such additional premium. 
 (ii) Tenant shall include, if obtainable at no additional cost, in its fire insurance policy or policies on its
furniture, furnishings, fixtures and other property removable by Tenant under the provisions of this lease appropriate clauses pursuant to which the insurance company or companies: (x) waive the right of subrogation against Owner and/or any
tenant of space in the Building with respect to losses payable under such policy or policies; and/or (y) agree that such policy or policies shall not be invalidated should the insured waive in writing prior to a loss any or all right of
recovery against any party for losses covered by such policy or policies. But should any additional premium be exacted for any such clause or clauses, Tenant shall be released from the obligation hereby imposed unless Owner or the other tenants
shall agree to pay such additional premium. Tenant hereby acknowledges and agrees that in no event and under no circumstances shall Owner have any responsibility to insure Tenant’s improvements, fixtures, furniture, furnishings or other
personalty and that Tenant shall be solely responsible therefor. 
 (iii) Provided that Owner’s right of full recovery under its policy
or policies aforesaid is not adversely affected or prejudiced thereby, Owner hereby waives any and all right of recovery which it might otherwise have against Tenant, its servants, agents and employees, for loss or damage occurring to the Building
and the fixtures, appurtenances and equipment therein, to the extent the same is covered by Owner’s insurance, notwithstanding that such loss or damage may result from the negligence or fault of Tenant, its servants, agents or employees.
Provided that Tenant’s right of full recovery under its aforesaid policy or policies is not adversely affected or prejudiced thereby, Tenant hereby waives any and all right of recovery which it might otherwise have against Owner, its

 
servants, and employees, and against every other tenant in the Building who shall have executed a waiver similar to the one herein set forth for loss or damage to, Tenant’s furniture,
furnishings, fixtures and other property, notwithstanding that such loss or damage may result from the negligence or fault of Owner, its servants, agents or employees, or such other tenant and/or the servants, agents or employees thereof. 

(iv) Owner and Tenant shall advise the other promptly if the clauses to be included in their respective insurance policies pursuant to
subdivisions (i) and (ii) hereof cannot be obtained. Owner and Tenant shall notify the other promptly of any cancellation or change of the terms of any such policy which would affect such clauses. 

(c) Tenant hereby releases Owner (which term as used throughout this Article only shall include Owner’s employees, agents, partners,
officers, shareholders and directors as well as all holders of any interest in the Building) from all liability, whether for negligence or otherwise, in connection with loss covered by any insurance policies which Tenant carries with respect to the
demised premises, or any interest or property therein or thereon (whether or not such insurance is required to be carried under this lease), but only to the extent that such loss is collectible under such insurance policies. 

(d) Tenant hereby assumes the sole responsibility for the condition, operation, management and control of the demised premises, and hereby
covenants and agrees to indemnify and hold Owner harmless from and against all claims, actions, judgments, damages, liabilities or expenses including, without limitation, reasonable attorneys’ fees, in connection with damage to property or
injury or death to persons, arising from or out of the use, alteration, occupation, management, possession or control of the demised premises, or occasioned wholly or in part by any act or omission of Tenant, its agents, employees, contractors,
subtenants, invitees, licensees and the like, or any breach by Tenant of its obligations under this lease. In case Owner (as that term was broadly defined for purposes of this Article only) shall ever be made a party to any litigation commenced
against Tenant, Tenant shall protect and hold Owner harmless and shall pay all costs and expenses including, without limitation, reasonable attorneys’ fees, incurred or paid by Owner in connection with such litigation. Upon request by Owner,
Tenant shall resist and defend any such action or proceeding by counsel chosen by Tenant who shall be reasonably satisfactory to Owner. Tenant or its counsel shall keep Owner fully apprised at all times of the status of such defense. 

45. Change of Condition: 

Owner shall not be liable for any change of condition in the demised premises caused by the compliance with any present or future laws, rules,
orders, ordinances, requirements, or regulations of any Federal, State, County or Municipal authority or government, including any change required by law for off-street parking or similar legislation, or by
revocation by any such authority or authorities of any permit or license heretofore granted, or by construction or operation of any public or quasi-public work, or by the erection of any building or buildings upon any adjacent property, or by change
of environment. Owner shall not be liable for interference with or loss of light, views, air or other incorporeal hereditaments. 

 46. Brokerage: 

Tenant represents, warrants and confirms to and for the benefit of Owner that Tenant has not dealt with any broker or agent other than the
Broker as identified in the Basic Lease Provisions with respect to this lease and the demised premises. As a special inducement for the execution and delivery of this lease by Owner (without which Owner would not have executed and delivered same),
Tenant hereby agrees to indemnify and save Owner harmless of, from and against any and all claims (and all expenses and fees including, without limitation, attorneys’ fees related thereto) for commissions, fees or other compensation made by any
other broker or entity claiming to have brought the availability of the demised premises to Tenant or otherwise arising out of or relating to the acts of Tenant, its employees, officers, shareholders, partners and/or agents. In case any action or
proceeding shall be instituted against Owner for the payment of any such commissions, fees or other compensation, Tenant, upon notice from Owner and at Tenant’s sole cost and expense, shall resist and defend such action or proceeding by counsel
chosen by and paid for by Tenant, who shall be reasonably satisfactory to Owner, and Owner shall also have the right, but not the obligation, to participate in the defense of any such action or proceeding by counsel of its own choice. The provisions
of this Article shall survive the Expiration Date. 
 47. Estoppel: 

Tenant shall, at any time and from time to time, as requested by Owner, upon not less than ten (10) days’ prior notice, to execute,
acknowledge and deliver to Owner and/or to any other person, firm, or entity specified by Owner, a statement certifying that this lease is unmodified and in full force and effect (or if there have been modifications that the same is in full force as
modified and stating the modifications), certifying the dates to which Base Rent and additional rent have been paid, and stating whether or not, Owner is in default in the performance of any of its obligations under this lease, and, if so,
specifying each such default, it being intended that any such statement delivered pursuant hereto may be relied upon by Owner and any other parties with whom Owner may be dealing. 

48. Late Payment Charge; Accord and Satisfaction; Application of Payments; End of Term: 

(a) If Tenant shall make any payment of Base Rent, additional rent or other charges more than ten (10) days after the same shall be first
due or payable, Tenant shall pay Owner: (i) as and for agreed upon late charges (and not a penalty) on account of Owner’s additional administrative, accounting and overhead costs attributable to Tenant’s delinquency, ten cents for
each dollar that is not timely paid and (ii) an amount equal to the lesser of: (a) 18% per annum; or (b) the highest rate permitted by law, calculated on the amount not paid when due, from the due date until the date of payment. All
amounts payable to Owner pursuant to this Article shall be considered additional rent. Nothing contained in this Article or otherwise is intended to grant Tenant any extension of time in respect of the due dates for any payments under this lease,
nor shall same be construed to be in limitation of or in substitution for any other rights, remedies or privileges available to Owner under this lease, at law, in equity or otherwise. 

(b) No payment by Tenant or receipt or acceptance by Owner of a lesser amount than the correct amount of Base Rent or additional rent shall be
deemed to be other than a payment on account, nor shall any endorsement or statement on any check or any letter accompanying any check or payment be deemed an accord and satisfaction, and if Owner, in its discretion, accepts such check or payment,
such acceptance shall be without prejudice to Owner’s right to recover the balance or pursue any other remedy available to Owner under this lease, at law or in equity. The collection by Owner of Base Rent or additional rent with knowledge of a
default by Tenant shall not be deemed a waiver of such default or of any of the rights or remedies available to Owner hereunder or otherwise. 

 (c) If Tenant is in arrears in the payment of Base Rent or additional rent, Tenant waives
Tenant’s right, if any, to designate the items to which any payments made by Tenant are to be credited, and Owner may, in its discretion, apply any payments made by Tenant to such items as Owner sees fit, irrespective of and notwithstanding any
designation or request by Tenant as to the items which any such payments shall be credited. 
 (d) All checks tendered to Owner from anyone
other than Tenant as and for the Base Rent and/or additional rent reserved hereunder may, at Owner’s discretion, be deemed payments for the account of Tenant. Acceptance by Owner, in its discretion, of Base Rent and/or additional rent from
anyone other than Tenant shall not be deemed to operate as (1) an attornment to Owner by the payor of such rent and/or additional rent, (2) the consent of Owner to an assignment of this lease or subletting by Tenant of the demised premises
to such payor, (3) an acknowledgement or agreement by Owner that such payor has any right to possess or otherwise use or occupy the demised premises, (4) a modification of any of the provisions of this lease or (5) a waiver of
Owner’s right to refuse to accept future payments from anyone other than Tenant. 
 (e) Article 22 hereof is hereby amended to add the
following: “If the demised premises are not surrendered and vacated as and at the time required by this lease (time being of the essence), Tenant shall be liable to Owner for: (i) all losses and damages which Owner may incur or sustain by
reason thereof, including, without limitation, reasonable attorneys’ fees, and Tenant shall indemnify and hold harmless Owner against all claims made by any succeeding tenants against Owner or otherwise arising out of or resulting from the
failure of Tenant timely to surrender and vacate the demised premises in accordance with the provisions of this lease; and (ii) per diem use and occupancy in respect of the demised premises equal to two and
one-half (2 1/2) times the Base Rent and additional rent payable hereunder for the last year of the Term (which amount Owner and Tenant presently agree is contemplated by them as being fair and reasonable
under the circumstances and not a penalty). In no event shall any provision hereof be construed as permitting Tenant to hold over in possession of the demised premises after expiration or termination of the Term.” 

(f) Article 3 hereof is hereby amended to add the following thereof: “In addition to Tenant’s removal and restoration obligations set
forth in this Article 3, unless Owner shall agree to the contrary in writing following Tenant’s specific request as to whether Tenant shall be required to remove the proposed alteration, installation or other work made to Owner simultaneously
with Tenant’s request for Owner’s approval of the proposed alteration, installation or other work, Tenant shall be required to remove, no later than thirty (30) days prior to the Expiration Date or earlier termination of the Term, any
vaults and raised floors, kitchens, kitchen appliances and pantries, staircases, antennas or any other “specialty” installations or alterations which, in Owner’s determination, are either not consistent with standard general and
administrative office use or are likely to materially increase the cost of demolishing or reletting the demised premises. If removal is so required, such removal shall be performed, at Owner’s option, by Owner at Tenant’s sole cost and
expense or by Tenant at its sole cost and expense, including without limitation the cost to repair and restore in a good and workerlike manner any damage to the demised premises or the Building caused by such removal, to the condition same were in
as of the Commencement Date (reasonable wear and tear excepted). The provisions of this Article 3 shall survive the expiration or termination of this lease.” 

 49. Arbitration: 

(a) Either party may request arbitration of any matter in dispute wherein arbitration is expressly provided in this lease as the appropriate
remedy. The arbitration shall be conducted, to the extent consistent with this Article, in accordance with the then applicable rules of the American Arbitration Association (or any organization successor thereto) in the City and County of New York.
The arbitrator(s) shall: (i) be disinterested person(s) having at least ten (10) years of experience in the County of New York in a calling connected with the dispute; and (ii) have the right to retain and consult experts and
competent authorities skilled in the matters under arbitration. In rendering any decision or award hereunder, the arbitrator(s) shall not add to, subtract from or otherwise modify the provisions of this lease. 

(b) The fees and expenses of the arbitrator(s) and all other expenses (not including the attorneys’ fees, witness fees and similar
expenses of the parties) of the arbitration shall be borne by the parties equally. 
 50. Addendum to Article 3: 

(a) Supplementing Article 3 hereof, Tenant agrees that with respect to the performance by Tenant of any alterations, additions, improvements or
installations to the demised premises costing in excess of $10,000 Tenant shall pay to Owner, as additional rent hereunder, promptly upon being billed therefor, a sum equal to ten (10%) percent of the cost of such alterations, additions,
improvements or installations for Owner’s indirect costs, field supervision and coordination in connection therewith. 
 (b) If Tenant
repairs or removes any mechanical or other equipment within the demised premises containing chlorofluorocarbons (“CFC’s”), the repair or removal of such equipment, as the case may be, shall conform with all requirements of law and
industry practices. Additionally, any such repair or removal shall be done by contractors approved by Owner and subject to the procedures to which Owner’s consent shall have previously been obtained. Tenant shall indemnify and hold Owner
harmless from any liability or damages resulting from any contamination within the Building as a result of the repair or removal by Tenant of any of the aforesaid equipment containing CFC’s. 

51. Addendum to Article 6: 

For the purposes of this Lease, the term “Legal Requirements” shall mean all laws (including, without limitation, the Landmarks Law
(as hereinafter defined)), statutes and ordinances (including, without limitation, Building codes and zoning regulations and ordinances) and the orders, rules, regulations, directives and requirements of all federal, state, county, city and borough
departments, bureaus, boards, agencies, offices, commissions and other subdivisions thereof, or of any official thereof, or of any other governmental public or quasi-public authority, whether now or hereafter in force, which may be applicable to the
Land, the interior and/or the exterior of the Building or the demised premises or any part thereof, or the sidewalks, curbs or areas adjacent thereto and all requirements, obligations and conditions of all instruments of record on the date of this
lease. 

 52. Addendum to Article 11: 

Article 11 hereof is hereby amended to add the following: 

(a) (1) If Tenant desires to assign this lease or sublet the demised premises, Tenant shall promptly notify Owner thereof in writing. Upon
obtaining a proposed assignee or subtenant upon terms satisfactory to Tenant, Tenant shall submit to Owner in writing a request for Owner’s consent, together with: (i) the name of the proposed assignee or subtenant; (ii) the terms and
conditions of the proposed assignment or subletting; (iii) the nature and character of the business which the proposed assignee or subtenant proposes to conduct in the demised premises; (iv) current financial statements and banking and
other references of such proposed assignee or subtenant; and (v) such other information concerning such proposed assignment or subletting as Owner may reasonably request. 

(2) Within thirty (30) business days following Owner’s receipt of the request and other items specified in the last sentence of
subparagraph (1) of this Paragraph (a), Owner may notify Tenant that Owner elects to: (a) cancel this lease, in which event such cancellation shall become effective on the date proposed by Tenant for such assignment or subletting and this
lease shall thereupon terminate on said date with the same force and effect as if said date were the expiration date of this lease; or (b) require Tenant to assign this lease to Owner (or Owner’s designee) effective on the date proposed by
Tenant for such assignment or subletting. (From and after the effective date of an assignment of this lease required to be made by Tenant to Owner (or Owner’s designee) pursuant to this subparagraph (2), Tenant shall be relieved of all of its
obligations hereunder in respect of time periods occurring after the effective date of such assignment except for those obligations which are herein made to survive the expiration of this lease.) In the event that Landlord exercises its recapture
rights and cancels the Lease, Tenant’s obligations under the Lease, including all financial obligations (except those that survive termination of the Lease), shall terminate on the effective date of cancellation of the Lease. Notwithstanding
anything to the contrary above in this Section 52(a)(2), in the event that Owner elects either (a) or (b) above, Tenant shall have the right to rescind the Tenant request to assign the Lease or sublease the Premises which gave rise to such
exercise by Owner provided such notice of revocation is delivered to Owner within five (5) days following Owner’s delivery of notice of election to either cancel or take an assignment of this Lease as above provided; whereupon this Lease
shall continue in full force and effect as though the request for assignment or sublet had never been made by Tenant. 
 (a) In the event
that Owner shall not exercise either of its options under Paragraph (a) of this Article then provided that Tenant has not defaulted hereunder, Owner shall not unreasonably withhold or delay its consent to the proposed assignment or subletting.
In no event and under no circumstances, however, shall Owner be required to consent to, and Tenant shall not propose, a subletting of less than all of the demised premises or an assignment or subletting: (i) to any person, firm or entity (or
subdivision, affiliate or subsidiary of any firm or entity) that shall, at the time of such proposal, or within six (6) months prior thereto, be or have been a tenant, subtenant or occupant of space in the Building or be or have been
negotiating with Owner or its agent to become a tenant, subtenant or occupant of space therein; (ii) to any person or entity that shall: (a) be a government or 

 
governmental agency, department or affiliate thereof; (b) in any way be dependent upon government or donation financing for support; or (c) be prohibited from becoming a tenant or
occupant of space in the Building by any document, instrument or covenant encumbering the Building that is superior to this lease or by the holder or beneficiary of same; or (iii) if the demised premises are to be used in violation of Article 2
hereof or for an auction room, bank, trust company, savings and loan company; stock brokerage firm, school, medical facility or office, public stenographic service, political campaign office, or governmental (foreign or domestic) agency, department
or office, labor union offices or hiring hall, dance or music, modeling or art studio, radio or television broadcasting transmission activities, sound recording studio, talent or audition agency, travel agency, personnel or employment agency,
gymnasium, restaurant or real estate brokerage business. Tenant shall not advertise or list the demised premises at a rental rate that is lower than the rental rate then being asked by Owner for comparable space in the Building. In the event that
Tenant advertises or lists the demised premises at a rental rate lower than the rental rate then being asked by Owner for comparable space in the Building, Owner shall not be required to consent to any proposed subletting subsequent thereto. No pro
tanto assignments of this lease shall be permitted under any circumstances whatsoever. 
 (b) As conditions precedent to granting consent to
any proposed assignment or subletting, Owner may require that: (i) in the case of a proposed sublease, Tenant first agree, in a written agreement satisfactory to Owner (which agreement shall be secured by a collateral assignment of any such
sublease, and/or such other security as Owner may require) to pay monthly to Owner, as additional rent hereunder, fifty percent (50%) of all rent and/or other consideration payable by the proposed subtenant to Tenant to the extent that such rent
and/or other consideration exceeds, on a pro rata basis, the sum, amount or rate of the Base Rent at the time payable hereunder by Tenant; (ii) in the case of a proposed assignment, Tenant pay to Owner, as additional rent hereunder, fifty
percent (50%) of any and all consideration payable by the proposed assignee to Tenant; (iii) Tenant and its proposed assignee or subtenant provide Owner with such other information as it may reasonably request, including (but not limited to) a
certification in affidavit form of all rental and other consideration proposed to be paid in connection with the proposed assignment or subletting; and (iv) the proposed assignment or sublease and the documentation evidencing and/or executed or
delivered in connection with same shall be otherwise reasonably acceptable to Owner; provided, if (i) and (ii) above occur in connection with the sale (either through an asset or stock transaction) of the business of Tenant, the
“consideration payable” is not intended to include the consideration paid to Tenant for the business. 
 (c) If Owner shall grant
its consent to a proposed assignment of this lease or subletting of the demised premises or any part thereof, such consent and the effectiveness of any such assignment or subletting shall nevertheless be conditioned upon Tenant delivering to Owner
at least ten (10) business days prior to the effective date thereof: (i) an executed duplicate original of the sublease or assignment in the form previously approved by Owner which, among other things, contains the provisions required by:
(a) Paragraph (c) of Article 61 of this lease; and (b) Paragraph (p) of Article 62 of this lease; and (ii) in the event of an assignment, an assumption agreement wherein the assignee (except Owner or its designee) agrees to assume
directly for the benefit of Owner all of the terms, covenants and conditions of this lease to be performed by Tenant and which provides that the tenant named herein and such assignee shall be jointly and severally liable for the performance of all
of the terms, covenants and conditions of this lease. Every assignment of this lease or subletting hereunder shall be expressly subject to the condition and restriction that this lease or sublease shall not be further

 
assigned, encumbered or otherwise transferred or the subleased premises further sublet by the subtenant in whole or in part, or any part of the demised premises used or occupied by others,
without Owner’s prior written consent. Every subletting hereunder shall be subject to the express condition, and by accepting a sublease hereunder each subtenant shall be conclusively deemed to have agreed, that such sublease is subject and
subordinate to this lease in all respects and that if this lease should be terminated prior to the expiration date herein set forth or if Owner shall succeed to Tenant’s estate in the demised premises, then at Owner’s election the
subtenant shall attorn to and recognize Owner as the subtenant’s landlord under the sublease, any provision of law to the contrary notwithstanding; and the subtenant shall promptly execute and deliver to Owner any instrument Owner may
reasonably request to evidence such attornment, and each subtenant shall conclusively be deemed to have appointed Owner its attorney-in-fact to execute and deliver any
such certificate for and on behalf of such subtenant. 
 (d) Tenant covenants that notwithstanding any subletting of the demised premises,
any assignment of this lease or any assumption of this lease by an assignee, Owner’s consent to any assignment or subletting and/or Owner’s acceptance of rent or additional rent from any subtenant or assignee, Tenant and each immediate and
remote successor in interest to Tenant shall and will remain fully liable, jointly and severally (as a primary obligor) for the payment of the Base Rent and additional rent due and to become due hereunder and for the performance of all the
covenants, agreements, terms, provisions and conditions contained in this lease on the part of Tenant to be performed. 
 (e) Subject to
paragraph (h) below, if Tenant is a corporation, any sale, assignment, transfer, pledge, encumbrance or other disposition of any of the stock of Tenant, or if Tenant is a partnership or a limited liability company, any sale, assignment,
transfer, pledge, encumbrance or other disposition of any interest in such partnership or limited liability company shall, for the purposes hereof, be considered an assignment and shall be subject to the provisions of this Article. 

(f) Tenant hereby agrees not to advertise or in any manner to list the demised premises, or any part thereof, for rent or assignment or
subletting without Owner’s prior written consent in each instance, which consent shall not be unreasonably withheld in the case of a proposed advertisement which does not use the words “Carnegie Hall” and which does not specify the
name of the Building or identify Owner, any of its agents or partners or any other party in the chain of title. Any consent granted by Owner pursuant to this Paragraph (g) shall not, in any event, alter or modify the other provisions of this
lease related to assignments or sublettings by Tenant. 
 (g) Notwithstanding anything to the contrary set forth in this Lease, including,
without limitation, the provisions of Paragraph (f) of this Article and provided Tenant is not in default beyond the expiration of any applicable notice and cure periods, Tenant may, without Owner’s consent and on not less than ten
(10) days prior written notice to Owner, which notice shall include an executed copy of either an assignment of this lease (which assignment shall provide that the assignee assumes directly for the benefit of Owner all of Tenant’s
obligations under this lease, or in connection with a merger or consolidation by operation of law or by effective provisions contained in the instrument of merger or consolidation, meets the requirements of subclause (c)(ii) hereinbelow), or the
sublease (which provides that said sublease is subject and subordinate to this lease in all respects), as the case may be, assign this lease or sublet the demised premises to, or otherwise permit the use of the demised premises by, an entity into
which Tenant is merged or consolidated or to an entity which shall be an 

 
“affiliate”, “subsidiary” or “successor” (each as hereinafter defined) of Tenant and the provisions of Paragraphs (a), (b) and (c) of this Article shall be
inapplicable to such transaction. For purposes of this Paragraph: (a) an “Affiliate” of Tenant shall mean any entity which controls, is controlled by or is under common control with Tenant (“Control” being interpreted as the
ownership of more than fifty (50%) percent of the stock or the interests in such entity, as applicable, and possession of the power to direct stock or the interests in such entity, as applicable, and possession of the power to direct the management
and policies of such entity and the distribution of its profits); (b) a “Subsidiary” of Tenant shall mean an entity not less than fifty-one (51%) percent of which is owned and controlled by Tenant;
and (c) a “Successor” of Tenant shall mean an entity (i) which acquires all or substantially all of the property and assets of Tenant, in a bona fide transaction and the transaction is not being done to circumvent the
prohibitions and provisions of this Article and Article 11 of this Lease) and assumes all or substantially all of the obligations and liabilities of Tenant (including, without limitation, this lease) or (ii) into which or with which Tenant is
merged or consolidated, which entity is subject to the jurisdiction of the court of the State of New York and which succeeds Tenant in accordance with applicable statutory provisions for merger or consolidation of entities, provided that, by
operation of law or by effective provisions contained in the instruments of merger or consolidation, such entity fully assumes the liability of the entities participating in such merger or consolidation; provided further that, on the completion of
every acquisition, merger, consolidation, assumption or other transaction in this subclause (c) described, the successor shall have a net worth at least equal to the greater of: (x) Tenant’s net worth on the date hereof; or
(y) Tenant’s net worth immediately prior to the effective date of such acquisition, merger consolidation, assumption or other transaction, as applicable. 

(h) Tenant shall have the right to permit one or more divisions, Affiliates or Subsidiaries of Tenant (each a “Permitted User”) to
use space in the Demised Premises. Notwithstanding anything to the contrary in this Article 52, each Permitted User shall be allowed such use, without Owner’s consent, but upon at least ten (10) days’ prior notice to Owner upon the
following conditions: (i) Owner or Owner’s agent shall not be litigating against such proposed Permitted User within the prior twelve (12) months, (ii) the Permitted User shall not be entitled, directly or indirectly, to diplomatic or
sovereign immunity and shall be subject to service of process in, and the jurisdiction of the court of, the State of New York, (iii) there will be no separate entrances and demising walls for the Permitted User, (iv) the total number of
Permitted Users using desk space pursuant to this Paragraph (j) shall not exceed two (2) at any one time, (v) the aggregate number of rentable square feet used by all Permitted Users at any one time shall not exceed 25% of the then
rentable square footage of the Demised Premises and (vi) Tenant shall receive no rent, payment or other consideration in connection with such occupancy in respect of such space other than rent payments (in no event greater per rentable square
foot than the Base Rent and any recurring Additional Rent, payable hereunder per rentable square foot ) or other consideration for actual services rendered or provided by or for such occupant. With respect to each and every Permitted User, the
following shall apply: (i) each Permitted User shall have no privity of contract with Owner and therefore shall have no rights under this Lease, and Owner shall have no liability or obligation to the Permitted User under this Lease for any
reason whatsoever in connection with such use or occupancy, which use and occupancy shall be subject and subordinate to this Lease, (ii) each Permitted User shall use the Premises in conformity with all applicable provisions of this Lease, and
(iii) Tenant shall be liable for the acts of such Permitted User in the Leased Premises. 

 (j) Any assignment or subletting made in contravention of the provisions of this Article
shall constitute a material breach of the covenants contained in this Article; and any such assignment or subletting shall not be binding upon Owner and, at Owner’s option, may be treated as a nullity and of no force or effect whatsoever
against Owner.” 
 Except as specifically set forth in this Article, nothing in this Article is intended to modify the provisions of
Article 11 of this lease. 
 53. Addendum to Article 29: 

In the event Owner shall furnish cleaning service to the demised premises pursuant to the provisions of Article 29(d), Tenant covenants and
agrees that Tenant shall pay to Owner on demand the costs incurred by Owner for: (a) extra cleaning work in the demised premises required because of: (i) misuse or neglect on the part of Tenant or its employees or visitors; (ii) use
of portions of the demised premises for the preparation, serving or consumption of food or beverages, data processing or reproducing operations, private lavatories or toilets or other special purposes requiring greater or more difficult cleaning
work than office areas; (iii) unusual quantity of interior glass surfaces; (iv) non-building standard materials or finishes installed by or at the request or Tenant; and (b) removal from the demised
premises and the Building of so much of any refuse and rubbish of Tenant as shall exceed that ordinarily accumulated daily in the routine of business office occupancy. 

54. Security: 
 Article 34
hereof is hereby amended to add the following: 
 (a) Notwithstanding the foregoing or anything to the contrary contained in this Article, at
any time following Tenant’s deposit with Owner of the cash security to be deposited pursuant to this Article on or prior to the execution and delivery of this Lease and so long as no default exists beyond any applicable period of notice and
cure, to secure the full and faithful performance by Tenant of all the terms, provisions, conditions, covenants and obligations (including, but not limited to, the payment of Base Rent and additional rent) on Tenant’s part to be performed
hereunder, Tenant shall have the right to replace the cash deposited with Owner upon the execution of this Lease with the delivery to Owner of an unconditional, clean, irrevocable letter of credit, payable on sight, in the form of the letter of
credit attached hereto as Exhibit C and made a part hereof (or such other form that is acceptable to Owner in its reasonable judgment), in an amount equal to the Security Deposit (as set forth in the Basic Lease Provisions), issued by and drawn upon
a bank (the “Issuing Bank”) which shall be approved by Owner in writing (which approval shall not be unreasonably withheld, conditioned or delayed) and which shall be a member of the New York Clearing House Association licensed to do
business in the State of New York by the New York State Banking Department (or federally chartered) and having banking offices located in Manhattan. Owner may present such letter of credit for payment upon the occurrence of any default by Tenant
hereunder beyond the expiration of any applicable notice or grace period set forth herein and Owner may use, apply and/or retain the whole or any part of the proceeds of such letter of credit to the extent required for the payment of any rents or
for any sum which Owner may expend or may be required to expend by reason of such default or for any other rents or sums due from Tenant but not timely received, including but not limited to any damages or deficiency in connection with the re-letting of the demised premises, whether accruing 

 
before or after summary proceedings or other re-entry by Owner. Such letter of credit shall have an expiration date that is no earlier than sixty
(60) days after the date fixed for the expiration of the Term. If notwithstanding the foregoing, such letter of credit shall for any reason whatsoever expire or have an earlier expiration date than required, then a subsequent or extension
letter of credit (or, if acceptable in Owner’s reasonable judgment, an amendment to the letter of credit then if effect) in the amount of the then expiring letter of credit and otherwise acceptable to Owner in the exercise of its reasonable
judgment shall be delivered by Tenant to Owner at least forty-five (45) days prior to the expiration date of the letter of credit it is replacing or amending (time being of the essence). If Tenant fails to timely deliver any subsequent or
extension letter of credit or amendment to an existing letter of credit, as aforesaid, the letter of credit then in effect may be presented for payment and negotiated, notwithstanding that no other default may then exist under this lease. The
proceeds of the letter of credit that is so negotiated shall be held by Owner in accordance with this Article. 
 (b) In the event that
Tenant defaults under this lease in respect of any of the terms, provisions, conditions, covenants and obligations of this lease, including, but not limited to, the payment of Base Rent or additional rent, Owner may, without first applying any other
security, use, apply or retain the whole or any part of the proceeds of the letter of credit delivered as the Security Deposit hereunder to the extent required for the payment of any rent or additional rent or any other sum as to which Tenant is in
default or for any sum which Owner has incurred or may be required to incur by reason of Tenant’s default in respect of any of the terms, provisions, conditions, covenants and obligations on Tenant’s part to be performed hereunder,
including, but not limited to, any damages or deficiencies in the re-letting of the demised premises which accrued before or after the commencement of summary proceedings or other re-entry by Owner. Tenant hereby acknowledges and agrees that the letter of credit delivered hereunder to Owner as the Security Deposit is intended to be for the sole benefit of Owner and not Tenant or any third
party. Further, in the event of Tenant’s bankruptcy or insolvency, no portion of the Security Deposit is to be deemed to be the property or a part of the estate or assets of Tenant, as debtor, nor shall the same be subject to attachment,
forfeiture or seizure by a trustee or other fiduciary on behalf of creditors of Tenant. 
 (c) Notwithstanding the foregoing or anything to
the contrary set forth herein, Tenant acknowledges and agrees that, in the event Owner terminates this lease pursuant to Article 17 hereof following Tenant’s default in respect of any of the terms, provisions, conditions, covenants or
obligations of this lease, Owner, at Owner’s sole option and in addition to any of its rights and remedies under Article 18 hereof, may elect to retain the entire proceeds of the letter of credit delivered as the Security Deposit hereunder or
any cash deposited with Owner therefor under Article 34 hereof, in each case as liquidated damages, it being understood and agreed that Owner’s damages in the event of such termination of this lease would be difficult or impossible to ascertain
and, under the circumstances, the amount of the Security Deposit is a fair and reasonable approximation of such damages and not a penalty. 

(d) If the security is in the form of a letter of credit, in the event the Issuing Bank fails to promptly pay any partial sight draft on the
letter of credit in accordance with its terms, Owner may, at its option and without notice to Tenant or other action on Owner’s part, draw down the entire letter of credit and thereafter hold the proceeds thereof in cash. 

 (e) If the security is in the form of a letter of credit, Tenant covenants that it will not
assign or encumber, or attempt to assign or encumber the letter of credit, and that none of Owner, its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. 

(f) Every letter of credit deposited with Owner hereunder shall be transferable by its terms without charge to Owner or the transferee and
shall name Owner and its successors, or any assignee of Owner, as the beneficiary thereunder. Upon any transfer of such security to an assignee of Owner, Owner shall be relieved of all further responsibility and liability with respect to such
Security Deposit and Tenant agrees to look solely to such assignee of Owner for the return of the letter of credit or the proceeds thereof. The provisions of the preceding sentence are self-operative without the need for further documentation.
Tenant shall not assign or encumber or attempt to assign or encumber the letter of credit or any of the proceeds thereof. In addition, each letter of credit deposited with Owner hereunder shall provide that Owner may, without the consent or
involvement of Tenant, cause the issuer of the letter of credit to amend such letter of credit so as to name therein any successor to Owner (whether by merger, consolidation, reorganization, assignment or otherwise as permitted by applicable Legal
Requirements) as the beneficiary thereof in lieu of the named owner herein or any successor-in-interest thereto. All costs relating to any such amendment to or transfer of said letter of credit shall be the
responsibility of Tenant, and each letter of credit deposited with Owner hereunder shall provide that the payment of such costs shall be either deducted from Tenant’s account with the issuer of the letter of credit or billed directly to Tenant,
without any involvement or action on the part of Owner. 
 (g) Supplementing Article 34 hereof, as long as major commercial banks having
banking offices in the City and State of New York make interest-bearing security deposit accounts available, any cash security shall be placed by Owner or its agent in an interest-bearing account. Interest that may accrue thereon shall belong to
Tenant, except such portion thereof as shall be equal to one (1%) percent per annum of said security or the total amount of the interest earned, whichever is less, which portion shall belong to and be the sole property of Owner as an administrative
fee and Owner may withdraw said portion from time to time and retain same. That portion of the interest belonging to Tenant shall be accumulated and retained with such security and shall be considered part of said security; provided, however,
following receipt of written request from Tenant for Tenant’s portion of the prior Lease Year’s earned interest, if any, no more often than annually beginning with the first anniversary of the Commencement Date, Owner shall, with
commercially reasonable promptness, refund said Tenant’s portion of the interest to Tenant. The obligation to pay any taxes, whether income or otherwise, related to or affecting any interest earned on such cash security shall be the sole
responsibility of Tenant and Tenant hereby agrees to timely pay same and to forever indemnify and save harmless Owner in respect thereof. Tenant shall, within ten (10) days after written demand therefor by Owner, furnish Owner with a tax
identification number for use in respect of such cash security.” 
 55. Building Directory and Signs: 

At the written request of Tenant, Owner shall list on the Building’s directory the name of Tenant, any other entity permitted to occupy
any portion of the demised premises under the terms of this lease, and the executive officers, resident partners or employees of each of the foregoing entities provided the number of names so listed does not exceed five (5). The listing of any name
other than 

 
that of Tenant shall neither grant such party or entity any right or interest in this lease or in the demised premises nor constitute Owner’s consent to any assignment or sublease to, or
occupancy of the demised premises by, such party or entity. In addition, Tenant shall have the right, at its cost and expense, to furnish and install a Building Standard sign identifying Tenant and any authorized subtenant on the entrance door of
the demised premises provided that: (i) Owner shall first approve in writing the style, size, color, design and location of such sign and any changes to same; and (ii) Tenant shall, at its sole cost and expense, remove such sign from the
entrance door to the demised premises on or before the expiration or any earlier termination of this lease and promptly repair and restore any damage to such door and/or the Building caused by such removal. 

56. Certain Rights Reserved by Owner: 

Owner hereby reserves and shall have the following rights, each of which Owner may exercise without liability to Tenant for damage or injury
to property, person or business on account of the exercise thereof, and the exercise of any such rights shall not be deemed to constitute an eviction or disturbance of Tenant’s use or possession of the demised premises and shall not give rise
to any claim for set-off or abatement of rent or any other claim: 
 (i) To install, affix and
maintain any and all signs on the exterior and on the interior of the Building. 
 (ii) To retain at all times, and to use in appropriate
instances, keys to all doors within and into the demised premises, and to access the demised premises at any time. Notwithstanding the provisions for Owner’s access to portions of the demised premises, Tenant relieves and releases Owner of all
responsibility arising out of theft, robbery and pilferage. Upon the expiration of the Term or of Tenant’s right to possession of the demised premises, Tenant shall return all keys to Owner and shall disclose to Owner the combination of any
safes, cabinets or vaults left in the demised premises. 
 (iii) To designate that window treatments shall consist of blinds adopted by
Owner as the standard for the Building and to designate and approve, prior to installation, all types of additional window shades, blinds or draperies. 

(iv) Tenant shall not install or operate any equipment or machinery or any mechanical devices of a nature not directly related to
Tenant’s ordinary use of the demised premises without the prior written consent of Owner. Movements of Tenant’s property into or out of the Building and within the Building are entirely at the risk and responsibility of Tenant and Owner
reserves the right to require permits before allowing any property to be moved into or out of the Building. 
 (v) To regulate delivery and
service of supplies in order to insure the cleanliness and security of the demised premises and to avoid congestion of the loading docks, receiving areas and freight elevators. 

 (vi) To retain exclusive control and management over all common areas and the roof of the
Building, expressly reserving to Owner the right to alter, eliminate, enlarge or otherwise make such changes to the common areas and the roof of the Building as Owner, in its sole discretion, shall deem desirable and, if any such common areas and
roof are changed into usable or rentable areas, to retain, for Owner’s own account, all receipts in respect thereof. Owner may operate, manage, equip, light and maintain the common areas and the roof of the Building in such manner as Owner may
from time to time determine, and Owner shall have the right and exclusive authority to employ and discharge all personnel with respect thereto. Owner reserves the right to grant to third parties the
non-exclusive right to cross over and use in common with Owner and all tenants of the Building such common areas and roof as are designated from time to time by Owner. 

57. Notices by Owner’s Agent: 

Supplementing the provisions of Article 28 hereof, Tenant agrees that whenever Owner is required or desires to send any notice or other
communication to Tenant under or pursuant to this lease, such notice or communication, if sent by one of Owner’s agents (of whose agency Owner shall have advised Tenant), for all purposes shall be deemed to have been sent by Owner. Owner hereby
advises Tenant that Owner’s current agent is Rockrose Development Corp., 290 Park Avenue South, New York, New York 10010. 
 58.
Maintenance of Demised Premises: 
 Owner shall not be responsible for the upkeep or maintenance of the demised premises or any
installation or fixtures therein. In no event shall Owner be responsible for or insure any installation, fixtures, betterments or leasehold improvements made by or for the benefit of Tenant. Should Owner hereafter agree, in writing or otherwise, at
the request of Tenant or otherwise for repairs or replacements necessitated by Tenant’s acts, negligence or omissions or that of its employees, agents or invitees, to do any work in or in respect of the demised premises, same shall be paid for
by Tenant not later than ten (10) days after being billed therefor, at a rate and sum equal to the cost to Owner of any such work plus 10% of such cost. 

59. Fees and Expenses: 

Whenever any default, request or other action or inaction by Tenant causes Owner to engage an attorney, architect, engineer or other
professional and/or incur any other costs or expenses (other than in connection with the negotiation and execution of this Lease), Tenant agrees that it shall pay and/or reimburse Owner for such costs or expenses within ten (10) days after
being billed therefor as additional rent. Tenant hereby acknowledges and agrees that Owner may as a condition to the effectiveness of its approval or consent to any request by Tenant require that Tenant reimburse Owner for the amount of any
reasonable attorneys’, architects’ and/or engineers’ fees and other costs and expenses incurred by or on behalf of Owner in acting upon or in any manner relating to such request, but that Tenant shall be and remain obligated to
reimburse Owner as aforesaid whether or not Owner requires such reimbursement from Tenant as a condition to the effectiveness of any approval or consent and whether or not Owner shall have granted or thereafter grant such approval or consent.
Additionally, Tenant shall pay to Owner as additional rent upon demand the amount of all out-of-pocket expenses actually incurred by Owner for field supervision,
coordination and general conditions in connection with any alterations, improvements, changes, decorations or additions (collectively, “Work”) done by or on behalf of Tenant in or to the demised premises. 

 60. Liens: 

Tenant shall not create or suffer to be created or to remain, and shall (within thirty (30) days of the filing or imposition thereof)
remove or discharge, by bonding or payment, any lien, encumbrance or charge upon the demised premises, the Building or the real property of which the same forms a part caused by or in any manner related to any act or alleged act of commission or
omission on the part of Tenant, or any of its agents or contractors. Further, should any such lien be bonded and should Owner, CHC, the City or any of their agents be thereafter named as a party to any action or proceeding in respect of such bond or
claim, Tenant agrees to indemnify and save harmless Owner, CHC, the City and all of their agents in respect thereof and to pay all costs and expenses (including reasonable legal fees) of Owner, CHC and the City related thereto. Tenant agrees to
surrender the demised premises free and clear of all liens, charges or encumbrances thereon of every nature and description, and free and clear of all violations thereon placed by any governmental or quasi-governmental body resulting from any act of
omission or commission on the part of Tenant or any of its agents or contractors, or otherwise related to Tenant’s use or occupancy of the demised premises. Nothing in this lease contained shall be construed as constituting the consent or
request of Owner, CHC or the City to any contractor, laborer or materialman for the performance of any labor or services or the furnishing of any materials for the improvement or repair of the demised premises. 

61. Alterations: 
 (a)
Before proceeding with any Work Tenant shall, in addition to fulfilling all of its obligations under Article 3 hereof, submit to Owner: (i) a certificate addressed to Owner and CHC from an architect or engineer licensed as such in the State of
New York who maintains at least $3,000,000 of insurance (“Tenant’s Architect”) stating that the Work will not reduce the value of the Building, violate any Legal Requirement, affect the exterior walls or appearance of the Building,
Carnegie Hall, the connections between the Building and Carnegie Hall or the structural integrity of the Building (including without limitation, the roof of the Building) and estimating the cost of the Work; and (ii) for Owner’s approval
(and for submission to CHC if Owner elects), 
 (o) All bills, invoices or statements rendered to Tenant pursuant to the terms of this lease
shall be deemed binding upon Tenant and determined by Tenant to be correct in all respects if, within sixty (60) days after its receipt of same, Tenant fails to notify Owner, in writing, that it disputes such bill, invoice or statement. 

(p) Tenant shall not use the words “Carnegie Hall” in any advertising or for any other promotional or profit-making purpose
whatsoever and any sublease of all or any part of the demised premises and any assignment of this lease shall contain a provision identical to this Paragraph (p). 

(q) Tenant hereby covenants and agrees for itself and any assignee, subtenant or other occupant claiming by, through or under Tenant:
(i) to complete and return to New York City Public Development Corporation (“PDC”) within thirty (30) days after written request therefor a questionnaire on the form prescribed by PDC (the “Questionnaire”) with respect
to the employment of personnel at the demised premises; (ii) in good faith to consider such proposals as the City or City-related entities may make with regard to filling employment opportunities created at the demised

 
premises; (iii) to provide the City or City-related entities with the opportunity to: (a) refer candidates who are residents of the City having the requisite experience for the opportunities
in question; and (b) create a program to train residents of the City for those opportunities; and (iv) within thirty (30) days after demand to: (a) report to PDC, on an annual basis during the term hereof, the actual number of
jobs then created at the demised premises and Tenant’s response to any proposals, personnel referrals and training programs made and/or created by the City, as described in clauses (ii) and (iii) of this Paragraph; and (b) deliver to
PDC all forms reasonably required to be delivered pursuant to the Questionnaire. Tenant hereby acknowledges that the covenants and agreements in this Paragraph are for the benefit of PDC and the City. 

(r) Tenant acknowledges that it has no rights to any development rights, “air rights” or comparable rights appurtenant to the
Building, and consents, without further consideration, to any utilization of such rights by Owner, CHC, the City or any third party and agrees to promptly execute and deliver any instruments which may be requested by Owner including, without
limitation, instruments merging zoning lots, evidencing such acknowledgement and consent. The provisions of this Paragraph shall be deemed to be and shall be construed as an express waiver by Tenant of any interest Tenant may have as a “party
in interest” (as such quoted term is defined in Section 12-10 of the Zoning Resolution of the City). 

(s) Tenant hereby agrees that it shall not claim or seek to claim any sales or other tax exemption by reason of the City’s ownership of
the Building or the Land. If any sales or other tax is payable with respect to any cleaning or other services which Tenant obtains or contracts for directly from any third party or parties, Tenant shall file any required tax returns and shall pay
any such tax, and Tenant shall indemnify and hold Owner harmless from and against any loss, damage or liability suffered or incurred by Owner on account thereof. 

(t) Tenant shall not record this lease or any memorandum thereof and any attempt to do so shall be and be deemed a material default by Tenant
hereunder. 
 (u) All Exhibits attached to this lease are incorporated into this lease. If any provision contained in any Exhibit hereto is
inconsistent or in conflict with any other provision of this lease, the provision contained in such Exhibit shall supersede said other provision and shall control, unless a stricter standard for Owner’s or Tenant’s behavior is contained in
this lease. 
 (v) In addition to Base Rent, all other payments required to be made by Tenant hereunder shall be deemed to be additional
rent, whether or not the same shall be designated as such, and in the event of the non-payment thereof, Owner (in addition to and not in limitation of its other rights and remedies, whether herein reserved or
as may be provided by law or in equity) shall have all of the rights and remedies in respect complete plans and specifications for the Work prepared, signed and sealed by Tenant’s Architect and shall obtain Owner’s written approval
thereof. Owner’s approval of such plans and specifications (or of any revisions thereto) shall not constitute an opinion or agreement by Owner that the same are structurally sufficient or that they are in compliance with any legal, insurance or
other requirements, nor shall any approval impose any present or future liability on Owner, waive any of Owner’s rights or release Tenant of any of its obligations hereunder. Additionally, Owner may, as a condition to granting such approval,
require such security as Owner in its reasonable discretion may determine is necessary to ensure the lien free and timely completion of the Work. Tenant shall be solely responsible, once Owner has approved such plans, for obtaining all governmental
and quasi governmental approvals thereof and of the Work. 

 (b) Promptly following the completion of any Work (and, in any event within thirty
(30) days thereafter), Tenant shall, at Tenant’s sole cost and expense, deliver to Owner: (i) two (2) sets of “as-built” plans and specifications for the Work; (ii) all original
sign offs or other governmental approvals relating thereto; (iii) evidence that the Work has been paid for in full; (iv) copies of Tenant’s records, checks and/or invoices indicating the cost of the Work; (vi) a certification by
Tenant’s Architect that all Work was completed in accordance with the plans and specifications approved by Owner; and (vii) a new architectural floor plan showing all demising walls within the demised premises to be in compliance with all
laws and any directives issued by the New York City Fire Department with respect to the Building’s fire safety and emergency action plan, which drawing shall be submitted on CD media in CAD (in DWG format) and in PDF copy. Tenant shall
reimburse Owner for all costs and fees incurred by Owner in connection with the submittal and review of the Tenant’s plans as they relate to the Building’s fire safety and emergency action plan, including, without limitation, any fees of
Owner’s architects and the New York City Fire Department. 
 (c) Owner hereby notifies Tenant that: (i) the Building is located on
a landmark site and is subject to Title 25, Chapter 3 of the Administrative Code of the City of New York (the “Landmarks Law”); (ii) in accordance with Sections 305, 306, 309 or 310 of the Landmarks Law Tenant must obtain a permit from the
Landmarks Preservation Commission of the City of New York before commencing any exterior or interior work in or to the demised premises and/or the Building, except for ordinary repair and maintenance as that term is defined in Subdivision
(r) of Section 302 of the Landmarks Law; and (iii) any sublease of the demised premises and any assignment of this lease shall contain a provision identical to this Paragraph (c). 

(d) Nothing contained in this Article shall limit or qualify the provisions of Article 3 hereof except as expressly and specifically set forth
in this Article. The provisions of this Article are in addition to the provisions contained in Article 3. 
 62. Miscellaneous: 

(a) If any of the provisions of this lease, or the application thereof to any person or circumstances, shall, to any extent, be invalid or
unenforceable, the remainder of this lease, or the application of such provision or provisions to persons or circumstances other than those as to whom or which it is held invalid or unenforceable, shall not be affected thereby, and every provision
of this lease shall be valid and enforceable to the fullest extent permitted by law. 
 (b) This lease shall be governed in all respects by
the internal laws of the State of New York. 
 (c) If, in connection with obtaining financing for the Building and or Owner’s interest
therein and/or in the land on which the Building is situated, a bank, insurance company or other prospective lender shall request reasonable modifications to this lease as a condition to such financing, Tenant will not unreasonably withhold, delay,
condition or defer its consent thereto, provided that such modifications do not increase the obligations of Tenant hereunder or adversely affect the leasehold hereby created other than to a de mimimis extent. 

 (d) Without incurring any liability to Tenant, Owner may permit access to the demised
premises and open same, whether or not Tenant shall be present, upon demand of any receiver, trustee, assignee for the benefit of creditors, sheriff, marshal or court officer entitled to, or reasonably purporting to be entitled to, such access for
the purpose of taking possession of, or removing, Tenant’s property or for any other lawful purpose (but this provision and any action by Owner hereunder shall not be deemed a recognition by Owner that the person or official making such demand
has any right or interest in or to this lease, or in or to the demised premises), or upon demand of any representative of the fire, police, Building, sanitation or other department of the city, state or federal governments. 

(e) Tenant shall not be entitled to exercise any right of termination or other option granted to it by this lease (if any) at any time when
Tenant is in default in the performance or observance of any of the covenants, terms, provisions or conditions on its part to be performed or observed under this lease. 

(f) Tenant shall not place or permit to be placed any vending machines in the demised premises. 

(g) Neither Tenant nor any corporation or other entity controlling, controlled by or under common control with Tenant shall occupy any space in
the Building (whether by accepting an assignment or a lease, entering into a license or sublease, or otherwise) other than the demised premises, except with the prior written consent of Owner in each instance. 

(h) Tenant agrees that its sole remedies in cases where it disputes Owner’s reasonableness in exercising its judgment or withholding its
consent or approval (as applicable) pursuant to a specific provision of this lease, or any rider or separate agreement relating to this lease, if any, shall be those in the nature of an injunction, declaratory judgment, or specific performance, the
rights to money damages or other remedies being hereby specifically waived. 
 (i) The Article headings of this lease are for convenience
only and are not to be given any effect whatsoever in construing this lease. 
 (j) This lease shall not be binding upon Owner unless and
until it is signed by Owner and a fully executed copy thereof is delivered to Tenant. 
 (k) Tenant agrees that Tenant will not at any time
during the Term, either directly or indirectly, use any contractors and/or labor and/or materials if the use of such contractors and/or labor and/or materials would or will create any difficulty with other contractors and/or labor engaged by Tenant,
Owner or others in the maintenance and/or operation of the Building or any part thereof. 
 (l) The listing of any name other than that of
Tenant, whether on the doors of the demised premises, on the Building directory, if any, or otherwise, shall not operate to vest in the named party any right or interest in this lease or in the demised premises, nor shall it be deemed to constitute
the consent of Owner to any assignment or transfer of this lease, to any sublease of the demised premises, or to the use or occupancy thereof by others. 

 (m) In the event of a conflict or inconsistency between the provisions of this rider and the
provisions of the printed portion of this lease (comprised of Articles through 36), the provisions of this rider shall in all events govern and prevail. 

(n) If the demised premises be, or become, infested with vermin by reason, in whole or in part, of Tenant’s manner of use thereof, Tenant
shall, at Tenant’s expense, cause the same to be exterminated from time to time to the satisfaction of Owner, and shall employ such exterminator and such exterminating company or companies as shall then be designated by Owner to provide such
services to the Building. 
 thereof as are herein or otherwise provided in the case of the
non-payment of Base Rent. 
 63. OFAC Certification and Indemnification: 

(a) Tenant represents, warrants and certifies that Tenant is not now and has never been nor shall it be at any time prior to the mutual
execution and delivery of this lease by Owner and Tenant an individual, corporation, partnership, limited partnership, joint venture, association, joint stock company, trust, trustee, estate, limited liability company, unincorporated organization,
real estate investment trust, government or any agency or political subdivision thereof, or any other form of entity (collectively, a “Person”) with whom a United States citizen, entity organized under the laws of the United States or its
territories or entity having its principal place of business within the United States or any of its territories (collectively, a “U.S. Person”), is prohibited from transacting business of the type contemplated by this lease, whether such
prohibition arises under United States law, regulation, executive orders and lists published by the Office of Foreign Assets Control, Department of the Treasury (“OFAC”) (including those executive orders and lists published by OFAC with
respect to Persons that have been designated by executive order or by the sanction regulations of OFAC as Persons with whom U.S. Persons may not transact business or must limit their interactions to types approved by OFAC (“Specially Designated
Nationals and Blocked Persons”)) or otherwise. Neither Tenant nor any Person who owns an interest in Tenant (collectively, a “Tenant Party) is now or has ever been, nor shall be at any time prior to the mutual execution and delivery of
this lease by Owner and Tenant, a Person with whom a U.S. Person, including a “financial institution” as defined in 31 U.S.C. 5312 (a)(z), as periodically amended (“Financial Institution”), is prohibited from transacting business
of the type contemplated by this lease, whether such prohibition arises under United States law, regulation, executive orders and lists published by the OFAC (including those executive orders and lists published by OFAC with respect to Specially
Designated Nationals and Blocked Persons) or otherwise. 
 (b) Tenant represents, warrants and certifies that it has taken, and shall
continue to take until the Expiration Date, such measures as are required by applicable law to assure that the funds used to pay Owner Base Rent, additional rent and any other charges due hereunder are derived: (i) from transactions that do not
violate United States law nor, to the extent such funds originate outside the United States, do not violate the laws of the jurisdiction in which they originated; and (ii) from permissible sources under United States law and, to the extent such
funds originate outside the United States, under the laws of the jurisdiction in which they originated. 

 (c) Tenant represents, warrants and certifies that neither Tenant nor any Tenant Party or
any Person providing funds to Tenant: (i) is under investigation by any governmental authority for, or has been charged with, or convicted of, money laundering, drug trafficking, terrorist-related activities, any crimes which in the United
States would be predicate crimes to money laundering, or any violation of any Anti-Money Laundering Laws (as hereinafter defined in this Paragraph); (ii) has been assessed civil or criminal penalties under any Anti-Money Laundering Laws; or (iii)
has had any of its funds seized or forfeited in any action under any Anti Money Laundering Laws. For purposes of subclause (i) of the previous sentence, the term “Anti-Money Laundering Laws” shall mean all applicable laws, regulations
and sanctions, state and federal, criminal and civil, that: (w) limit the use of and/or seek the forfeiture of proceeds from illegal transactions; (x) limit commercial transactions with designated countries or individuals believed to be
terrorists, narcotics dealers or otherwise engaged in activities contrary to the interests of the United States; (y) require identification and documentation of the parties with whom a Financial Institution conducts business; or (z) are
designed to disrupt the flow of funds to terrorist organizations. Such laws, regulations and sanctions shall be deemed to include, without limitation, the USA PATRIOT Act of 2001, Pub. L. No. 107-56 (the
“Patriot Act”), the Bank Secrecy Act of 1970, as amended, 31 U.S.C. Section 5311 et. seq., the Trading with the Enemy Act, 50 U.S.C. App. Section 1 et seq., the International Emergency Economic Powers Act, 50 U.S.C.
Section 1701 et seq., and the sanction regulations promulgated pursuant thereto by the OFAC, as well as laws relating to prevention and detection of money laundering in 18 U.S.C. Sections 1956 and 1957. 

(d) Tenant represents, warrants and certifies that it is in compliance with any and all applicable provisions of the Patriot Act. 

(e) For a period of two (2) years after the Expiration Date, Tenant agrees to cooperate with Owner, and to cause each Tenant Party to
cooperate with Owner, in providing such additional information and documentation respecting Tenant’s and each Tenant Party’s legal or beneficial ownership, policies, procedures (to the extent required by applicable laws) and sources of
funds as Owner deems reasonably necessary or prudent to enable Owner to comply with Anti-Money Laundering Laws now in existence or hereafter enacted or amended. 

(f) Tenant hereby agrees to forever defend, indemnify and hold harmless Owner from and against any and all claims, damages, costs, fines,
penalties, losses, risks, liabilities and expenses (including, without limitation, reasonable attorneys’ fees and costs) arising from or related to a breach of any of the foregoing representations, warranties, certifications and agreements.

 END OF RIDER 

 EXHIBIT A 

Floor Plan of Demised Premises 

(All Dimensions are Approximate) 
  

 

 EXHIBIT B 

CLEANING SPECIFICATIONS 
  

	1.	 General 

All linoleum, rubber, asphalt tile and other similar types of flooring (that may be waxed) to be swept nightly, using approved dust-check type
of mop. 
 All carpeting and rugs to be carpet swept nightly and vacuum cleaned weekly. 

Hand dust and wipe clean all furniture, fixtures and window sills nightly, wash sills when necessary. 

Empty and clean all ashtrays and screen all sand urns nightly. 

Empty all waste receptacles and remove wastepaper. Change liners as necessary. (Tenant to supply receptacles and liners.) 

Wash clean all water fountains and coolers nightly. 

Hand dust all door and other ventilating louvers within reach, quarterly. 

Dust all telephones as necessary. 

Sweep all private stairway structures nightly. 
  

	2.	 Lavatories in the Core 

Sweep and wash all lavatory floors nightly using disinfectants. Wash and polish all mirrors, powder shelves, bright work and enameled surfaces
in all lavatories, nightly. 
 Wash, scour and disinfect all toilet seats, nightly. 

Empty paper towel receptacles and transport wastepaper to designated area in basements, nightly. (Towels and soap to be furnished by Tenant.)

 Fill toilet tissue holders nightly. 

Empty sanitary disposal receptacles nightly. 

Wash and polish all wall tile and stall surfaces once per month. 
  

	3.	 High Dusting 

Dust all window blinds, frames, charts, graphs and similar wall hangings and vertical surfaces not reached in nightly cleaning, quarterly. 

	4.	 Glass 

Exterior windows to be cleaned inside and outside approximately once every quarter, weather permitting. 

 

	5.	 Conditions 

As herein used “nightly” means nightly on business days. 

Furniture will not be moved. 

Storage areas and other areas in which the requisite access is impeded will not be cleaned. 

Tenant shall pay to Owner on demand the costs incurred by Owner for: (a) extra cleaning work in the demised premises required because of:
(i) carelessness, indifference, misuse or neglect on the part of Tenant, subtenants, licensees, guests, invitees, contractors, employees, visitors or others; (ii) interior glass partitions or an unusual quantity of interior glass surfaces;
and (iii) non-building standard materials or finishes installed by on or behalf of Tenant; (b) removal from the demised premises and the Building of any refuse or rubbish exceeding that which is
ordinarily produced in first class executive offices comparable in size to the demised premises (such as, for example, cartons, crates, packing material, furniture or kitchen refuse); and (c) removal from the demised premises of trash, rubbish
or other refuse: (i) at times other than Owner’s standard cleaning times; (ii) which requires special handling or disposal; or (iii) which accumulates due to the use of the demised premises other than between 8:00 a.m. and 6:00 p.m.
on business days. 
 Notwithstanding anything to the contrary contained herein or otherwise, Owner shall not be required to clean any
portions of the demised premises used for preparation, serving or consumption of food or beverages, training rooms, data processing or reproducing operations, private lavatories or toilets or other special purposes requiring greater or more
difficult cleaning work than office areas and Tenant agrees, at Tenant’s sole cost and expense, to retain Owner’s cleaning contractor to perform such cleaning. 

Owner’s cleaning contractor shall have the right to enter the demised premises on any day between 6:00 p.m. and 8:00 a.m. to perform the
services described herein and shall have the right to use, without charge therefor, all light, power and water required therefor. 

 EXHIBIT C 

LETTER OF CREDIT 
 [Issuer’s
Letterhead] 

[Date]                      
       
 IRREVOCABLE LETTER OF CREDIT 

No.:                     
        
 Carnegie Hall Tower II L.L.C. 

and its successors and assignors 

do TF Cornerstone Inc. 
 290 Park
Avenue South 
 New York, New York 10010 

Attention: Director of Commercial Leasing 

Gentlemen: 
 We hereby issue in
your favor our irrevocable letter of credit No.:                             for account
of                            (“Applicant”), fora sum not to exceed
U.S.                            ($    ) Dollars in the aggregate available
against your draft(s) drawn on us at sight in the form of Annex 1 hereto, with blanks appropriately completed and signed by your authorized signatory accompanied by certification, by you, your transferee, successor or assignee: (i) that you (or
your transferee or successor) are entitled to the amount specified in accordance with that certain Lease (the “Lease”) dated as
of                , 200_, between Carnegie Hall Tower II L.L.C.
and                            ; and (ii) if presented by any transferee, successor or assignee,
that such transferee, successor or assignee is an assignee of your rights and obligations as Owner, under the Lease. 
 Partial draws are
authorized under this Letter of Credit. 
 This Letter of Credit is transferable and assignable by you to any transferee of or successor to
Carnegie Hall Tower II L.L.C., as Owner under the Lease, that you may from time to time designate. We shall not recognize any transfer or assignment of this Letter of Credit until an executed transfer form in the form of Annex 2 hereto, with blanks
appropriately completed and signed by your authorized signatory, is filed with us, by personal delivery (or by faxing or mailing to our offices located within the continental United States via nationally-recognized overnight courier service that
provides for receipted delivery) and notice thereof is endorsed hereon by us. Our transfer charges, if any, are for the account of Applicant. 

This Letter of Credit is valid for presentation at our offices
at                , New York, New York by personal delivery (or by mailing to our offices located within the continental United States via
nationally-recognized overnight courier service that provides for receipted delivery) on or before the close of business
on                            . It is a condition of this Letter of Credit that it shall be
automatically extended without amendment for a period of one year from the current or any Future 

 
expiration date, unless at least forty-five (45) days prior to the then current expiration date, we shall notify you in writing by registered or certified mail, return receipt requested, at
the above listed address (or such other address of which you notify us in writing from time to time) of our intention not to renew this Letter of Credit. In all events, this Letter of Credit shall expire no earlier
than    [ Insert date that is at least ninety (90) days after the Expiration Date]. 
 Except as
expressly stated herein, payment under this Letter of Credit is not subject to any conditions or qualifications. 
 This Letter of Credit is
subject to the Uniform Customs and Practice for Documentary Credits (1993 Revision) International Chamber of Commerce Publication No. 500. 

We hereby agree with you that drafts drawn under and in compliance with the terms of this Letter of Credit shall be duly honored on
presentation to us. 
  

	
	Very truly yours,
	
	  

	Authorized Signature

 ANNEX 1 

LETTER OF CREDIT 
 SIGHT
DRAFT 
  

			
		 	[Date                            

 FOR VALUE RECEIVED 

PAY ON DEMAND
TO                            $          
          Dollars 
 Charge to Account of [Insert Name of Issuer] Irrevocable
Letter of Credit No. 
 To: [Insert name and address of Issuer] 

 

			
	[Name of Beneficiary]
		
	By:	 	            

 ANNEX 2 

LETTER OF CREDIT 

[Date]
                                 

[Insert Name and Address of Issuer] 

Attention:  
 Re:
Letter of Credit No.  
 Gentlemen: 

For value received, the undersigned beneficiary hereby irrevocably transfers to: 

(Name of Transferee) 

(Address) 
 all rights of the undersigned
beneficiary to draw under the above Letter of Credit in its entirety. 
 By this transfer, all rights of the undersigned beneficiary in such
Letter of Credit are transferred to the transferee and the transferee shall have the sole rights as beneficiary thereof, including sole rights relating to any amendments, whether now existing or hereafter made. All amendments are to be advised
directly to the transferee without necessity of any consent of or notice to the undersigned beneficiary. 
 Yours very truly, 

SIGNATURE AUTHENTICATED [Insert Name of Beneficiary] 
  

					
	        	 	  
	  	  

		 	(Bank)	  	Signature of Beneficiary
			
		 	  
	  	
		 	(Authorized Signature)	  	

 ADDITIONAL RULES AND REGULATIONS 

16. No noise or other activity, including the playing of musical instruments, radio, television or other sound reproduction system, which
would, in Owner’s judgment, disturb other tenants in the Building, shall be made or permitted by Tenant, and no cooking shall be done in the demised premises, except as expressly approved in writing by Owner. 

17. All entrance doors in the demised premises shall be left locked by Tenant when the demised premises are not in use. Entrance doors shall be
kept closed at all times. 
 18. All locks affording access to the demised premises and to circulation within the demised premises shall be
conformed to Owner’s master key system. 
 19. The requirements of Tenant will be attended to only upon application to the Building
superintendent at his office in the Building. Building employees shall not be requested by Tenant, and will not be permitted, to perform any work or services specially for Tenant, unless expressly authorized to do so by the Building superintendent.

 20. Owner reserves the right to rescind, alter, waive, expand or add any rule or regulation at any time prescribed for the Building when,
in its judgment, it deems it necessary, desirable or proper for its best interests and for the best interests of the tenants thereof, and no alteration or waiver of any rule or regulation in favor of one tenant shall operate as an alteration or
waiver in favor of any other tenant. Owner shall not be responsible to Tenant for the non-observance or violation by any other tenant of any of the rules and regulations at any time prescribed for the
Building. 
 21. If attendance of Owner’s personnel and/or service contractors shall be required, as determined by Owner in its sole
discretion, in connection with the use by Tenant of freight elevators or other Building services or equipment, Tenant shall pay to Owner on demand, as additional rent, such amount as Owner shall determine to be appropriate as a charge for
Owner’s personnel and/or service contractors. 
 22. Tenant shall not at any time store or keep any material, supplies, furniture,
furnishings or equipment of any kind in any machine room or in any mechanical or electrical equipment room in the Building whether such room be within or outside the demised premises. 

23. Owner may charge Tenant for changes to the Building’s directory subsequent to the initial listings. All requests for directory
listings shall be in writing on Tenant’s letterhead signed by an authorized officer of Tenant. 
 24. In no event and under no
circumstances shall hand trucks be brought into or used in any passenger elevators in the Building, it being understood that all freight, furniture, business equipment and bulky matters of every description shall be moved into and out of the
Building and between floors therein only on the freight elevator and otherwise in accordance with Rule 8 and the other Rules annexed to this lease. 

 25. In no event at any time or under any circumstances shall (i) any smoking be
permitted in the Building, whether or not on a routine, sporadic or one-time basis, by Tenant or any employee, guest or invitee of Tenant, (ii) any dogs or other pets be permitted in the Building, whether
or not on a routine, sporadic or one-time basis, and whether or not owned by Tenant or any employee, guest or invitee of Tenant, or (iii) any bicycles, scooters, skateboards, rollerblades, or other
wheeled vehicles be permitted in or about any part of the Building (including, without limitation, the halls, lobbies, elevators, entrances, passageways and common areas thereof and the sidewalks adjacent thereto), whether or not on a routine,
sporadic or one-time basis, and whether or not owned or used by Tenant or any employee, guest or invitee of Tenant, including without limitation messengers, or (iv) Tenant install any window treatments
other than such building standard window treatments as shall be then designated by Owner, or affix or attach any signage, lettering or decorations to the exterior windows of the Building. 

 

 FIRST AMENDMENT OF LEASE 

THIS FIRST AMENDMENT OF LEASE, (this “Amendment”) made as of the 11 day of March, 2016, by and
between CARNEGIE HALL TOWER II L.L.C., a New York limited liability company, having an office c/o TF Cornerstone Inc., 387 Park Avenue South, New York, New York 10016 (“Landlord”), and THORNE RESEARCH, INC., an Idaho
corporation, having an office at 152 West 57th Street, New York, New York 10019 (“Tenant”). 

WITNESSETH: 

WHEREAS, by Agreement of Lease, dated as of March 14, 2013 (the “Lease”), Landlord did demise and let unto Tenant
and Tenant did hire and take from Landlord a portion of the twenty-first (21st) floor, as more particularly identified in the Lease (the
“Premises”) of the building known as and by the street address of 152 West 57th Street, New York, New York (the “Building”); and 

WHEREAS, Landlord and Tenant desire to (i) extend the term of the Lease and (ii) to otherwise modify the Lease as set forth
herein. 
 NOW, THEREFORE, in consideration of the mutual covenants contained herein, and of the sum of Ten Dollars ($10.00)
paid by Tenant to Landlord, and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, the parties hereto, for themselves, their legal representatives, successors and assigns, hereby
agree as follows: 
 1. Definitions. All capitalized terms used herein shall have the meanings ascribed to them in the Lease, unless
otherwise defined herein. 

 2. Extension of Term. The term of the Lease is hereby extended on pursuant to law.
All references to the Expiration Date in the Lease shall mean the Extended Expiration Date. 
 3. Rent. From and after June 1,
2016, the Base Rent shall be an amount equal to $125,921.25 per annum (payable monthly at $10,493.44) for the period commencing on June 1, 2016 to and including the Extended Expiration Date, which Base Rent amount is inclusive of the ERI Sum as
currently billed under the Lease. Tenant shall continue to pay all additional rent under the Lease, including, without limitation, tax escalations in accordance with the provisions of Article 37 of the Lease and operating expense escalations in
accordance with the provisions of Article 38 of the Lease. 
 4. Condition of Demised Premises. Tenant acknowledges that Tenant
currently occupies the Demised Premises, is fully familiar with the condition thereof and that Landlord has made no representations to Tenant with respect to the condition of the Demised Premises. Tenant agrees to take the Demised Premises in their
condition “as is”, and that Landlord shall have no obligation to perform any work, or alter, improve, decorate or otherwise prepare the Demised Premises or make any contribution for Tenant’s continued occupancy thereof. 

5. Brokerage. Tenant and Landlord each represents and warrants to the other that it has not dealt with any broker, finder or like agent
in connection with this Amendment other than Newmark & Company Real Estate, Inc. (the “Broker”). Tenant and Landlord each does hereby indemnify and hold the other harmless of and from any and all loss, costs, damage or
expense (including, without limitation, attorneys’ fees and disbursements) incurred by the indemnified party by reason of any claim of or liability to any broker, finder or like agent (other than the Broker) who shall claim to have dealt with
the indemnifying party in connection herewith. The provisions of this Paragraph 5 shall survive the expiration or termination of the Lease as amended by this deposit shall continue to be held by Landlord throughout the term of the Lease as
extended hereby. 

 6. Authorization. Tenant and Landlord each represents and warrants to the other that
its execution and delivery of this Amendment has been duly authorized by all necessary corporate action and that the person executing this Amendment on its behalf has been duly authorized to do so, and that no other action or approval is required
with respect to this transaction. 
 7. Full Force and Effect of Lease. Except as modified by this Amendment, the Lease and all
covenants, agreements, terms and conditions thereof shall remain in full force and effect and are hereby in all respects ratified and confirmed. 

8. Entire Agreement. The Lease, as amended by this Amendment, constitutes the entire understanding between the parties hereto with
respect to the Demised Premises thereunder and may not be changed orally but only by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought. 

9. Representations and Warranties. Tenant represents and warrants to Landlord that, as of the date hereof, (a) the Lease is in full
force and effect and has not been modified except pursuant to this Amendment; (b) there are no defaults existing under the Lease by either Landlord or Tenant, to the knowledge of either; and (c) Tenant has no valid abatements, causes of
action, counterclaims, disputes, defenses, offsets, credits, deductions, or claims against the enforcement of any of the terms and conditions of the Lease of which it is aware. 

[No further text on this page. Signature page follows.] 

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

			
	CARNEGIE HALL TOWER II, L.L.C.,
	Landlord
		
	By:	 	 /s/ Kristin E. Sather

		 	Name: Kristin E. Sather
		 	Title: Sr. Vice President
	
	THORNE RESEARCH, INC., Tenant
		
	By:	 	 /s/ Paul Jacobson

		 	Name: Paul Jacobson
		 	Title: CEO

 SECOND AMENDMENT OF LEASE 

THIS SECOND AMENDMENT OF LEASE, (this “Amendment”) made as of the 23 day of January, 2018, by and
between CARNEGIE HALL TOWER II L.L.C., a Delaware limited liability company having an office c/o TF Cornerstone Inc., 387 Park Avenue South, New York, New York 10016 (“Landlord”), and THORNE RESEARCH, INC., an Idaho
corporation, having an office at 152 West 57th Street, New York, New York 10019 (“Tenant”). 

WITNESSETH: 

WHEREAS, by Agreement of Lease, dated as of March 14, 2013, as amended by that certain First Amendment of Lease (the
“First Amendment”), dated as of March 11, 2016 (as amended, the “Lease”), Landlord did demise and let unto Tenant and Tenant did hire and take from Landlord a portion of the
twenty-first (21st) floor, as more particularly identified in the Lease (the “Original Premises”), of the building known as and by the street address of 152 West 57th Street, New York, New York (the “Building”); and 
 WHEREAS,
Landlord and Tenant desire to modify the Lease to (i) extend the term of the Lease, (ii) provide for the leasing by Tenant under the Lease of a portion of the tenth (10th) floor of the Building, being more particularly shown on
Exhibit A attached hereto (the “Substitute Premises”), (iii) provide for the surrender of the Original Premises, and (iv) otherwise modify the terms and conditions of the Lease, all as hereinafter
set forth. 
 NOW, THEREFORE, in consideration of the mutual covenants contained herein, and of the sum of Ten Dollars ($10.00)
paid by Tenant to Landlord, and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, the parties hereto, for themselves, their legal representatives, successors and assigns, hereby
agree as follows: 

 1. Definitions. All capitalized terms used herein shall have the meanings ascribed to
them in the Lease, unless otherwise defined herein. 
 2. Extension of Term. Effective on the date hereof (the “Effective
Date”) the term of the Lease is hereby extended on all of the same terms and conditions set forth in the Lease, as hereinafter modified, so that the term of the Lease shall expire on the last day of the month in which the three (3)
year anniversary of the Substitute Premises Rent Commencement Date (as hereinafter defined) occurs (the “Second Extended Expiration Date”), provided, however, if the Substitute Premises Rent Commencement Date is the first day of a
calendar month, the Second Extended Expiration Date shall be the three (3) year anniversary of the day preceding the Substitute Premises Rent Commencement Date, unless it shall sooner expire pursuant to any of the terms, covenants or conditions
of the Lease, as amended by this Amendment, or pursuant to law. All references in the Lease to the Expiration Date and the Extended Expiration Date shall be deemed to refer to the Second Extended Expiration Date. 

3. Lease of Original Premises Prior to the Substitute Premises Commencement Date. From and after the Effective Date, Tenant shall
continue to lease the Original Premises upon all of the terms and conditions of the Lease and shall continue to pay Base Rent (inclusive of the ERI Sum) at the current rates set forth in the Lease, as the ERI Sum may hereafter be modified pursuant
to the terms of the Lease, until the surrender of the Original Premises in accordance with the terms and conditions of Paragraph 5 below. 

4. Lease of Substitute Premises. (A) Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Substitute
Premises for a term commencing on the date that Landlord delivers possession of the Substitute Premises to Tenant free of all tenancies and occupants with the work set forth on Exhibit B (the “Landlord’s
Substitute Premises Work”) substantially completed (the “Substitute Premises Commencement Date”) and ending on the Second Extended Expiration Date. Notwithstanding anything to the contrary contained herein, in no event
shall the Substitute Premises Commencement Date occur prior to March 1, 2018. 

 (B) Landlord shall not be liable for failure to deliver possession of the Substitute
Premises to Tenant on any specified date, and such failure shall not impair the validity of this Amendment. Landlord shall be deemed to have tendered possession of the Substitute Premises to Tenant upon the giving of notice by Landlord to Tenant
stating that the Substitute Premises are vacant, in the condition required by this Amendment and available for Tenant’s occupancy. There shall be no postponement of the Substitute Premises Commencement Date for any delay in the delivery of
possession of the Substitute Premises to Tenant that results from any Tenant Delay (as hereinafter defined). The provisions of this paragraph are intended to constitute “an express provision to the contrary” within the meaning of Section 223-a of the New York Real Property Law or any successor Legal Requirement. For purposes of this Amendment, “Tenant Delay” shall mean any delay which results from any act or omission of
Tenant, including delays due to changes in or additions to, or interference with, any work to be done by Landlord, or delays by Tenant in submission of information, or selecting construction materials to be installed by Landlord as part of
Landlord’s Substitute Premises Work, if any, (e.g., color of carpet), or approving working drawings or estimates or giving authorizations or approvals. 

(C) Effective as of the Substitute Premises Commencement Date, Tenant shall lease the Substitute Premises upon all of the terms and conditions
of the Lease, except as follows: 
  

 (i) Tenant shall pay Base Rent with respect to the Substitute Premises (exclusive of the
ERI Sum) at the rate of $250,344.00 per annum ($20,862.00 per month) for the period commencing on the Substitute Premises Commencement Date and ending on the Second Extended Expiration Date, both dates inclusive, each payable at the times
and in the manner specified in the Lease for the payment of Base Rent. The ERI Sum with respect to the Substitute Premises (x) shall initially be equal to $14,274.00 per annum, (ii) be separately added to the Base Rent and billed on a
monthly basis, and (iii) shall be subject to adjustment as provided in Article 39 of the Lease. Notwithstanding the foregoing, provided Tenant is not in default under the Lease or this Amendment, the monthly
installments of Base Rent for the Substitute Premises (exclusive of the ERI Sum) for the period commencing on the Substitute Premises Commencement Date to and including the day immediately preceding the one (1) month anniversary of the
Substitute Premises Commencement Date shall be abated. The one (1) month anniversary of the Substitute Premises Commencement Date is hereinafter called the “Substitute Premises Rent Commencement Date”. 

(ii) Tenant shall continue to pay tax escalations in accordance with the provisions of Article 37 of the Lease except that the definition
of “Taxes” set forth in subclause 37(a)(iii) of the Lease shall be amended to read as follows: 
 “(iii)
“Taxes” shall mean (a) an amount during each fiscal year of NYC equal to Tenant’s Proportionate Share (as set forth in the Basic Lease Provisions and as modified pursuant to Paragraph 4(C)(iv) of the Second Amendment to this
Lease) of the excess of the product obtained by multiplying the assessed value of the Building and the Land for such fiscal year times the official NYC tax rate applicable to the Building and the Land for such year over the product obtained by
multiplying the average assessed value of the Building and the Land, as finally determined, for the fiscal years (i) commencing on July 1, 2017 and continuing through and including June 30, 2018 and (ii) commencing on
July 1, 2018 and continuing through and including June 30, 2019, by the official NYC tax rate or rates applicable to the Building and the Land for such period; and (b) Tenant’s Proportionate Share of the legal fees and other
expenses (including but not limited to consultants’ and expert witnesses’ fees) paid or incurred in connection with Owner’s obtaining any reduction of such tax rate or the assessed value of the Building and/or the Land for any period
during the Term, or both.” 
  

 (iii) Tenant shall continue to pay Operating Payments in accordance with the provisions of
Article 38 of the Lease, except that effective on the Substitute Premises Commencement Date, the Operating Base Year (as defined in the Basic Lease Provisions) shall be the calendar year 2018 and Tenant’s Proportionate Share shall be as
set forth in Paragraph 4(C)(iv) hereof. 
 (iv) Tenant’s Proportionate Share as defined in the Basic Lease Provisions shall mean
0.772%. 
 (v) Section 39(g) of the Lease shall be modified and amended to read as follows: 

“(g) Owner shall furnish air-conditioning to the demise premises on business days
(Mondays through Fridays, Federal, State and union holidays excepted) from 8:00 a.m. to 6:00 p.m. between May 15 and September 15 of each year during the Term. Heat shall be provided by Owner in accordance with the terms of
Article 29. Tenant hereby agrees to reimburse Owner, as additional rent, within ten (10) days after demand for 37.40% of the cost incurred by Owner, to maintain and keep in good order, condition and repair the air handling system and all
other air conditioning equipment now or at any time serving the tenth (10th) floor in the Building. The Base Rent does not include any charge to Tenant for the furnishing of any heating, ventilation and/or air conditioning (“HVAC”) to
the demised premises during any periods other than the hours set forth in this section and in Article 29, as applicable (“Overtime Periods”). If Tenant desires any HVAC service during Overtime Periods, Tenant shall deliver notice to
the Building office requesting such services by (i) in the case of such after-hours services on business days, 2:00 P.M. the day such services are to be provided, and (ii) in the case of such after-hours services on non-business days, 12:00PM the business day immediately prior to the day such services are to be provided; provided, however, that Owner shall use
reasonable efforts to arrange such service on such shorter notice as Tenant shall provide. If Owner furnishes HVAC service during Overtime Periods, Tenant shall pay to Owner within ten (10) days after demand the cost thereof at the then
established rates for such services in the Building. Owner, throughout the Term, shall have free and unrestricted access to all air conditioning equipment and facilities in and/or serving the demised premises and Owner reserves the right to
interrupt, curtail, stop or suspend the supply of condenser water when necessary by reason of accident or for repairs, alterations or improvements which are, in the judgment of Owner, desirable or necessary to be made, or by reason of the difficulty
or unavailability in securing supplies or labor, strikes, or for any other causes beyond Owner’s control, whether such other causes be similar or dissimilar to those hereinabove specifically mentioned. Furthermore, Owner reserves the right, at
any time throughout the Term, to modify, change, reconstruct or alter the air conditioning system or any portion thereof, and the risers, pipes, ducts and conduits used in connection therewith, without affecting the obligations of Tenant hereunder
or incurring any liability to Tenant therefor.” 

 (vi) Article 42 and Article 46 of the Original Lease and Paragraph 5 of the
First Amendment shall be deemed not applicable to the leasing of the Substitute Premises. 
 (vii) Exhibit A of the Original Lease
shall be deemed deleted and replaced in its entirety with Exhibit A attached hereto. 
 (D) Tenant has inspected the Substitute Premises and
agrees (A) to accept possession of the Substitute Premises in the “as is” condition existing on the Substitute Premises Commencement Date, (B) that neither Landlord nor Landlord’s agents have made any representations or
warranties with respect to the Substitute Premises or the Building except as expressly set forth herein, and (C) except for Landlord’s Substitute Premises Work referred to in Exhibit B attached hereto, Landlord
has no obligation to perform any work, supply any materials, incur any expense or make any alterations or improvements to the Substitute Premises to prepare the Substitute Premises for Tenant’s occupancy. Tenant’s occupancy of any part of
the Substitute Premises shall be conclusive evidence, as against Tenant, that (1) Landlord has substantially completed Landlord’s Substitute Premises Work, (2) Tenant has accepted possession of the Substitute Premises in their then
current condition, and (3) the Substitute Premises and the Building are in a good and satisfactory condition as required by this Amendment. 

(E) Except as provided in this Amendment, all references in the Lease to the “demised premises” shall from and after the Substitute
Premises Commencement Date be deemed to mean the Substitute Premises for all purposes of the Lease. 
  

 5. Surrendered Premises. (A) On the earlier of (the “Surrender
Date”) (i) the date upon which Tenant shall remove all of Tenant’s moveable personal property and moveable trade fixtures from the Original Premises and vacate same and deliver vacant possession thereof to Landlord in the
condition required by the Lease and provide written notice thereof to Landlord, and (ii) thirty (30) days after the Substitute Premises Commencement Date, Tenant shall surrender to Landlord, and Landlord shall accept the surrender of, the
Original Premises, to the intent and purpose that the estate of Tenant in and to the Original Premises shall be wholly extinguished and that the term of the Lease with respect to the Original Premises shall expire on the Surrender Date in the same
manner and with the same effect as if such date were the date set forth in the Lease for the expiration of the term thereof in respect of the Original Premises. Prior to the Surrender Date, Tenant shall lease the Original Premises upon all of the
terms of the Lease applicable to such Original Premises, as amended by this Amendment. 
 (B) On or before the Surrender Date, time being of
the essence with respect to such date, Tenant shall remove all of Tenant’s moveable personal property and moveable trade fixtures from the Original Premises and vacate same and deliver vacant possession thereof to Landlord in the condition
required by the Lease. Tenant shall repair all damage to the Building caused by the removal of Tenant’s moveable personal property and moveable trade fixtures from the Original Premises in a good and workmanlike manner. Without limiting
Tenant’s obligations set forth above, any moveable personal property and moveable trade fixtures remaining in the Original Premises after the Surrender Date shall be deemed abandoned by Tenant and Landlord may take possession thereof and retain
the same as Landlord’s property or dispose of same at Tenant’s expense in any manner Landlord determines without accountability therefor to Tenant. 

(C) Tenant represents and covenants that nothing has been or will be done or suffered whereby the Lease, or the terms or estates thereby
granted, or the Original Premises, or any part thereof, or any alterations, decorations, installations, additions and improvements in and to the Original Premises, or any part thereof, have been or will be encumbered in any way whatsoever, and that
Tenant owns and has and will have good right to surrender the Original Premises on the Surrender Date, and that no one other than Tenant has acquired or will acquire through or under Tenant any right, title or interest in or to the Original
Premises, or any part thereof, or in or to said alterations, decorations, installations, additions and/or improvements or any part thereof. 

 (D) If Tenant shall fail to surrender the Original Premises pursuant to this Amendment, then
Tenant shall be deemed to be a holdover in respect thereof and be subject to all of Landlord’s rights and remedies set forth in the Lease and this Amendment, and Landlord may separately pursue against Tenant any and all remedies available to it
as landlord under the Lease or this Amendment or otherwise, at law or in equity, without affecting the rights and obligations of Landlord and Tenant under the Lease with respect to the Substitute Premises. 

(E) Landlord shall accept the surrender of the Original Premises as of the Surrender Date and in consideration of such surrender by Tenant and
of the acceptance of such surrender by Landlord, Tenant and Landlord do hereby mutually release each other, their respective successors and assigns of and from any and all claims, damages, obligations, liabilities, actions and causes of action, of
every kind and nature whatsoever arising under or in connection with the Lease in respect of the Original Premises from and after the Surrender Date, except that nothing herein contained shall be deemed to constitute a release or discharge of
Landlord or Tenant with respect to any obligation or liability (i) accrued or incurred under the Lease in respect of the Original Premises and outstanding and unsatisfied on the Surrender Date, and (ii) to a third party (under the
insurance and indemnification provisions of the Lease or otherwise) arising prior to, on or after the Surrender Date in respect of the Original Premises as a result of an event occurring or condition existing prior to or on the Surrender Date. 

 (F) Landlord and Tenant shall promptly prepare, execute and file such returns, affidavits
and other documentation, if any, as may be required in connection with any real property transfer tax that may become, or may be asserted to be or become due, owing or imposed in connection with this Amendment at any time by the City of New York or
the State of New York or any agency or instrumentality of such City or State. The provisions of this Paragraph 5(F) shall survive the expiration or earlier termination of this Amendment. 

6. Lease Modifications. From and after the date hereof, the Lease is hereby modified and amended as follows: 

(A) Article 40 of the Lease is hereby modified by (i) deleting subclause (iv) from clause (a) thereof and replacing same in
its entirety with “the Building Lease has been mortgaged to Metropolitan Life Insurance Company, pursuant to that certain Consolidation and Modification of Leasehold Mortgage, Assignment of Leases and Rents, Security Agreement and Fixture
Filing dated as of April 10, 2017 (the “Mortgage”)”, and (ii) deleting “UBS at 1285 Avenue of the Americas, New York, New York 10019, Attn: Jeffrey Lavine with a copy to: Cadwalder, Wickersham & Taft LLP, One
World Financial Center, New York, New York 10281, Attn: William P. McInerney” in clause (c) thereof and replacing same with “Metropolitan Life Insurance Company, One MetLife Way, Whippany, New Jersey 07981, Attention: Senior
Managing Director, Real Estate Investments, with a copy to Metropolitan Life Insurance Company, One MetLife Way, Whippany, New Jersey 07981, Attention: Associate General Counsel, Real Estate Investments, and a copy to Shearman & Sterling
LLP, 599 Lexington Avenue, New York, New York, 10022 Attention: Malcolm M. Montgomery, Esq. (5601-15)” 

 (B) Article 57 of the Lease is hereby modified by deleting
“Rockrose Development Corp., 290 Park Avenue South, New York, New York 10010” and replacing same with “TF Cornerstone Inc., 387 Park Avenue South, 7th Floor, New York, New York
10016.” 
 (C) Article 61 of the Lease is hereby modified by adding the following clause (e) to the end
thereof: 
 “(e) Prior to commencing any Work which requires Owner’s consent, Tenant shall, at Tenant’s
expense, (a) obtain and deliver to Owner copies of all required permits and authorizations of any governmental or quasi-governmental authority for such Work (if and to the extent so required for such
Work), (b) deliver to Owner any security required by this Lease, (c) deliver to Owner copies of the fully executed contracts between Tenant and its contractor(s), (d) deliver to Owner, any additional documents or materials related to
the Work as required by Owner’s insurance carrier, and (e) deliver to Owner certificates (in form and substance reasonably acceptable to Owner) evidencing the following insurance coverages from each contractor and subcontractor: 

(i) worker’s compensation insurance covering all persons to be employed in the performance of any Work, and 

(ii) commercial general liability insurance on a primary and non-contributory basis
with a limit of liability approved by Owner, and with contractual liability coverage, naming Owner, Owner’s managing agent, if any, any Superior Lessor and any Superior Mortgagee as additional insureds, and 

(iii) comprehensive automobile liability insurance (covering all owned, non-owned
and/or hired motor vehicles to be used in connection with the Work) with a limit of liability approved by Owner, and 
 (iv)
builders risk insurance for the full value of the portion of the Work to be performed by such contractor and subcontractor. 

Tenant shall not commence the Work until it has written approval from Owner that the above items have been satisfactorily
furnished and Tenant may commence said Work.” 
  

 (D) Article 62(n) of the Lease is hereby deleted and replaced in
its entirety with the following: 
 “(n) Tenant shall be responsible for maintaining the demised premises rodent
and insect free. Extermination services shall be provided by Tenant on a monthly basis and additionally as required by Owner by such exterminator and such exterminating company or companies as shall then be designated by Owner to provide such
services to the Building.” 
 (E) Each reference in the Lease to “this Lease”, “herein”, “hereunder” or
words of similar import shall be deemed to refer to the Lease as amended by this Amendment. 
 7. Brokerage. Tenant and Landlord each
represents and warrants to the other that it has not dealt with any broker, finder or like agent in connection with this Amendment other than Newmark Grubb Knight Frank and CBRE, Inc. (collectively, the “Broker”). Tenant and
Landlord each does hereby indemnify and hold the other harmless of and from any and all loss, costs, damage or expense (including, without limitation, attorneys’ fees and disbursements) incurred by the indemnified party by reason of any claim
of or liability to any broker, finder or like agent (other than the Broker) who shall claim to have dealt with the indemnifying party in connection herewith. The provisions of this Paragraph 7 shall survive the expiration or termination of the
Lease as amended by this Amendment. Landlord shall pay the commission due the Broker pursuant to separate agreements. 
 8. Security
Deposit. Pursuant to Articles 34 and 54 of the Lease, Landlord and Tenant acknowledge and agree that as of the date hereof, Landlord is currently holding a cash security deposit in the amount of $89,943.75. On or prior to the date hereof,
Tenant shall to deliver to Landlord additional security, in the form of cash, in the amount of $35,228.25, thereby increasing the cash security held by Landlord under the Lease to $125,172.00 (the “Increased Security Deposit”). The
Increased Security Deposit shall be held by Landlord throughout the term of the Lease as extended hereby. 

 9. Authorization. Tenant and Landlord each represents and warrants to the other that
its execution and delivery of this Amendment has been duly authorized by all necessary corporate action and that the person executing this Amendment on its behalf has been duly authorized to do so, and that no other action or approval is required
with respect to this transaction. 
 10. Full Force and Effect of Lease. Except as modified by this Amendment, the Lease and all
covenants, agreements, terms and conditions thereof shall remain in full force and effect and are hereby in all respects ratified and confirmed. 

11. Entire Agreement. The Lease, as amended by this Amendment, constitutes the entire understanding between the parties hereto with
respect to the Demised Premises thereunder and may not be changed orally but only by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought. 

12. Representations and Warranties. Tenant represents and warrants to Landlord that, as of the date hereof, (a) the Lease is in
full force and effect and has not been modified except pursuant to this Amendment; (b) there are no defaults existing under the Lease by either Landlord or Tenant; and (c) Tenant has no valid abatements, causes of action, counterclaims,
disputes, defenses, offsets, credits, deductions, or claims against the enforcement of any of the terms and conditions of the Lease. 
 13.
Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed and original but all of which shall constitute one and the same agreement. 

[SIGNATURES ON FOLLOWING PAGE] 

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

			
	CARNEGIE HALL TOWER II, L.L.C.,
	Landlord
		
	By:	 	 /s/ Kristin E. Sather

		 	Name: Kristin E. Sather
		 	Title: Sr. Vice President
	
	THORNE RESEARCH, INC., Tenant
		
	By:	 	 /s/ Scott Wheeler

		 	Name: Scott Wheeler
		 	Title: CFO

 EXHIBIT A 

SUBSTITUTE PREMISES FLOOR PLAN 

The floor plan that follows is intended solely to identify the general location of the Substitute 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. 
  

 

 EXHIBIT B 

LANDLORD’S SUBSTITUTE PREMISES WORK 

The following work (unless otherwise specifically provided herein) shall be of material, manufacture, design, capacity, quality, finish and
color of the standard adopted by Landlord for the Building and, where quantities are hereinafter specified, such quantities shall include any existing installations to the extent useable and used in the performance of such work. Landlord shall: 

 

	 	1.	 Furnish and install Building standard carpet in the Substitute Premises, the color of which shall be selected
by Tenant within five (5) days of Landlord providing Tenant with the then available selection of Building standard colors. 

 June 28, 2019 

BY HAND 
 Thorne Research, Inc.

 152 West 57th Street, 10th Floor 

New York, NY 10019 
 Attn: Paul Jacobson 

Re: Third Amendment of Lease dated June 25, 2019, by and between Carnegie Hall Tower II L.L.C (“Landlord”) and Thorne Research, Inc.
(“Tenant”) 
  
  

Dear Mr. Jacobson, 
 I am
pleased to enclose two (2) fully executed counterparts of the above referenced agreement. 
 Please feel free to call or email me at
laura.milander@tfc.com if there are any questions respecting the foregoing or the attachments, or if I might otherwise be of assistance. 
  

			
	Very truly yours,
		 	Carnegie Hall Tower II L.L.C
		 	by TF Cornerstone Inc., as agent
		
	By	 	 /s/ Laura Milander

	Laura Milander
	Commercial - Office Lease Coordinator

 Enc. 

 THIRD AMENDMENT OF LEASE 

THIS THIRD AMENDMENT OF LEASE, (this “Amendment”) made as of the 25 day of June, 2019, by and between
CARNEGIE HALL TOWER II L.L.C., a Delaware limited liability company having an office c/o TF Cornerstone Inc., 387 Park Avenue South, New York, New York 10016 (“Landlord”), and THORNE RESEARCH, INC., an Idaho
corporation, having an office at 152 West 57th Street, New York, New York 10019 (“Tenant”). 

WITNESSETH: 

WHEREAS, by Agreement of Lease, dated as of March 14, 2013, as amended by that certain (i) First Amendment of Lease (the
“First Amendment”), dated as of March 11, 2016 and (ii) Second Amendment of Lease, dated as of January 23, 2018 (as amended, the “Lease”), Landlord did demise and let unto Tenant and Tenant did hire
and take from Landlord a portion of the tenth (10th) floor, as more particularly identified in the Lease (the “Original Premises”), of the building known as and by the street address of 152 West 57th Street, New York, New York (the “Building”); and 
 WHEREAS,
Landlord and Tenant desire to modify the Lease to (i) extend the term of the Lease, (ii) provide for the leasing by Tenant of an additional portion of the tenth (10th) floor of the Building, being more particularly shown on
Exhibit A attached hereto (the “Additional Premises”, and together with the Original Premises, collectively, the “Demised Premises”), and (iii) to otherwise modify the terms and
conditions of the Lease, all as hereinafter set forth. 
 NOW, THEREFORE, in consideration of the mutual covenants contained herein,
and of the sum of Ten Dollars ($10.00) paid by Tenant to Landlord, and for other good and valuable consideration, the mutual receipt and legal sufficiency of which are hereby acknowledged, the parties hereto, for themselves, their legal
representatives, successors and assigns, hereby agree as follows: 

 1. Definitions. All capitalized terms used herein shall have the meanings ascribed to
them in the Lease, unless otherwise defined herein. 
 2. Extension of Term. Effective on the date hereof (the “Effective
Date”) the term of the Lease is hereby extended on all of the same terms and conditions set forth in the Lease, as hereinafter modified, so that the term of the Lease shall expire on the last day of the month in which the three (3)
year and three (3) month anniversary of the Effective Date occurs (the “Third Extended Expiration Date”), provided, however, if the Effective Date is the first day of a calendar month, the Third Extended Expiration Date
shall be the three (3) year anniversary of the day preceding the Effective Date, unless it shall sooner expire pursuant to any of the terms, covenants or conditions of the Lease, as amended by this Amendment, or pursuant to law. All references
in the Lease to the Expiration Date, the Extended Expiration Date and the Second Extended Expiration Date shall be deemed to refer to the Third Extended Expiration Date. Tenant acknowledges that Tenant currently occupies the Original Premises, is
fully familiar with the condition thereof and that Landlord has made no representations to Tenant with respect to the condition of the Original - Premises. Tenant agrees to take the Original Premises in their
condition “as is”, and that Landlord shall have no obligation to perform any work, or alter, improve, decorate or otherwise prepare the Original Premises or make any contribution for Tenant’s continued occupancy thereof. 

 

 3. Lease of Additional Premises. 

(A) Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Additional Premises for a term commencing on the Effective
Date and ending on the Third Extended Expiration Date. 
 (B) From and after the Effective Date, Tenant shall lease the Additional Premises
upon all of the terms and conditions of the Lease, as modified by this Amendment. 
 (C) Tenant has inspected the Additional Premises and
agrees (i) to accept possession of the Additional Premises in the “as is” condition existing on the Effective Date, (ii) that neither Landlord nor Landlord’s agents have made any representations or warranties with respect to
the Additional Premises or the Building, and (iii) Landlord has no obligation to perform any work, supply any materials, incur any expense or make any alterations or improvements to the Additional Premises to prepare the Additional Premises for
Tenant’s occupancy. Tenant’s occupancy of any part of the Additional Premises shall be conclusive evidence, as against Tenant, that (1) Tenant has accepted possession of the Additional Premises in their then current condition, and
(2) the Additional Premises and the Building are in a good and satisfactory condition as required by this Amendment. 
 (D)
Article 42 and Article 46 of the Original Lease, Paragraph 5 of the First Amendment and Paragraph 7 of the Second Amendment shall be deemed not applicable to the leasing of the Additional Premises. 

(E) Except as provided in this Amendment, all references in the Lease to the “Demised Premises”, “demised
premises”, “premises”, “Premises” and terms of similar import shall be deemed to include the Additional Premises for all purposes of the Lease. 

 4. Modification of Lease. From and after the Effective Date, the Lease is hereby
modified and amended as follows: 
 (A) The Base Rent for the entire Demised Premises (exclusive of the ERI Sum) shall be an amount equal to
$441,237.00 per annum (payable monthly at $36,769.75) for the period commencing on the Effective Date to and including the Third Extended Expiration Date, both dates inclusive, each payable at the times and in the manner specified in the Lease for
the payment of Base Rent. The ER1 Sum with respect to the entire Demised Premises (x) shall initially be equal to $25,158.24 per annum ($2,096.52 per month), (ii) be separately added to the Base Rent and billed on a monthly basis, and
(iii) shall be subject to adjustment as provided in Article 39 of the Lease. Notwithstanding the foregoing, provided Tenant is not in default under the Lease or this Amendment„ Tenant shall be entitled to a credit
during the first, second and third full calendar months following the Effective Date against the monthly installments of Base Rent due during such months in an amount equal to $15,907.75 for each such month. 

(B) Tenant’s Proportionate Share as defined in the Basic Lease Provisions shall mean 1.406%. 

(C) Tenant shall continue to pay tax escalations in accordance with the provisions of Article 37 of the Lease except effective on the
Effective Date: 
 (i) The definition of “Tax Base Year” set forth in the Basic Lease Provisions shall be amended to read as
follows: “Fiscal year July 1, 2019 through June 30, 2020. 

 (ii) The definition of “Taxes” set forth in subclause 37(a)(iii) of the
Lease shall be amended to read as follows: 
 “(iii) “Taxes” shall mean (a) an amount during each
fiscal year of NYC equal to Tenant’s Proportionate Share (as set forth in the Basic Lease Provisions and as modified pursuant to Paragraph 4(B) of the Third Amendment to this Lease) of the excess of the product obtained by multiplying the
assessed value of the Building and the Land for such fiscal year times the official NYC tax rate applicable to the Building and the Land for such year over the product obtained by multiplying the average assessed value of the Building and the Land,
as finally determined, for the Tax Base Year (as set forth in the Basic Lease Provisions and as modified pursuant to Paragraph 4(B) of the Third Amendment to this Lease) by the official NYC tax rate or rates applicable to the Building and the
Land for such period (the “Tax Base”); and (b) Tenant’s Proportionate Share of the legal fees and other expenses (including but not limited to consultants’ and expert witnesses’ fees) paid or incurred in connection with
Owner’s obtaining any reduction of such tax rate or the assessed value of the Building and/or the Land for any period during the Term, or both.” 

(D) Tenant shall continue to pay Operating Payments in accordance with the provisions of Article 38 of the Lease, except that effective
on the Effective Date, the Operating Base Year (as defined in the Basic Lease Provisions) shall be the calendar year 2019 and Tenant’s Proportionate Share shall be as set forth in Paragraph 4(B) hereof. 

(E) Section 39(g) of the Lease (as modified pursuant to Paragraph 4(C)(iv) of the Second Amendment) shall be modified and amended by
deleting the reference to “37.40%” in the third (3rd) full sentence thereof and replacing same with “65.917%”. 

 5. Brokerage. Tenant and Landlord each represents and warrants to the other that it
has not dealt with any broker, finder or like agent in connection with this Amendment other than Newmark Grubb Knight Frank (the “Broker”). Tenant and Landlord each does hereby indemnify and hold the other harmless of and from any
and all loss, costs, damage or expense (including, without limitation, attorneys’ fees and disbursements) incurred by the indemnified party by reason of any claim of or liability to any broker, finder or like agent (other than the Broker) who
shall claim to have dealt with the indemnifying party in connection herewith. The provisions of this Paragraph 5 shall survive the expiration or termination of the Lease as amended by this Amendment. Landlord shall pay the commission due the
Broker pursuant to separate agreements. 
 6. Security Deposit. Pursuant to Articles 34 and 54 of the Lease, Landlord and Tenant
acknowledge and agree that as of the date hereof, Landlord is currently holding a cash security deposit in the amount of $125,172.00. On or prior to the Effective Date, Tenant shall to deliver to Landlord additional security, in the form of cash, in
the amount of $95,447.00, thereby increasing the cash security held by Landlord under the Lease to $220,619.00 (the “Third Amendment Increased Security Deposit”). The Third Amendment Increased Security Deposit shall be held by
Landlord throughout the term of the Lease as extended hereby. 
 7. Authorization. Tenant and Landlord each represents and warrants to
the other that its execution and delivery of this Amendment has been duly authorized by all necessary corporate action and that the person executing this Amendment on its behalf has been duly authorized to do so, and that no other action or approval
is required with respect to this transaction. 

 8. Full Force and Effect of Lease. Except as modified by this Amendment, the Lease
and all covenants, agreements, terms and conditions thereof shall remain in full force and effect and are hereby in all respects ratified and confirmed. 

9. Entire Agreement. The Lease, as amended by this Amendment, constitutes the entire understanding between the parties hereto with
respect to the Demised Premises thereunder and may not be changed orally but only by an agreement in writing signed by the party against whom enforcement of any waiver, change, modification or discharge is sought. 

10. Representations and Warranties. Tenant represents and warrants to Landlord that, as of the date hereof, (a) the Lease is in
full force and effect and has not been modified except pursuant to this Amendment; (b) there are no defaults existing under the Lease by either Landlord or Tenant; and (c) Tenant has no valid abatements, causes of action, counterclaims,
disputes, defenses, offsets, credits, deductions, or claims against the enforcement of any of the terms and conditions of the Lease. 
 11.
Counterparts. This Amendment may be executed in several counterparts, each of which shall be deemed and original but all of which shall constitute one and the same agreement. 

[SIGNATURES ON FOLLOWING PAGE] 

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

			
	CARNEGIE HALL TOWER II L.L.C.,
	Landlord
		
	By:	 	 /s/ Kristin E. Sather

		 	Name:Kristin E. Sather
		 	Title: Sr. Vice President
	
	THORNE RESEARCH, INC., Tenant
		
	By:	 	 /s/ Paul Jacobson

		 	Name:Paul Jacobson
		 	Title: CEO

 EXHIBIT A 

ADDITIONAL PREMISES FLOOR PLAN 

The floor plan that follows is intended solely to identify the general location of the Additional 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. 
  

 

 CARNEGIE HALL TOWER II LLC 

c/o TF Cornerstone Inc. 

387 Park Avenue South, 7th Floor 

New York, New York 10016 
 By Hand and
Email 
 July 17, 2018 
 Thorne Research Inc. 

152 West 57th Street, 10th Floor 
 New York, New York 10019 

Attn: Paul F. Jacobson 
 Chief Executive
Officer 
 Re: Lease dated March 14, 2013 by and between Carnegie Hall Tower II L.L.C., as Landlord and Thorne Research, Inc. as Tenant
further amended by the First Amended to Lease dated March 11, 2016, Second Amendment to Lease dated January 23, 2018 and Third Amendment of Lease dated as of June 25, 2019 for the rentable portion of the 10th floor located at 152 West
57th Street, NY, NY, (collectively the “Lease”) 
 Dear Mr. Jacobson, 

Capitalized terms used herein shall have the meanings ascribed to them in the Lease. This letter supersedes my letter dated July 9, 2019.

 Landlord and Tenant hereby agree that the Effective Date referenced in Section 2 of Third Amendment Lease shall be June 28,
2019, the date on which Landlord received the amount necessary for the Third Amendment Increased Security Deposit and the Expiration Date is September 30, 2022. 

Kindly indicate your agreement with the foregoing by executing the enclosed copy of this letter and then returning the signed letter to the
undersigned. Please note that Tenant’s failure to execute this letter in any way will not affect the Lease, the term or any of Tenant’s obligations including Tenant’s obligation to pay rent and to perform all of the other covenants
and agreements set forth. 
 If you have any questions, or if I can be of further assistance, please do not hesitate to contact me at
212.984.1789. 
  

			
	Sincerely,
	Carnegie Hall Tower II L.L.C.
		
	By:	 	 /s/ Kristin E. Sather

Kristin E. Sather, Senior Vice President

			
	Agreement is acknowledged as of this 1 day of Aug 2019
	By:	 	Thorne Research Inc.
		
	By:	 	 /s/ Paul F. Jacobson

Name: Paul F. Jacobson

		 	Title: CEO, Throne Research, Inc.EX-10.12

 Exhibit 10.12 

MULTI-TENANT INDUSTRIAL TRIPLE NET LEASE 

This Multi-Tenant Industrial Triple Net Lease (this “Lease”) is made and entered into as of October 25th, 2019 (the “Effective Date”), by and between ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company
(“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation (“Tenant”). The following exhibits and attachments are incorporated into and made a part of this Lease: Exhibit A (Outline and Location of
Premises), Exhibit B (Work Letter), Exhibit C (Prohibited Use), Exhibit D (Rules and Regulations), Exhibit E (Intentionally Omitted), Exhibit F (Requirements for Improvements or Alterations by Tenant), Exhibit
G (Hazardous Materials Survey Form), Exhibit H (Additional Provisions), and Exhibit I (Judicial Reference). 
 1. BASIC LEASE
INFORMATION. 
  

	 	1.1	 “Building” shall mean the industrial building located at 533 Stone Road, Benicia, California
94510, and commonly known as Suite C. “Rentable Square Footage of the Building” is deemed to be 56,832 square feet. 

  

	 	1.2	 “Premises” shall mean the area shown on Exhibit A to this Lease. The Premises is
located within the walls and below the ceiling within Building and such other areas as generally shown on Exhibit A to this Lease. The “Rentable Square Footage of the Premises” is deemed to be 16,896 square feet.
Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building and Rentable Square Footage of the Premises are correct. 

  

	 	1.3	 “Base Rent”: 

 

					
	 Period
	  	Monthly Base Rent	 
	 12/1/19-11/30/20
	  	$	9,800.00	 
	 12/1/20-11/30/21
	  	$	10,094.00	 
	 12/1/21-11/30/22
	  	$	10,396.82	 
	 12/1/22-11/30/23
	  	$	10,708.72	 
	 12/1/23-11/30/24
	  	$	11,029.99	 
	 12/1/24-1/31/25
	  	$	11,360.88	 

 Notwithstanding the foregoing, Base Rent shall be abated (the “Abated Base Rent”), in the
amount of $9,800.00 per month, for the first two (2) full calendar months of the Term; provided, however, that if an Event of Default (defined in Section 18.1) exists when any such abatement would otherwise apply, such abatement shall be
deferred until the date, if any, on which such Event of Default is cured. 
  

	 	1.4	 “Tenant’s Share”: 29.7297%. 

 

	 	1.5	 “Term”: The period commencing on December 1, 2019 (the “Commencement
Date”) and, unless terminated earlier in accordance with this Lease, ending on January 31, 2025 (the “Termination Date”). 

  
 Oct 24, 2019 

	 	1.6	 Allowance(s): an amount not to exceed $18,000.00, as further described in the attached Exhibit B.

  

	 	1.7	 “Security Deposit”: $15,000.00, as more fully described in Section 5.

  

	 	1.8	 “Guarantor(s)”: None. 

 

	 	1.9	 “Broker(s)”: CBRE, Inc. (“Tenant’s Broker”), which represented Tenant in
connection with this transaction, and Cushman & Wakefield (“Landlord’s Broker”), which represented Landlord in connection with this transaction. 

 

	 	1.10	 “Lease Year”: Each twelve (12) month period during the Term commencing on the
Commencement Date. 

  

	 	1.11	 “Permitted Use”: Warehousing, packaging and distribution of supplements, with ancillary office
uses, subject to Section 2.2 below. 

  

	 	1.12	 “Notice Address(es)”: 

 

			
	Landlord:	  	Tenant:
		
	ICON Owner Pool 1 SF Non-	  	Prior to the Commencement Date:
	Business Parks, LLC	  	
	90 Park Avenue 32nd Floor	  	Thorne Research, Inc.
	New York, New York 10016	  	ATTN: Kim Pearson, General
	Attention: General Counsel	  	Counsel
		  	620 Omni Industrial Blvd.
	And	  	Summerville, South Carolina 29486
		  	Email: kpearson@thorne.com
	ICON Owner Pool 1 SF Non-	  	
	Business Parks, LLC	  	From and after the Commencement
	220 Commerce Drive, 4th Floor	  	Date:
	Fort Washington, PA 19034	  	
	Email: lease	  	Thorne Research, Inc.
	administration@gptreit.com	  	ATTN: Kim Pearson, General
		  	Counsel
	And	  	620 Omni Industrial Blvd.
		  	Summerville, South Carolina 29486
	ICON Owner Pool 1 SF Non-	  	Email: kpearson@thorne.com
	Business Parks, LLC	  	
	3100 Bristol Street, Suite 220	  	
	Costa Mesa, CA 92626	  	
	Attention: Asset Manager	  	

  

	 	1.13	 “Property” means the Building and the parcel(s) of land on which it is located (the
“Land”) and, at Landlord’s discretion, the parking facilities and other improvements, if any, serving the Building and the parcel(s) of Land on which they are located. 

  
 Oct 24, 2019 

	 	1.14	 “Project” means the buildings, including the Building located within Benicia Warehouse.

  

	 	1.15	 “Initial Tenant’s Work” means the work that Tenant may perform in the Premises pursuant
to a separate agreement (the “Work Letter”), attached to this Lease as Exhibit B. 

 2. PREMISES/USE.

  

	 	2.1	 Premises. Landlord hereby leases to Tenant the Premises, but excluding the Common Area (as herein
defined) and any other portion of the Building, the Land, Property and/or the Project. Tenant (i) accepts the Premises “AS-IS,” except as may be expressly set forth in the Work Letter,
(ii) acknowledges that the Premises are acceptable for Tenant’s use and that neither Landlord nor any broker or agent has made, or shall be deemed to have made, any representations or warranties in connection with the Premises or their
fitness for Tenant’s use or compliance with Applicable Laws (as herein defined) and (iii) waives all claims of defect in the Premises and any implied warranty that the Premises are suitable for Tenant’s intended purposes. Tenant
hereby acknowledges that the area of the Premises set forth in the Basic Lease Information is approximate only, and Tenant accepts and agrees to be bound by such figure for all purposes in this Lease. 

 

	 	2.2	 Use. The Premises shall be used only for the Permitted Use and for no other uses without Landlord’s
written consent. Tenant’s use of the Premises shall be in compliance with and subject to all applicable laws, statutes, codes, ordinances, orders, zoning, rules, regulations, conditions of approval and requirements of all federal, state,
county, municipal and governmental authorities and administrative or judicial orders or decrees and all permits, licenses, approvals and other entitlements issued by governmental entities, and rules of common law, relating to or affecting the
Property, the Premises or the Building or the use or operation thereof, whether now existing or hereafter enacted, including, without limitation ‘the Americans with Disabilities Act of 1990, 42 USC 12111 et seq. (the “ADA”) as
the same may be amended from time to time, all Environmental Laws (as defined in Section 15.1), and any covenants, conditions and restrictions encumbering the Land, Property and/or the Project (“CC&Rs”) or any supplement
thereto recorded in any official or public records with respect to the Property and/or the Project or any portion thereof (collectively, “Applicable Laws”). Tenant shall be responsible for obtaining any permit, business license, or
other permits or licenses required by any governmental agency permitting Tenant’s use or occupancy of the Premises and for performing, at Tenant’s sole cost, all modifications or additions to the Premises or the Common Areas in order to be
in ADA compliance. Notwithstanding anything to the contrary contained herein, Landlord shall have no obligation to bring the Premises or Common Areas into compliance with ADA. If a change to the Common Areas or the Building becomes required under
Applicable Law (or if any such requirement is enforced) as a result of any Alterations (herein defined) made to the Premises, the installation of any trade fixture in the Premises, any particular use of the Premises other than the Permitted Use, or
any breach of Tenant’s obligations 

	 	
under this Lease, then Tenant, upon demand, shall (x) at Landlord’s option, either make such change at Tenant’s cost or pay Landlord the cost of making such change, and
(y) pay Landlord a coordination fee equal to five percent (5%) of the cost of such change. In no event shall the Premises be used for any Prohibited Use (as defined in Exhibit C). Tenant shall comply with the rules and regulations
attached hereto as Exhibit D, together with such additional rules and regulations as Landlord may from time to time prescribe (“Rules and Regulations”). Landlord shall not be responsible or liable to Tenant for the non-performance of any other tenant or occupant of the Building or Project of the Rules and Regulations or for any interference or disturbance of Tenant by any other tenant or occupant. Tenant shall not commit
waste, overload the floors or structure of the Building, subject the Premises, the Building, the Common Area, Property or the Project to any use which would damage the same or increase the risk of loss or violate any insurance coverage, permit any
unreasonable odors, smoke, dust, gas, substances, noise or vibrations to emanate from the Premises, take any action which would constitute a nuisance or would disturb, obstruct or endanger any other tenants, take any action which would abrogate any
warranties, use or allow the Premises to be used for any unlawful purpose or conduct, or permit to be conducted, any auction upon the Premises. 

3. ADJUSTMENT OF COMMENCEMENT DATE; POSSESSION. 
  

	 	3.1	 Intentionally Omitted. 

 

	 	3.2	 Possession. Landlord shall not be liable for a failure to deliver possession of the

 Premises or any other space including as a result of the holdover or unlawful possession of such space by another
party, provided, however, Landlord shall use reasonable efforts to obtain possession of any such space. In such event, the Commencement Date for the Premises, or the commencement date for such other space, as applicable, shall be postponed until the
date Landlord delivers possession of such space to Tenant free from occupancy by any party. Except as otherwise provided in this Lease, Tenant shall not be permitted to take possession of or enter the Premises prior to the Commencement Date without
Landlord’s approval. 
  

	 	3.3	 Early Access. Notwithstanding the foregoing but subject to the terms of this Section 3.3, provided
that this Lease has been fully executed by all parties and Tenant has delivered all prepaid rental, the Security Deposit and the insurance certificates required hereunder, Tenant, at Tenant’s sole risk, shall be permitted to occupy the Premises
solely for purposes of performing the Initial Tenant’s Work mid installing furniture, equipment or other personal property. Such possession prior to the Commencement Date 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 Commencement Date during which Tenant occupies the Premises for such purposes. However, Tenant shall be liable for any separately metered utilities and
services provided to Tenant during such period as described above. 

 4. RENT. Tenant shall pay to Landlord the Base Rent, Real Property Taxes (as herein defined)
and Operating Expenses (as herein defined), without notice, demand, offset or deduction, in advance, on the first day of each calendar month. All Rent and payments required to be paid by Tenant to Landlord shall be made by Tenant payable to the
entity and sent to the address Landlord designates and shall be made by good and sufficient check payable in United States of America currency or by other means acceptable to Landlord or by Electronic Fund Transfer of immediately available federal
funds before 11:00 a.m. Eastern Time. Upon the execution of this Lease, Tenant shall pay to Landlord the third month’s Base Rent (subject to Abated Base Rent), the Security Deposit, and the first monthly installment of estimated Operating
Expenses. If the Term commences (or ends) on a date other than the first (or last) day of a month, Base Rent shall be prorated on the basis of a thirty (30) day month. All sums other than Base Rent that Tenant is obligated to pay under this
Lease shall be deemed to be additional rent due hereunder (“Additional Rent”), whether or not such sums are designated Additional Rent. The term “Rent” means the Base Rent and all Additional Rent payable hereunder.
The obligation of Tenant to pay Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or
set-off any rent due hereunder except as may be expressly provided in this Lease. If Tenant is delinquent in any monthly installment of Base Rent or Additional Rent for more than five (5) days, Tenant
shall pay to Landlord on demand a late charge equal to ten percent (10%) of such delinquent sum and such delinquent sum shall also bear interest from the date such amount was due until paid in full at the lesser of (i) fifteen percent (15%); or
(ii) at the maximum rate permitted by law (“Applicable Interest Rate”). The provision for such late charge shall be in addition to all of Landlord’s other rights and remedies hereunder or at law and shall not be construed
as a penalty. 
 5. SECURITY DEPOSIT. Upon the execution of this Lease, Tenant shall pay to Landlord the Security Deposit. The Security Deposit
shall be held by Landlord as security for the full and faithful performance of each provision of this Lease to be performed by Tenant. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in the case of an
Event of Default by Tenant. If Tenant breaches any provision hereof, Landlord may, at its option, without limiting its remedies and without notice to Tenant, apply all or part of the Security Deposit to cure such breach and compensate Landlord for
any loss or damage caused by such breach, including any damage for which recovery may be made under California Civil Code § 1951.2. Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to its original amount. No
interest shall accrue on the Security Deposit and Landlord is not required to keep the Security Deposit separate from Landlord’s own funds. The Security Deposit shall be the property of Landlord, but shall be paid to Tenant within a reasonable
period of time after Tenant’s obligations under this Lease have been completely fulfilled. Landlord shall be released from any obligation with respect to the Security Deposit upon transfer of this Lease and the Premises to a person or entity
assuming Landlord’s obligations under this Section. 
 6. UTILITIES. 

 

	 	6.1	 Utilities. Tenant shall pay all charges for heat, water, gas, electricity, telephone, internet and any
other utilities and services used on or provided to the Premises, along with any taxes, penalties, and surcharges related thereto and any maintenance and facility charges in connection with the provision of such utilities. In the event the Premises
is not separately metered, Tenant shall have the option, subject to Landlord’s prior written consent and the terms of this Lease, to cause the Premises to be separately metered at Tenant’s cost and expense. If Tenant does not elect to
cause the Premises to be separately metered, Tenant shall pay a reasonable proration of utilities, as determined by Landlord. 

	 	6.2	 Interruption of Utilities. Landlord shall have no liability to Tenant for any interruption in utilities
or services to be provided to the Premises when such failure is caused by all or any of the following: (a) accident, casualty, breakage or repairs; (b) strikes, lockouts or other labor disturbances or labor disputes of any such character;
(c) governmental regulation, moratorium or other governmental action; (d) inability, despite the exercise of reasonable diligence, to obtain electricity, water or fuel; (e) service interruptions or any other unavailability of
utilities resulting from causes beyond Landlord’s control including without limitation, any electrical power “brown-out” or “black-out”; (f) act
or default by Tenant or other party; or (g) any other cause beyond Landlord’s reasonable control. In addition, in the event of any such interruption in utilities or services, Tenant shall not be entitled to any abatement or reduction of
Rent (except as expressly provided in Section 16 and Section 17 if such failure is a result of any casualty damage or Taking described therein), no eviction of Tenant shall result, and Tenant, shall not be relieved from the performance of
any covenant or agreement in this Lease. In the event of any stoppage or interruption of services or utilities which are not obtained directly by Tenant, Landlord shall diligently attempt to resume such services or utilities as promptly as
practicable. Tenant hereby waives the provisions of any applicable existing or future law, ordinance or governmental regulation concerning constructive eviction or permitting the termination of this Lease due to an interruption, failure or inability
to provide any services. 

 7. TAXES. Tenant shall pay to Landlord Tenant’s Share of all Real Property Taxes (as herein denied)
for each full or partial calendar year during the Term in accordance with the terms and provisions of Section 8 and Section 9 below. “Real Property Taxes” shall mean (a) all taxes, assessments, supplementary taxes,
possessory interest taxes, levies, fees, exactions or charges and other governmental charges, together with any interest, charges, fees and penalties in connection therewith, which are assessed, levied, charged, conferred or imposed by any public
authority upon the Land, the Building, the Property, the Project or any other improvements, fixtures, equipment or other property located at or on the Land, the Building, the Property, or the Project, all capital levies, franchise taxes, any excise,
use, margin, transaction, sales or privilege taxes, assessments, levies or charges and other taxes assessed or imposed on Landlord upon the rents payable to Landlord under this Lease (excluding net income taxes imposed on Landlord unless such net
income taxes are in substitution for any Real Property Taxes payable hereunder), including but not limited to, gross receipts taxes, assessments for special improvement districts and building improvement districts, governmental charges, fees and
assessments for police, fire, traffic mitigation or other governmental service of purported benefit to the Land, Building, Property, Project or Premises, taxes and assessments levied in substitution or supplementation in whole or in part of any such
taxes and assessments and the share of the Land, Building, Property, Project and Premises of any real estate taxes and assessments under any reciprocal easement agreement, common area agreement or similar agreement as to the Land, Building,
Property, Project or Premises; (b) all personal property taxes for property that is owned by the landlord and used in connection with the operation, maintenance and repair of the Land, Building,

 
Project or Premises; and (c) all costs and fees incurred in connection with seeking reductions in any tax liabilities described in (a) and (b), including, without limitation, any costs
incurred by the landlord for compliance, review and appeal of tax liabilities. Prior to delinquency, Tenant shall pay all taxes and assessments, together with any interest, charges, fees and penalties in connection therewith, levied upon trade
fixtures, alterations, additions, improvements, inventories, equipment and other personal property located and/or installed on the Premises by Tenant; and, upon request, Tenant shall provide Landlord copies of receipts for payment of all such taxes
and assessments. To the extent any such taxes are not separately assessed or billed to Tenant, Tenant shall pay the amount thereof as invoiced by Landlord. Landlord may, but is not obligated to, contest by appropriate legal proceedings the amount,
validity, or application of any Real Property Taxes or liens thereof. 
 8. OPERATING EXPENSES. 

 

	 	8.1	 Operating Expenses. Tenant shall pay to Landlord Tenant’s Share of Operating Expenses for each full
or partial calendar year during the Term, as provided in Section 9 below. It is intended that this Lease be a “triple net lease,” and that the Rent to be paid hereunder by Tenant will be received by Landlord without any deduction or
offset whatsoever by Tenant, foreseeable or unforeseeable, except as expressly set forth in this Lease. Except as expressly provided to the contrary in this Lease, Landlord shall not be required to make any expenditure, incur any obligation, or
incur any liability of any kind whatsoever in connection with this Lease or the ownership, construction, maintenance, operation or repair of the Premises, Property or the Project. To the extent the Building shares certain items or services with
other buildings, Landlord shall reasonably allocate items or services between such buildings and/or users. 

  

	 	8.2	 Definition of Operating Expenses. “Operating Expenses” means the total costs and
expenses incurred by Landlord in the ownership, operation, maintenance, repair, replacement and management of the Building, the Land, the Building Common Area, the Project and/or the Project Common Area, including, but not limited to:
(1) repair, replacement, maintenance, utility costs and landscaping of the Building Common Area and Project Common Area, including, but not limited to, any and all costs of maintenance, repair and replacement of all parking areas (including
bumpers, sweeping, striping and slurry coating), common driveways, loading and unloading areas, trash areas, outdoor lighting, sidewalks, walkways, landscaping (including tree trimming), irrigation systems, fences and gates and other costs which are
allocable to the Building, the Building Common Area, the Land, the Project and/or the Project Common Area; (2) non-structural maintenance and repair of the roof (and roof membrane), skylights and exterior
walls of the Premises (including exterior painting); (3) the costs relating to the insurance maintained by Landlord as described in Section 11.1 below, including, without limitation, Landlord’s cost of any deductible or self-insurance
retention; (4) costs under maintenance contracts for, and the repair and replacement of, the elevators, if any, and all heating, ventilation and air-conditioning (HVAC) systems, but only to the extent
maintained by Landlord or to the extent used in common with other occupants of the Building or Project or otherwise serving any Common Area; (5) maintenance, repair, replacement, monitoring and operation costs of all mechanical, electrical and
plumbing systems, but only to the extent maintained 

	 	
by Landlord or to the extent used in common with other occupants of the Building or Project or otherwise serving any Common Area; (6) maintenance, repair, replacement, monitoring and option
costs of the fire/life safety and sprinkler system (to the extent Landlord is obligated to do so pursuant to Section 12.2); (7) trash collection and snow removal costs; (8) costs of capital improvements or capital replacements (excluding
the roof structure) made to or capital assets acquired for the Building, the Project, or the Land after the Commencement Date that are intended to reduce Operating Expenses or are reasonably necessary for the health and safety of the occupants of
the Building or the Project or are required under any governmental law or regulation, which capital costs, or an allocable portion thereof, shall be amortized over the period determined by Landlord, together with interest on the unamortized balance
at ten percent (10%); (9) commercially reasonable reserves set aside for maintenance and repair; (10) any other costs incurred by Landlord related to the Building, the Land and/or the Project including, but not limited to, paving, parking
areas, roads, driveways, alleys, mowing, landscape, heating and ventilation; (11) assessments, association fees and all other costs assessed or charged under the CC&Rs, if any, that are attributable to the Land, the Building and/or the
Project in connection with any property owners or maintenance association or operator; and (12) a management fee, not to exceed 5% of gross receipts from leases at the Building and/or the Project, for the management of this Lease, the Premises,
the Building, the Land and/or the Project including the cost of those services which are customarily performed by a property management services company, whether performed by Landlord or by an affiliate of Landlord or through an outside management
company or any combination of the foregoing. Operating Expenses shall not include (i) replacement of or structural repairs to the roof structure or the exterior walls; (ii) repairs to the extent covered by insurance proceeds that are
actually received by Landlord, or paid by Tenant or other third parties; (iii) alterations solely attributable to tenants of the Project other than Tenant; (iv) marketing expenses; and (v) any cost or expense associated with
compliance with any laws, ordinances, rules or regulations regarding any condition existing in the Building or on the Land or in the Project if such condition existed prior to the Commencement Date. 

 

	 	8.3	 Gross Up. If the Project is less than ninety-five percent (95%) occupied during any calendar year, the
variable components of Operating Expenses as determined by Landlord shall be calculated as if the Project had been 95% occupied for the full calendar year. Any Operating Expenses or Real Property Taxes that are specifically attributable to the
Building or to any other building in the Project or to the operation, repair and maintenance thereof, may be allocated entirely to the Building or to such other building. However, any Operating Expenses and Real Property Taxes that are not
specifically attributable to the Building or to any other building or to the operation, repair and maintenance thereof, may be equitably allocated by Landlord to all buildings in the Project. 

 9. ESTIMATED EXPENSES. 

 

	 	9.1	 Payment. “Estimated Expenses” for any particular year shall mean Landlord’s
estimate of Operating Expenses and Real Property Taxes for a calendar year. Tenant shall pay Tenant’s Share of the Estimated Expenses with installments of Base Rent in monthly installments of one-twelfth
(1/12th) thereof on the first day of each calendar month during such year. If at any time Landlord determines that Operating Expenses and/or Real Property Taxes are projected to vary from the then Estimated Expenses, Landlord may, by notice to
Tenant, revise such Estimated Expenses, and Tenant’s monthly installments for the remainder of such year shall be adjusted so that by the end of such calendar year Tenant has paid to Landlord Tenant’s Share of the revised Estimated
Expenses for such year. 

  

	 	9.2	 Adjustment. “Operating Expenses and Real Property Taxes Adjustment” (or
“Adjustment”) shall mean the difference between Tenant’s Share of Estimated Expenses, on the one hand, and Tenant’s Share of Operating Expenses and Real Property Taxes, collectively, on the other hand, for any calendar
year. Promptly after the end of each calendar year, Landlord shall deliver to Tenant a statement of Tenant’s Share of Operating Expenses and Real Property Taxes for such calendar year, accompanied by a computation of the Adjustment. If
Tenant’s payments for Operating Expenses are less than Tenant’s Share of Operating Expenses, of if Tenant’s payments of Real Property Taxes are less than Tenant’s Share of Real Property Taxes, then Tenant shall pay the difference
within twenty (20) days after receipt of such statement. Tenant’s obligation to pay such amount shall survive the expiration or termination of this Lease. If Tenant’s payments for Operating Expenses exceed Tenant’s Share of
Operating Expenses, or if Tenant’s payments for Real Property Taxes exceed Tenant’s Share of Real Property Taxes, then so long as an Event of Default by Tenant has not occurred Landlord shall credit such excess amount to future
installments of Tenant’s Share of Operating Expenses and/or Real Property Taxes, as the case may be, for the next calendar year (or pay to Tenant such excess in the event the Term has expired). If an Event of Default by Tenant occurs, Landlord
may, but shall not be required to, credit such amount to Rent arrearages. 

 10. INDEMNITY AND WAIVER OF CLAIMS. 

 

	 	10.1	 Indemnity. Tenant shall indemnify, protect, defend (by counsel acceptable to Landlord) and hold harmless
Landlord and Landlord’s affiliated entities, and each of their respective trustees, members, managers, principals, beneficiaries, partners, directors, officers, employees, shareholders, Mortgagees, agents, contractors, successors and assigns
(individually and collectively, “Indemnitees”) from and against any and all claims, judgments, causes of action, damages, obligations, penalties, fines, taxes, costs, liens, liabilities, losses, charges and expenses, including
without limitation all attorneys’ fees and other professional fees (collectively referred to as “Losses”) which may be imposed upon, incurred by or asserted against Landlord or any of the Indemnitees at any time during or after
the Term by any third party and arising out of or in connection with (1) any Event of Default in the performance of any obligation on Tenant’s part to be performed under the terms of this Lease, or (2) any damages or injury occurring
in the Premises, Tenant’s use of the Premises, any acts or omissions (including violations of Applicable Laws) of Tenant or any Tenant Party, the conduct of Tenant’s business, or any activity, work or things done, permitted or suffered by

	 	
Tenant or any Tenant Party in or about the Premises, the Building, the Common Area, the Property or other portions of the Project, except to the extent caused by Landlord’s gross negligence
or willful misconduct. Landlord reserves the right to retain counsel for its defense, in which case Tenant shall be responsible for the costs of such defense. The obligations of Tenant under this Section 10 shall survive the termination of this
Lease with respect to any claims or liability arising prior to such termination. 

  

	 	10.2	 Waiver of Claims. Tenant, as a material part of the consideration to Landlord, hereby assumes all risk
of illness or injury to persons in, upon or about the Premises, the Building, the Land, the Common Area or other portions of the Property or Project arising from any cause and all risk of damage to property including, but not limited to,
Tenant’s Property and all Alterations in, upon or about the Premises, the Building, the Land, the Common Area or other portions of the Property arising from any cause and Tenant hereby expressly releases Landlord and the Indemnities and waives
all claims in respect thereof against Landlord and the Indemnities provided, however, subject to Section 11.3.5, the foregoing release and waiver shall not apply to the extent such claims are caused by Landlord’s gross negligence or
willful misconduct. Without limiting the generality of the foregoing, Landlord shall not be liable for any damages arising from any act or neglect of any contractor or other tenant, if any of the Building or the Project or Landlord’s failure to
enforce the terms of any agreements with parties other than Tenant. 

 11. INSURANCE. 

 

	 	11.1	 Landlord. Landlord shall maintain insurance through individual or blanket policies insuring the Building
against fire and extended coverage (including, if Landlord elects, “all risk” or “special cause of loss form” coverage, earthquake/volcanic action, flood and/or surface water insurance) for the full replacement cost of the
Building, with deductibles in the form and endorsements of such coverage as selected by Landlord, together with business interruption insurance against loss of Rent in an amount equal to the amount of Rent for a period of at least twelve
(12) months commencing on the date of loss. Landlord may also carry such other insurance as Landlord may deem prudent or advisable, including, without limitation, liability insurance in such amounts and on such terms as Landlord shall
determine. Tenant shall pay to Landlord, as a portion of the Operating Expenses, the costs of the insurance coverages described herein, including, without limitation, Landlord’s cost of any self-insurance deductible or retention.

  

	 	11.2	 Tenant. Tenant shall, at Tenant’s expense, obtain and keep in force at all times the following
insurance (and any other commercially reasonable form(s) of insurance Landlord may reasonably require from time to time) in the following coverage amounts, which coverage amounts Landlord may reasonably increase from time to time upon reasonable
advance written notice to Tenant in the event Tenant’s operations change or Landlord otherwise reasonably determines that such coverage amounts are inadequate under the circumstances: 

	 	11.2.1	 Commercial General Liability Insurance (Occurrence Form). A policy of commercial general liability
insurance (“CGL Policy”) (occurrence form) having a combined single limit of not less than One Million Dollars ($1,000,000.00) per occurrence and Two Million Dollars ($2,000,000.00) aggregate per location (if Tenant has multiple locations)
(and not more than Twenty-Five Thousand Dollars ($25,000.00) self-insured retention/deductible), providing coverage for defense costs outside of the policy limits and including coverage for, among other things, bodily injury, personal injury,
property damages arising out of Tenant’s operating and contractual liabilities, including coverage formerly known as broad form, blanket contractual liability for both oral and written contracts, premises and operations, products/completed
operations, owners and contractors protective, personal and advertising injury, and with an “Additional Insured-Managers or Lessors of Premises Endorsement” and containing the “Amendment of the Pollution Exclusion Endorsement”
for damage caused by heat, smoke or fumes from a hostile fire. The CGL Policy shall delete the exclusion for operations within fifty (50) feet of a railroad track (railroad protective liability), if applicable, and if applicable, and, if
necessary, Tenant shall provide for restoration of the aggregate limit. The CGL Policy shall not contain any intra-insured exclusions as between insured persons or organizations, but shall include coverage for liability assumed under this Lease as
an “insured contract” for the performance of Tenant’s indemnity obligations under this Lease; 

  

	 	11.2.2	 Automobile Liability Insurance. Business automobile liability insurance having a combined single limit
of not less than One Million Dollars ($1,000,000.00) per occurrence and insuring Tenant against liability for claims arising out of ownership, maintenance, or use of any owned, hired or non-owned automobiles;

  

	 	11.2.3	 Workers’ Compensation and Employer’s Liability Insurance. Workers’ compensation insurance
having limits not less than those required by applicable state and federal statute, and covering all persons employed by Tenant, including volunteers, in the conduct of its operations on the Premises, together with employer’s liability
insurance coverage in the amount of at least One Million Dollars ($1,000,000.00) each accident for bodily injury by accident; One Million Dollars ($1,000,000.00) each employee for bodily injury by disease; and One Million Dollars ($1,000,000.00)
policy limit for bodily injury by disease; 

  

	 	11.2.4	 Property Insurance. “All risk” or “special cause of loss form” property insurance
including coverage for vandalism, malicious mischief, sprinkler leakage and, if applicable, boiler and machinery comprehensive form, insuring (1) Tenant’s fixtures, furniture, equipment (including electronic data processing equipment, if
applicable), merchandise, inventory, and all other personal property and other contents contained within the Premises 

	 	
(collectively “Tenant’s Property”) and (2) the Alterations (as hereinafter defined) in an amount equal to the then applicable full replacement cost thereof. Landlord
shall be designated as a loss payee with respect to Tenant’s property insurance on any Alterations. The foregoing property insurance shall include warehouser’s legal liability or bailee customers insurance for the full replacement cost of
the property belonging to invitees and located in the Premises, if the property of Tenant’s invitees is to be kept in the Premises; 

  

	 	11.2.5	 Business Interruption. Loss of income and extra expense insurance in amounts as will reimburse Tenant
for direct or indirect loss of earnings for a period of not less than twelve (12) months, attributable to all perils included in the “all risk” or “special cause of loss form” property insurance policy required in
Section 11.2.4 above or attributable to prevention of access to the Premises as a result of such perils; and 

  

	 	11.2.6	 Environmental Insurance. If require by Landlord because of special environmental concerns regarding
Tenant’s operations, Pollution Legal Liability Insurance and/or Environmental Impairment Insurance covering claims for damage or injury caused by hazardous materials, including, without limitation, bodily injury, wrongful death, property
damage, including loss of use, removal, cleanup and restoration or work and material necessary to return the Premises and any other property of whatever nature located on the Premises to their condition existing prior to the appearance of
Tenant’s hazardous materials on the Premises. If such coverage is required, Landlord shall determine limits of liability. 

  

	 	11.2.7	 Umbrella/Excess Insurance. An umbrella policy or excess liability policy having a limit of not less than
Five Million Dollars ($5,000,000.00), which policy shall be in “following form” and shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary insurance. Such umbrella liability policy or
excess liability policy shall include coverage for additional insureds. 

  

	 	11.3	 General. 

  

	 	11.3.1	 Insurance Companies. Insurance required to be maintained by Tenant shall be written by companies
licensed to do business in the state in which the Premises are located and having a “Financial Strength Rating” of at least “A-VIII” (or such higher rating as may be required by a Mortgagee
[as herein defined] having a lien on the Premises) as determined by A.M. Best Company. 

	 	11.3.2	 Certificates of Insurance. Tenant shall deliver to Landlord certificates of insurance for all insurance
required to be maintained by Tenant in the form of ACORD 28 (Evidence of Commercial Property Insurance) and ACORD 25-S (Certificate of Liability Insurance) (or in a form acceptable to Landlord in its
reasonable discretion), no later than seven (7) days after the Effective Date of this Lease (but in any even prior to any entry onto the Premises by Tenant or any employee, agent or contractor of Tenant). Upon request, Tenant shall also provide
to Landlord a true, correct and complete copy of the actual insurance policy for all insurance required to be maintained by Tenant hereof. Tenant shall, at least ten (10) days prior to expiration of any required coverage, furnish Landlord with
certificates of insurance does not constitute approval or agreement by Landlord that the insurance requirements in Section 11.2 have been met, and failure of Landlord to demand such evidence of full compliance with these insurance requirements
or failure of Landlord to identify a deficiency from evidence provided will not be construed as a waiver of Tenant’s obligation to maintain such insurance. If tenant fails to maintain any insurance required in this Lease, Tenant shall be liable
for all losses and costs suffered or incurred by Landlord (including litigation costs and attorneys’ fees and expenses) resulting from said failure. If Tenant fails to deliver any certificate or renewal to Landlord required under this Lease
within the prescribed time period or in any such policy is canceled or modified during the Term without Landlord’s prior written consent, Landlord may obtain such insurance for the exclusive benefit of Landlord, in which case Tenant shall
reimburse Landlord for the cost of such insurance within 15 days after receipt of a statement that indicated the cost of such insurance. 

  

	 	11.3.3	 Additional Insureds; Primary Coverage. Landlord, Landlord’s Mortgagee, if any, any property
management company of Landlord for the Premises, and any other party designated by Landlord shall be named as additional insureds (“Additional Insureds”) under Insurance Services Office (“ISO”) endorsement CG 201011
85 under all of the policies required by Sections 11.2.1, 11.2.2, 11.2.6 and 11.2.7, and such endorsement shall be included with the certificates to be provided to Landlord pursuant to Section 11.3.2 above. The policies carried or required to
be carried by Tenant pursuant to Sections 11.2.1, 11.2.2, 11.2.6 and 11.2.7 shall provide for severability of interest and shall be primary as respects the Additional Insureds, and any insurance maintained by the Additional Insureds shall be excess
and non-contributing. Landlord is to be insured as its interests may appear and is to be designated as a loss payee on the insurance required to be maintained by Tenant pursuant to Sanction 11.2.4.

  

	 	11.3.4	 Limits of Insurance. The limits and types of insurance maintained by Tenant shall not limit
Tenant’s liability under this Lease, except as expressly provided in Section 11.3.5 below. 

	 	11.3.5	 Mutual Waiver of Subrogation. Each party waives, and shall cause its insurance carrier to waive any
right of recovery against the other for any loss of or damage to property which loss or damage is (or, if the insurance required hereunder had been carried, would have been) covered by insurance. For purposes of this Section 11.3.5, any
deductible with respect to a party’s insurance shall be deemed covered by, and recoverable by such party under, valid and collectable policies of insurance. 

 

	 	11.3.6	 Notification of Incidents. Tenant shall notify Landlord within twenty-four (24) hours after the
occurrence of any accidents or incidents in the Premises, the Building, Common Areas, Property or the Project which could give rise to a claim under any of the insurance policies required under this Section 11. 

12. REPAIRS AND MAINTENANCE. 
  

	 	12.1	 Tenant Obligations. Except as otherwise expressly provided in Section 12.2, Tenant, at
Tenant’s sole cost and expense, shall keep and maintain the interior and exterior of the Premises in good, clean and safe order, condition and repair, including replacement (as necessary), including, without limitation, the following: loading
docks, roll up doors and ramps; floors, subfloors and floor coverings; walls and wall coverings (excluding painting of exterior walls); doors, locks and other locking devices, windows, glass and plate glass; ceilings, skylights, and lighting
systems; all plumbing, electrical and mechanical equipment and systems inside or exclusively serving the Premises; all heating, ventilating and air conditioning equipment and systems inside or exclusively serving the Premises (subject to
Landlord’s rights described below); and wiring, appliances and devices using or containing refrigerants, or otherwise attached to or part of Tenant’s trade-fixtures and/or equipment. Tenant shall enter into a regularly scheduled preventive
maintenance/service contract (“Service Contract”) with a maintenance contractor reasonably acceptable to Landlord for servicing all heating ventilation, and air conditioning systems and equipment inside or exclusively serving the
Premises (collectively, the “HVAC System”). Tenant shall deliver full and complete copies of the Service Contract (and any other service contracts entered into by Tenant) to Landlord within one hundred twenty (120) days after
the Commencement Date. Notwithstanding the foregoing, Landlord may elect to maintain the Service Contract respecting the HVAC System, in which case Tenant shall reimburse Landlord within thirty (30) days after Landlord’s demand for the
cost of the Service Contract and shall promptly undertake and complete the repairs and/or replacements recommended by such maintenance contractor during the Term of this Lease. All repairs and replacements by Tenant shall be made and performed:
(1) at Tenant’s cost and expense and at such time and in such manner as Landlord may designate, (2) by certified contractors or mechanics reasonably approved by Landlord, (3) so that same shall be at least equal in quality, value
and utility to the original work or installation, (4) in a manner and using equipment and materials that will not interfere with or impair the operations, use or occupation of the Building or any of the mechanical, electrical, plumbing or other
systems in the Building, Property or the Project, and (5) in accordance with the Rules and Regulations and all Applicable Laws. In the event Tenant fails, in the reasonable judgment of Landlord, to maintain the Premises in accordance with the
obligations under this Lease, which failure continues at the end of 

	 	
fifteen (15) days following Tenant’s receipt of written notice from Landlord stating the nature of the failure, or in the case of an emergency immediately without prior notice, Landlord
shall have the right to enter the Premises and perform such maintenance, repairs or refurbishing at Tenant’s sole cost and expense (including a sum for overhead to Landlord equal to ten percent (10%) of the costs of maintenance, repairs or
refurbishing). Tenant shall maintain written records of maintenance and repair, as required by any Applicable Law. 

  

	 	12.2	 Landlord Obligations. Landlord shall repair damage to structural portions of the roof, foundation and
load-bearing portions of walls (excluding wall coverings, painting, glass and doors) of the Building; provided, (a) if such damage is caused by an act or omission of Tenant, or any Tenant Party, then such repairs shall be at Tenant’s sole
expense and (b) Landlord shall not be required to make any repair resulting from (1) any alteration or modification to the Building or to mechanical equipment within the Building performed by, for or because of Tenant or to special
equipment or systems installed by, for or because of Tenant, (2) the installation, moving, use or operation of Tenant’s Property, (3) Tenant’s use or occupancy of the Premises in violation of Section 15 of this Lease,
(4) fire and other casualty, except as provided by Section 16 of this Lease, or (5) condemnation, except as provided in Section 17 of this Lease. There shall be no abatement of Rent during the performance of such work. Landlord
shall not be liable to Tenant for injury or damage that may result from any defect in the construction or condition of the Premises, nor for any damage that may result from interruption of Tenant’s use of the Premises during any repairs by
Landlord. Tenant waives any right to repair the Premises, the Building, the Project and/or the Common Area at the expense of Landlord under any Applicable Laws. 

13. ALTERATIONS. 
  

	 	13.1	 Trade Fixtures; Alterations. Subject to limitations set forth in this Lease, Tenant may install
necessary trade fixtures, equipment and furniture in the Premises, provided that all alterations are done in compliance with Exhibit F and such items are installed and are removable without structural or material damage to the Premises, or the
Building. Tenant shall not construct, nor allow to be constructed, any alterations or physical additions in, about or to the Premises without obtaining the prior written consent of Landlord, which consent shall be conditioned upon Tenant’s
compliance with the provisions of Exhibit F and any other applicable requirements of Landlord regarding construction of improvements and alterations. If Landlord does not respond to a written request from Tenant made in accordance with Exhibit F
within ten (10) business days, then Landlord shall be deemed to disapprove such request. If requested by Landlord, Tenant shall file a notice of completion after completion of such work and provide Landlord with a copy thereof.

  

	 	13.2	 Damage; Removal. Upon the expiration or earlier termination of this Lease, Tenant shall remove any or
all trade fixtures, alterations, additions, improvements and partitions (“Alteration(s)”) made or installed by or for the benefit of Tenant and repair all damage caused by the installation or removal thereof; provided, however, Landlord

	 	
may require Tenant to have all or any portion of such items designated by Landlord to remain at the Premises, in which event they shall be and become the property of Landlord upon the expiration
or earlier termination of this Lease. All such removals and restoration shall be accomplished in a good and workmanlike manner and so as not to cause any damage to the Premises, the Building, the Common Area, the Property or the Project whatsoever.

  

	 	13.3	 Liens. Tenant shall promptly pay a charge all claims for labor performed, supplies furnished and
services rendered at the request of Tenant and shall keep the Premises free of all mechanics’ and materialmen’s liens in connection therewith. Tenant shall provide at least ten (10) days prior written notice to Landlord before any
labor is performed, supplies furnished or services rendered on or at the Premises and Landlord shall have the right to post on the Premises notices of non-responsibility. Tenant shall remove any such lien
within ten (10) business days after notice from Landlord, and if Tenant fails to do so, an Event of Default by Tenant shall have occurred, and in addition, Landlord, without limiting its remedies, may bond, insure over or otherwise pay the
amount necessary to cause such removal, whether or not such lien is valid. The amount so paid, together with reasonable attorneys’ fees and expenses, shall be reimbursed by Tenant upon demand. 

14. LANDLORD’S RIGHTS. Landlord reserves the right to enter the Premises upon reasonable notice to Tenant (or without notice in case of an
emergency) and/or to undertake the following all without abatement of rent or liability to Tenant: inspect the Premises and/or the performance by Tenant of the terms and conditions hereof; make such alterations, repairs, improvements or additions to
the Premises as required or permitted hereunder; change boundary lines of the Land so long as such change does not materially and adversely impact Tenant’s use of the parking area and/or access to the Premises; install, use, maintain, repair,
alter, relocate or replace any pipes, ducts, conduits, wires, equipment and other facilities in the Common Area or the Building; install, maintain and operate conduit cabling within the utility and/or conduit ducts and risers within the Building, as
well as grant lease, license or use rights to third parties, to utilize the foregoing easements or licenses on the Land, the Property and/or the Project; grant easements, rights of way, utility raceways and make dedications; dedicate for public use
portions of the Land, the Property and/or the Project; and record parcel maps, restrictions, covenants, conditions and restrictions affecting the Land, the Property and/or the Project and/or amendments to existing CC&Rs which do not unreasonably
interfere with Tenant’s use of the Premises or impose additional material monetary obligations on Tenant; change the name of the Building, the Property and/or the Project; affix reasonable signs and displays on the Building and/or the Land
(including rental signs); and, show the Premises to prospective purchasers, current or prospective investors, Mortgagees, ground lessees or insurers, or, during the last twelve (12) months of the Term (or while an uncured Event of Default
exists), prospective tenants. If reasonably necessary, Landlord may temporarily close all or a portion of the Premises to perform repairs, alterations and additions. However, except in emergencies, Landlord will not close the Premises if the work
can reasonably be completed on weekends and after normal business hours. Entry by Landlord shall not constitute a constructive eviction or entitle Tenant to an abatement or reduction of Rent. 

 15. ENVIRONMENTAL MATTERS. 

 

	 	15.1	 Hazardous Materials. Tenant shall not cause nor permit, nor allow any of Tenant’s or Tenant’s
affiliates’ employees, agents, customers, visitors, invitees, licensees, contractors, assignees or subtenants (individually, a “Tenant Party” and collectively, “Tenant’s Parties”) to cause or permit, any
Hazardous Materials (as defined herein) to be brought upon, stored, manufactured, generated, blended, handled, recycled, treated, disposed or used on, under or about the Premises, the Building, the Common Area, Property or the Project, except for
routine office and janitorial supplies in usual and customary quantities stored, used and disposed of in accordance with all applicable Environmental Laws. Tenant shall not install, operate or maintain any above or below grade tank, sump, pit, pond,
lagoon or other storage or treatment vessel or device on the Property without Landlord’s prior written consent which may be withheld in Landlord’s sole discretion. As used herein, the term “Environmental Laws” means all
applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any governmental authority or agency regulating or relating to health, safety, or environmental conditions on, under, or
about the Premises or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation and Recovery Act; and all state and local counterparts thereto,
and any regulations or the term “Hazardous Materials” means and pollutant, or contaminant listed or defined as Environmental Laws, asbestos and petroleum, including crude oil or any fraction thereof, natural gas liquids, liquefied
natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas) and explosives, flammables, or radioactive substances of any kind. As defined in Environmental Laws, Tenant is and shall be deemed to be the
“operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant, its agents, employees, contractors or invitees, and the wastes,
by-products, or residues generated, resulting, or produced therefrom. Tenant and Tenant’s Parties shall comply with all Environmental Laws and promptly notify Landlord in writing of the violation of any
Environmental Law or presence of any Hazardous Materials, other than office and janitorial supplies as permitted above, in, on, under or about the Premises or the improvements or the soil or groundwater thereunder. Tenant shall neither create or
suffer to exist, nor permit any Tenant Party to create or suffer to exist any lien, security interest or other charge or encumbrance of any kind with respect to the Property, including without limitation, any lien imposed pursuant to
Section 107(f) of the Superfund Amendments and Reauthorization Act of 1986 (42 U.S.C. Section 9607(1)) or any similar state statute. Landlord shall have the right to enter upon and inspect the Premises and to conduct tests, monitoring and
investigations. If such tests indicate the presence of any environmental condition caused or exacerbated by Tenant or any Tenant Party or arising during Tenant’s or any Tenant Party’s occupancy, Tenant shall reimburse Landlord for the cost
of conducting such tests. The phrase “environmental condition” shall mean any adverse condition relating to any Hazardous Materials or the environment, including surface water, groundwater, drinking water supply, land, surface or
subsurface strata or the ambient air and includes air, land and water pollutants, noise, vibration, light and odors. In the event of any such environmental condition, Tenant shall promptly notify both the property manager and

	 	
the Landlord and shall promptly take any and all steps necessary to rectify the same to the satisfaction of the applicable agencies and Landlord, or shall, at Landlord’s election, reimburse
Landlord, upon demand, for the cost to Landlord of performing work. The reimbursement shall be paid to Landlord in advance of Landlord’s performing such work, based upon Landlord’s reasonable estimate of the cost thereof; and upon
completion of such work by Landlord, Tenant shall pay to Landlord any shortfall promptly after receipt of Landlord’s bills therefor or Landlord shall promptly refund to Tenant any excess deposit, as the case may be. 

 

	 	15.2	 Indemnification. Tenant shall indemnify, protect, defend (by counsel acceptable to Landlord) and hold
harmless the Indemnitees from and against any and all Losses of or in connection with (1) Tenant and/or any Tenant Party’s breach of this Section 15, or (2) the presence of Hazardous Materials on, under or about the Premises or
other property as a result (directly or indirectly) of Tenant’s and/or any Tenant Party’s activities, or failure to act, in connection with the Premises. Landlord reserves the right to retain counsel for its defense, in which case Tenant
shall be responsible for the cost of such defense. This indemnity shall include, without limitation, any Losses arising from or in connection with (i) the effects of any contamination or injury to person, property or the environment created or
suffered by Tenant, (ii) the cost of any required or necessary repair, cleanup or detoxification, and the preparations and implementation of any closure, monitoring or other required plans, whether such action is required or necessary prior to
or following the termination of this Lease, interest, penalties, profits, consequential damages, the cost of demolition or rebuilding any improvements on real property, interest, penalties and damages arising from claims brought by or on behalf of
employees of Tenant (with respect to which Tenant waives any right to raise as a defense against Landlord any immunity to which it may be entitled under any industrial or worker’s compensation laws), (iv) fees, costs or expenses incurred for
the services of attorneys, consultants, contractors, experts, laboratories, and all other costs incurred in connection with the investigation or remediation of such Hazardous Materials or violation of such Environmental Laws, and (v) diminution
in the fair market value of the Property including without limitation any reduction in fair market rental value or life expectancy of the Property or improvements located thereon or the restriction on the use of or adverse impact on the marketing of
the Property or any portion thereof. Neither the written consent by Landlord to the presence of Hazardous Materials on, under or about the Premises, nor the strict compliance by Tenant with all Environmental Laws, shall excuse Tenant from
Tenant’s obligation of indemnification pursuant hereto. Tenant’s obligations pursuant to the foregoing indemnity shall survive the expiration or termination of this Lease. Neither the written consent by Landlord to the presence of
Hazardous Materials on, under or about the Premises, nor the strict compliance by Tenant with all Environmental Laws, shall excuse Tenant from Tenant’s obligation of indemnification pursuant hereto. Tenant’s obligations pursuant to the
foregoing indemnity shall survive the expiration or termination of this Lease. 

	 	15.3	 Environmental Questionnaire Disclosure. Prior to the execution of this Lease, Tenant shall complete,
execute, and deliver to Landlord a Hazardous Materials Survey Form in the form of Exhibit G attached hereto (“Survey Form”), and Tenant shall certify to Landlord that all information contained in the Survey Form is true and
correct. The completed Survey Form shall be deemed incorporated into this Lease for all purposes, and Landlord shall be entitled to rely on the information contained therein. Within ten (10) days following receipt by Tenant of a written request
therefore from Landlord (which request shall not be made more often than annually), Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof, which were stored, generated, used or
disposed of on, under or about the Premises for the twelve (12) month period prior to and after each such request, or which Tenant intends to store, generate, use or dispose of on, under or about the Premises. At Landlord’s option,
Tenant’s disclosure obligation under this Subparagraph shall include the requirement that Tenant update, execute and deliver to Landlord the Survey Form, as the same may be modified by Landlord from time to time. 

 

	 	15.4	 Surrender. In the 90 days prior to the expiration or termination of the Lease, and for up to 90 days
after the late to occur of: (i) Tenant’s full surrender to Landlord of exclusive possession of the Property; and (ii) the termination of this Lease, Landlord may have an environmental assessment of the Property performed. Tenant shall
perform, at its sole cost and expense, any clean-up or remedial work recommended by the consultant performing such assessment which is necessary to remove, mitigate or remediate any Hazardous Materials and/or
contamination of the Property caused by the acts or omissions of Tenant or any Tenant Parties. Tenant’s obligations under this Section 15.4 shall survive the expiration or termination of this Lease. 

16. DAMAGE AND DESTRUCTION. If at any time during the Term all or a portion of the Premises are damaged by a fire or other casualty, Landlord
shall notify Tenant within sixty (60) days after Landlord becomes aware of such damage as to the amount of time Landlord reasonably estimates it will take to restore the Premises. If the restoration time is estimated to exceed nine
(9) months from the issuance of all permits, subject to extensions for Force Majeure, Landlord may elect to terminate this Lease and if such restoration period is greater than twelve (12) months from the issuance of all permits, then
Tenant may, as its sole remedy, terminate this Lease on or before thirty (30) days after receipt of Landlord’s notice describing the estimated restoration time that is greater than twelve (12) months. In addition, Landlord, by notice
to Tenant within ninety (90) days after the date of the fire or other casualty shall have the right to terminate this lease if: (1) any Mortgagee requires that the insurance proceeds be applied to the payment of the mortgage debt or ground
lease, or (2) a material uninsured loss to the Building or Premises occurs. If neither party either elects to terminate this Lease as provided above or if neither party has the right to terminate this Lease as provided above, then, subject to
receipt of sufficient insurance proceeds, Landlord shall promptly commence to restore the Premises, subject to delays arising from the collection of insurance proceeds or from Force Majeure events. Such restoration shall be to substantially the same
condition that existed prior to the fire or other casualty, except for modifications required by Applicable Laws. Upon notice from Landlord, Tenant shall assign or endorse over to Landlord (or to any party designated by Landlord) all property
insurance proceeds payable to Tenant under Tenant insurance with respect to any Alterations, provided if the estimated cost to repair such Alterations exceeds the amount of insurance proceeds received by Landlord from Tenant’s insurance
carrier, the excess cost of such repairs shall be paid by Tenant to Landlord prior to Landlord’s commencement of repairs. Within fifteen (15) days of demand, Tenant 

 
shall also pay Landlord for any additional excess costs that are determined during the performance of the repairs to such Alterations. In no event shall Landlord be required to spend more for the
restoration of the Premises than the proceeds received by Landlord, whether insurance proceeds or proceeds from Tenant. Landlord shall not be liable for any inconvenience to Tenant, or injury to Tenant’s business resulting in any way from the
fire or other casualty, or the repair thereof. If this Lease is not terminated by Landlord or Tenant in accordance with this section, Tenant shall be responsible for and shall pay to Landlord Tenant’s Share of any deductible or retention amount
payable under the property insurance for the Building following any such casualty. Tenant at Tenant’s expense shall promptly perform, subject to delays arising from the collection of insurance proceeds, or from Force Majeure events, all repairs
or restoration not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the foregoing, either party may terminate
this Lease if the Premises are damaged during the last year of the Term and Landlord reasonably estimates that it will take more than three (3) months to repair such damage. Provided no Event of Default by Tenant has occurred, Base Rent and
Tenant’s Share of Operating Expenses and Real Property Taxes shall be abated for the period of repair and restoration commencing on the date of such casualty event in the proportion which the area of the Premises, if any, which is untenantable
bears to the total area of the Premises. Such abatement shall be the sole remedy of Tenant, and except as provided herein, Tenant waives any right to terminate this Lease by reason of damage or casualty loss. Tenant agrees that the terms of this
Section 16 shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. 
 17.
CONDEMNATION. If any part of the Premises or the Building should be taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof (a
“Taking” or “Taken”), and the Taking would materially interfere with or impair Landlord’s ownership or operation of the Property and/or the Project (as determined by Landlord), then upon written notice by
Landlord this Lease shall terminate and Base Rent and Tenant’s Share of Operating Expenses and Real Property Taxes shall be apportioned as of said date. If part of the Premises or the Building shall be Taken and such condemnation does not
materially interfere with or impair Landlord’s ownership or operation of the Property and/or the Project, and this Lease is not terminated as provided above, the Base Rent and Tenant’s Share of Operating Expenses and Real Property Taxes
payable hereunder during the unexpired Term shall be reduced to such extent as Landlord reasonably determines under the circumstances. In the event of any such Taking, Landlord shall be entitled to receive the entire price or award from any such
Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim
against the condemning authority (but not Landlord) for such compensation as may be separately awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. If
only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition immediately prior to the Taking.
Tenant agrees that the terms of this Section 17 shall govern any Taking and shall accordingly supersede any contrary statute or rule of law. 

 18. DEFAULT. 
  

	 	18.1	 Event of Default. The occurrence of any of the following events shall, at Landlord’s option,
constitute an “Event of Default”: 

  

	 	18.1.1	 Tenant shall fail to pay any installment of Base Rent or any other payment required herein when due, and such
failure shall continue for a period of three (3) days after written notice to Tenant. 

  

	 	18.1.2	 Tenant or any guarantor or surety of Tenant’s obligations hereunder shall (1) make a general
assignment for the benefit of creditors; (2) commence any case, proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it as bankrupt or insolvent, or seeking reorganization,
arrangement, adjustment, liquidation, dissolution or composition of it or its debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively, a
“proceeding for relief’); (3) become the subject of any proceeding for relief which is not dismissed within sixty (60) days of its filing or entry; or (4) die or suffer a legal disability (if Tenant, guarantor, or surety is an
individual) or be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity). 

  

	 	18.1.3	 Any insurance required to be maintained by Tenant pursuant to this Lease shall be cancelled or terminated or
shall expire or shall be reduced or materially changed, except, in each case, as permitted in this Lease. 

  

	 	18.1.4	 Tenant shall not occupy or shall vacate the Premises whether or not Tenant is in monetary or other default
under this Lease. Tenant’s vacating of the Premises shall not constitute an Event of Default if, prior to vacating the Premises, Tenant has made arrangements reasonably acceptable to Landlord to (1) ensure that Tenant’s insurance for
the Premises will not voided or cancelled with respect to the Premises as a result of such vacancy, (2) ensure that the Premises are secured and not subject to vandalism and (3) ensure that the Premises will be properly maintained after
such vacation, including, but not limited to, keeping the heating, ventilation and cooling systems maintenance contracts required by this Lease in full force and effect. 

 

	 	18.1.5	 There shall occur any assignment, subleasing or other transfer of Tenant’s interest in or with respect to
this Lease except as otherwise permitted in this Lease. 

  

	 	18.1.6	 Tenant shall fail to discharge lien placed upon the Premises in violation of this Lease within fifteen days
after such lien or encumbrance is filed against the Premises. 

	 	18.1.7	 Tenant shall fail to comply with any provision of this Lease other than those specifically referred to in this
Section 18.1, and except as otherwise expressly provided herein, such default shall continue for more than thirty (30) days after Landlord shall have given Tenant written notice of such default. 

 

	 	18.1.8	 Tenant or any affiliate off Tenant is in default beyond any notice and cure period under any other lease or
agreement with Landlord at the Building or the Project. 

  

	 	18.2	 Landlord’s Remedies. Upon any Event of Default, Landlord shall have, in addition to any other
remedies available to Landlord at law or in equity (which shall be cumulative and nonexclusive), the option to pursue any one or more of the following remedies (which shall be cumulative and nonexclusive) without any notice or demand:

  

	 	18.2.1	 Landlord may terminate this Lease, in which event Tenant shall immediately surrender the Premises to Landlord,
and if Tenant fails to do so, Landlord may, without prejudice to any other remedy it may have for possession or arrearages in Rent, enter upon and take possession of the Premises and expel or remove Tenant and any other person who may be occupying
the Premises or any part thereof, without being liable for prosecution or any claim of damages therefor; and Landlord may recover from Tenant the following: 

  

	 	(a)	 The worth at the time of award of the unpaid Rent which had been earned at the time of such termination; plus

  

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

  

	 	(c)	 The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after the
time of award exceeds the amount of such Rent loss that Tenant proves could be reasonably avoided; plus 

  

	 	(d)	 Any other amount necessary to compensate Landlord for all the detriment proximately caused by Tenant’s
failure to perform its obligations hereunder or which in the ordinary course of things would be likely to result therefrom, including brokerage commissions, advertising expenses, expenses of remodeling any portion of the Premises for a new tenant
(whether for the same or a different use), and any special concessions made to obtain a new tenant; plus 

	 	(e)	 At Landlord’s option, such other amounts in addition to or in lieu of the foregoing as may be permitted,
om time to time by Applicable Law. 

 As used in Sections 18.2.1(a) and (b), the “worth at the time of
award” shall be computed by allowing interest at a rate per annum equal to the lesser of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415), published on the first
Tuesday of each Calendar month (or such other comparable index as Landlord shall reasonably designate if such rate ceases to be published) plus two (2) percentage points, or (ii) the highest rate permitted by Applicable Law. As used in
Section 18.2.1(c), the “worth at the time of award” shall be computed by discounting such amount at the discount, rate of the Federal Reserve Bank of San Francisco at the time of the award plus 1%. 

 

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

 

	 	18.2.3	 Landlord shall at all times have the rights and remedies (which shall be cumulative with each other and
cumulative and in addition to those rights and remedies available under Section 18.2.1 and Section 18.2.2, or any law or other provision hereof), without prior demand or notice except as required by law, to seek any declaratory, injunctive
or other equitable relief, and specifically enforce this Lease, or restrain or enjoin a violation or breach of any provision hereof. 

  

	 	18.3	 Efforts to Relet. Unless Landlord provides Tenant with express notice to the contrary, no re-entry, repossession, repair, maintenance, change, alteration, addition, reletting, appointment of a receiver or other action or omission by Landlord shall (a) be construed as an election by Landlord to
terminate this Lease or Tenant’s right to possession, or to accept a surrender of the Premises, or (b) operate to release Tenant from any of its obligations hereunder. Tenant waives, for Tenant and for all those claiming by, through or
under Tenant, California Civil Code § 3275, California Code of Civil Procedure §§ 1174(c) and 1179, and any existing or future rights to redeem or reinstate, by order or judgment of any court or by any legal process or writ, this
Lease or Tenant’s right of occupancy of the Premises after any termination hereof. 

	19.	 ASSIGNMENT AND SUBLETTING. 

 

	 	19.1	 Tenant shall not assign, sublet, convey, mortgage, license, or otherwise transfer
(“Transfer”), whether voluntarily or involuntarily or by operation of law, the Premises or any part thereof without Landlord’s prior written approval, which shall not be unreasonably withheld. A “Transfer” shall be
deemed to include, without limitation, any of the following: (i) the merger of Tenant with any other entity or the indirect or direct transfer of any controlling or managing ownership or beneficial interest in Tenant, and (ii) the
assignment or transfer of a substantial portion of the assets of Tenant, whether or not located at the Premises. If Tenant desires to undertake a Transfer, Tenant shall give Landlord prior written notice thereof with copies of all related documents
and agreements associated with the Transfer, including without limitation, the financial statements of any proposed assignee, subtenant or transferee, at least thirty (30) days prior to the anticipated effective date of the Transfer. Tenant
shall pay Landlord’s reasonable attorneys’ and financial consultant’s fees incurred in the review of such documentation whether or not a Transfer is consummated or approval is granted. If Landlord fails to notify Tenant in writing of
Landlord’s approval or disapproval of any proposed Transfer within fifteen (15) business days of Landlord’s receipt of all required documentation, Landlord shall be deemed to have disapproved such Transfer. If Landlord approves of
such Transfer, the parties shall enter into a consent agreement in a form reasonably designated by Landlord, and in the case of an assignment, the assignee shall assume in writing, for Landlord’s benefit, all of Tenant’s obligations
hereunder. Any purported Transfer contrary to the provisions hereof shall be void and constitute an Event of Default. This Lease may not be assigned by operation of law. In the event of an assignment of this Lease or subletting of more than 20% of
the rentable square footage of the Premises for more than 50% of the remaining Term (excluding unexercised options), Landlord shall have the right to recapture the portion of the Premises that Tenant is proposing to assign or sublease. If Landlord
exercises its right to recapture, this Lease shall automatically be amended (or terminated if the entire Premises is being assigned or sublet) to delete the applicable portion of the Premises effective on the proposed effective date of the Transfer,
although Landlord may require Tenant to execute a reasonable amendment or other document reflecting such reduction or termination. If Tenant receives rent or other consideration for any such Transfer in excess of the Rent, or in the case of a
sublease of a portion of the Premises, in excess of such Rent that is fairly allocable to such portion, after appropriate adjustments to assure that all other payments required hereunder are appropriately taken into account, Tenant shall pay
Landlord sixty percent (60%) of the difference between each such payment of rent or other consideration and the Rent required hereunder, after Tenant’s recovery of its actual and reasonable attorney’s fees, brokerage commissions and
improvement allowances or improvement costs incurred directly in connection with such assignment or subletting, determined on a straight-line basis. Tenant shall continue to be liable as a principal and not as a guarantor or surety to the same
extent as though no assignment had been made, and in no event shall any assignment or other Transfer release or relieve Tenant from any obligation under this Lease. Tenant shall not collaterally assign, mortgage, pledge, hypothecate or otherwise
encumber this Lease or any of Tenant’s rights hereunder without the prior written consent of Landlord, which consent Landlord may withhold in its sole discretion. 

	 	19.2	 Notwithstanding anything to the contrary contained in this Section 19, neither Tenant nor any other person
having a right to possess, use or occupy (for convenience, collectively referred to in this subsection as “Use”) the Premises shall enter into any lease, sublease, license, concession or other agreement for Use of all or any portion of the
Premises which provides for rental or other payment for such use based, in whole or in part, on the net income or profits derived by any person that leases, possesses, uses, or occupies all or any portion of the Premises (other than an amount based
on a fixed percentage or percentages of receipts or sales), and any such purported lease, sublease, license, concession or other agreement shall be absolutely void and ineffective as a Transfer of any right or interest in the Use of all or any part
of the Premises. 

  

	20.	 ESTOPPEL, ATTORNMENT, AND SUBORDINATION. 

 

	 	20.1	 Estoppel. Within ten (10) days after written request by Landlord, Tenant shall execute and deliver
a commercially reasonable certificate to those parties as are reasonably requested by Landlord (including a Mortgagee or prospective purchaser). Without limitation, such estoppel certificate may include a certification as to the status of this
Lease, the existence of any Event of Defaults and the amount of rent that is due and payable. Tenant’s failure to deliver said statement in such time period shall be an Event of Default hereunder and shall be conclusive upon Tenant that
(1) this Lease is in full force and effect, without modification except as may be represented by Landlord; (2) there are no uncured Event of Defaults in Landlord’s performance and Tenant has no right of offset, counterclaim or
deduction against Rent hereunder; and (3) no more than one month’s Base Rent has been paid in advance. 

  

	 	20.2	 Subordination. This Lease shall unconditionally be and at all times remain subject and subordinate to
all ground leases, master leases and all mortgages and deeds of trust which now or hereafter affect the Premises, the Property or the Project or Landlord’s interest therein (including any modifications, renewals or extensions thereof and all
amendments thereto) (collectively, referred to as a “Mortgage”, all without the necessity of Tenant’s executing further instruments to affect such subordination. The party having the benefit of a Mortgage shall be referred to
as a “Mortgagee”. If requested, Tenant shall execute and deliver to Landlord within ten (10) days after Landlord’s request whatever documentation that may reasonably be required to further effect the provisions of this paragraph
including a Subordination, Non-disturbance and Attornment Agreement (“SNDA”) in the form reasonably required by the applicable Mortgagee. Notwithstanding anything contained in this Lease to
the contrary, (1) the obligation for commissions under Section 26.19 shall not be binding on, and will not be enforceable against, any of Owner’s Mortgagees, and (2) such commission obligation shall be unconditionally subordinate
to the lien of any Mortgage, and any commissions otherwise payable under this Lease shall not be due or payable after an event of default under any such mortgage or other security interest. Notwithstanding anything to the contrary contained in this
Section 20.2, the holder of any such Mortgage may at any time subordinate its mortgage to this lease, without Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard
to their respective dates of executing, delivery or recording and in the event such Mortgagee shall have the same rights with respect to this Lease as though this Lease has been executed prior to the executing, delivery and recording of such
Mortgage and had been assigned to such Mortgagee. 

	 	20.3	 Attornment. Tenant hereby agrees that Tenant will recognize as its landlord under this Lease and shall
attorn to any person succeeding to the interest of Landlord in respect of the land and the buildings governed by this Lease upon any foreclosure of any Mortgage upon such land or buildings or upon the execution of any deed in lieu of foreclosure in
respect to such Mortgage. Tenant shall pay all rental payments required to be made pursuant to the terms of this Lease for the duration of the term of this Lease. Tenant’s attornment shall be effective and self-operative without the execution
of any further instrument immediately upon Mortgagee’s succeeding Landlord’s interest in this Lease and giving written notice thereof to Tenant. If requested, Tenant shall execute and deliver an instrument or instruments confirming its
attornment as provided for herein; provided, however, that no such Mortgagee or successor- in-interest shall be bound by any payment of Base Rent for more than one (1) month in advance, or any amendment
or modification of this Lease made without the express written consent of such Mortgagee where such consent is required under applicable loan documents. Mortgagee shall not be liable for, nor subject to, any offsets or defenses which Tenant may have
by reason of any act or omission of Landlord under this Lease, or for the return of any sums which Tenant may have paid to Landlord under this Lease as and for security deposits, advance rentals or otherwise, except to the extent that such sums are
actually delivered by Landlord to Mortgagee. If Mortgagee, by succeeding to the interest of Landlord under this Lease, should become obligated to perform the covenants of Landlord hereunder, then, upon, any further transfer of Landlord’s
interest by Mortgagee, all such obligations shall terminate as to Mortgagee. 

  

	 	20.4	 Mortgagee Protection. Tenant agrees to give any Mortgagee of any Mortgage secured by the Premises, the
Property he Project, by registered or certified mail or nationally recognized overnight delivery service, a copy of any notice of default served upon the Landlord by Tenant concurrently with delivery to Landlord, provided that, prior to such notice,
Tenant has been notified in writing (by way of service on Tenant of a copy of assignment of rents and leases or otherwise) of the address of such Mortgagee. Tenant further agrees that if Landlord shall have failed to cure such default within thirty
(30) days after such notice to Landlord (or if such default cannot be cured or corrected within that time, then such additional time as may be necessary if Landlord has commenced within such thirty (30) day period and is diligently
pursuing the remedies or steps necessary to cure or correct such default), then the Mortgagee shall have an additional sixty (60) days within which to cure or correct such default (or if such default cannot be cured or corrected within that
time, then such additional time as may be necessary if such Mortgagee has commenced within such sixty (60) day period and is diligently pursuing the remedies or steps necessary to cure or correct such default). Notwithstanding the foregoing, in
no event shall any Mortgagee have any obligation to cure any default of the Landlord. 

 21. LIMITATION OF LIABILITY. NOTWITHSTANDING ANYTHING TO THE CONTRARY CONTAINED IN THIS LEASE,
THE LIABILITY OF LANDLORD (AND OF ANY SUCCESSOR LANDLORD) SHALL BE LIMITED TO THE LESSER OF (A) THE INTEREST OF LANDLORD IN THE BUILDING, OR (B) THE EQUITY INTEREST LANDLORD WOULD HAVE IN THE BUILDING IF THE BUILDING WERE ENCUMBERED BY
THIRD PARTY DEBT IN AN AMOUNT EQUAL TO 70% OF THE VALUE OF THE BUILDING. TENANT SHALL LOOK SOLELY TO LANDLORD’S INTEREST IN THE BUILDING FOR THE RECOVERY OF ANY JUDGMENT OR AWARD AGAINST LANDLORD OR ANY LANDLORD INDEMNITEES. NEITHER LANDLORD
NOR ANY LANDLORD INDEMNITEES SHALL BE PERSONALLY LIABLE FOR ANY JUDGMENT OR DEFICIENCY, AND IN NO EVENT SHALL LANDLORD OR ANY LANDLORD INDEMNITEES OR MORTGAGEES BE LIABLE TO TENANT FOR LOST PROFIT, DAMAGE TO OR LOSS OF BUSINESS OR ANY FORM OF
SPECIAL, INDIRECT OR CONSEQUENTIAL DAMAGE. BEFORE FILING SUIT FOR AN ALLEGED DEFAULT BY LANDLORD, TENANT SHALL GIVE LANDLORD AND THE MORTGAGEE(S) WHOM TENANT HAS BEEN NOTIFIED HOLD MORTGAGES, NOTICE AND REASONABLE TIME TO CURE THE ALLEGED DEFAULT.
WHENEVER LANDLORD TRANSFERS ITS INTEREST, LANDLORD SHALL BE AUTOMATICALLY RELEASED FROM FURTHER PERFORMANCE UNDER THIS LEASE AND FROM ALL FURTHER LIABILITIES AND EXPENSES HEREUNDER AND THE TRANSFEREE OF LANDLORD’S INTEREST SHALL ASSUME ALL
LIABILITIES AND OBLIGATIONS OF LANDLORD HEREUNDER FROM THE DATE OF SUCH TRANSER. 
 22. RELOCATION. Landlord, at its expense, at any
time before or during the Term, may relocate Tenant from the Premises to space of reasonably comparable size and utility (“Relocation Space”) within the Building or other buildings within the same Project upon 60 days’ prior
written notice to Tenant. From and after the date of the relocation, the Base Rent and Tenant’s Share shall be adjusted based on the rentable square footage of the Relocation Space. Landlord shall pay Tenant’s reasonable costs of
relocation, including all costs for moving Tenant’s furniture, equipment, supplies and other personal property. 
 23. HOLDING OVER. If
Tenant holds over the Premises or any part thereof after expiration of the Term, such holding over shall, at Landlord’s option, constitute a month-to-month tenancy,
at a rent (determined on a per month basis without reduction for partial months during the holdover) equal to two hundred percent (200%) of the Base Rent and Additional Rent in effect immediately prior to such holding over and shall otherwise be on
all the other terms and conditions of this Lease. This Section shall not be construed as Landlord’s permission for Tenant to hold over. Acceptance of Rent by Landlord following expiration or termination shall not constitute a renewal of this
Lease or extension of the Term except as specifically set forth above. If Tenant fails to surrender the Premises upon expiration or earlier termination of this Lease, Tenant shall indemnify and hold Landlord harmless from and against all Losses
resulting from or arising out of Tenant’s failure to surrender the Premises, including, but not limited to, any amounts required to be paid to any tenant or prospective tenant who was to have occupied the Premises after the expiration or
earlier termination of this Lease and any related attorneys’ fees and brokerage commissions. 
 24. NOTICES. All demands, approvals,
consents or notices (collectively referred to as a “notice”) shall be in writing and delivered by hand and or sent by registered, express, or certified mail, with return receipt requested or with deliv6ry confirmation requested from
the U.S. postal service, or sent by overnight or same day courier service at the party’s respective Notice Address(es) set forth in 

 
Section 1; provided, however, notices sent by Landlord regarding general Building operational matters may be sent via e-mail to the e-mail address provided by Tenant to Landlord for such purpose. In addition, if the Building is closed (whether due to emergency, governmental order or any other reason), then any notice address at the Building
shall not be deemed a required notice address during such closure, and, unless Tenant has provided an alternative valid notice address to Landlord for use during such closure, any notices sent during such closure may be sent via e-mail or in any other practical manner reasonably designed to ensure receipt by the intended recipient. Each notice shall be deemed to have been received on the earlier to occur of actual delivery or the date on
which delivery is refused, or, if Tenant has vacated the Premises or any other Notice Address of Tenant without providing a new Notice Address, 3 days after notice is deposited in the U.S. mail or with a courier service in the manner described
above. Either party may, at any time, change its Notice Address (other than to a post office box address) by giving the other party written notice of the new address. 

25. SURRENDER. Upon the expiration or earlier termination of this Lease, Tenant shall repair any damage to and restore the condition of the
Premises in accordance with Section 13.2. Tenant shall also remove all of Tenant’s Property and shall repair all damage to the Premises, the Building, the Common Area, Property or the Project caused by the installation or removal of
Tenant’s Property. Tenant shall further patch and fill all holes within the Premises. All penetrations of the roof shall be resealed to a water tight condition. In no event shall Tenant remove from the Building any mechanical or electrical
systems, including without limitation, any power wiring or power panels, lighting or lighting fixtures, wall coverings, drapes, blinds or other window coverings, carpets or other floor coverings, heaters, air conditioners or any other heating and
air conditioning equipment, fencing or security gates, load levelers, dock lights, dock locks or dock seals, or any wiring or any other aspect of any systems within the Premises, unless Landlord specifically permits or requires such removal in
writing. Tenant shall surrender the Premises, together with all keys and security codes, to Landlord broom clean and in as good a condition as when received, ordinary wear and tear and damage by fire or casualty excepted. Conditions existing because
of Tenant’s failure to perform maintenance, repairs or replacements shall not be deemed “reasonable wear and tear”. If Tenant fails to remove any of Tenant’s Property, or to restore the Premises to the required condition, within
2 days after termination of this Lease or Tenant’s right to possession, Landlord, at Tenant’s sole cost and expense, shall be entitled (but not obligated) to remove and store Tenant’s Property and/or perform such restoration of the
Premises. Landlord shall not be responsible for the value, preservation or safekeeping of Tenant’s Property. Tenant shall pay Landlord, upon demand, the expenses and storage charges incurred. If Tenant fails to remove Tenant’s Property
from the Premises or storage, within 30 days after notice, Landlord may deem all or any part of Tenant’s Property to be abandoned and, at Landlord’s option, title to Tenant’s Property shall vest in Landlord or Landlord may dispose of
Tenant’s Property in any manner Landlord deems appropriate. 
 26. MISCELLANEOUS. 

 

	 	26.1	 Entire Agreement. This Lease, Addenda, Exhibits and Schedules set forth all the agreements between
Landlord and Tenant concerning the Premises; and there are no agreements either oral or written other than as set forth herein. This Lease may be modified only by a written agreement signed by an authorized representative of Landlord and Tenant.

	 	26.2	 Time of Essence; Business Days. Time is of the essence with respect to Tenant’s exercise of any
expansion, renewal or extension rights granted to Tenant. The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after
the expiration or termination of this Lease. For all purposes herein, a “business day” shall mean Monday through Friday of each week, exclusive of New Year’s Day, Presidents Day, Memorial Day, Independence Day, Labor Day, Thanksgiving
Day and Christmas Day (“Holidays”). Landlord may designate additional Holidays that are commonly recognized by other industrial buildings in the area where the Building is located. 

 

	 	26.3	 Attorneys’ Fees; Jury Trial Waiver. In any action or proceeding between the parties, including any
appellate or alternative dispute resolution proceeding, the prevailing party may recover from the other party its costs and expenses in connection therewith, including reasonable attorneys’ fees and costs. Tenant shall pay all reasonable
attorneys’ fees and other fees and costs that Landlord incurs in interpreting or enforcing this Lease or otherwise protecting its rights hereunder (a) where Tenant has failed to pay Rent when due, or (b) in any bankruptcy case,
assignment for the benefit of creditors, or other insolvency, liquidation or reorganization proceeding involving Tenant or this Lease. THE PARTIES WAIVE, TO THE FULLEST EXTENT PERMITTED BY LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING
OUT OF OR RELATING TO THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE OR ANY EMERGENCY OR STATUTORY REMEDY. 

 

	 	26.4	 Severability. If any provision of this Lease or the application of any such provision shall be held by a
court of competent jurisdiction to be invalid, void or unenforceable to any extent, the remaining provisions of this Lease and the application thereof shall remain in full force and effect and shall not be affected, impaired or invalidated.

  

	 	26.5	 Law. This Lease shall be construed and enforced in accordance with the laws of the state in which the
Premises are located, and Landlord and Tenant hereby irrevocably consent to the jurisdiction and proper venue of such state. 

  

	 	26.6	 No Option. Submission of this Lease to Tenant for examination or negotiation does not constitute an
option to lease, offer to lease or a reservation of, or option for, the Premises; and this document shall become effective and binding only upon the execution and delivery hereof by Landlord and Tenant. 

 

	 	26.7	 Successors and Assigns. This Lease shall be binding upon and inure to the benefit of the successors and
assigns of Landlord and, subject to compliance with the terms of Section 19, Tenant. 

  

	 	26.8	 Third-Party Beneficiaries. Nothing herein is intended to create any third-party beneficiary.

	 	26.9	 Memorandum of Lease. Tenant shall not record this Lease or a short form memorandum hereof.

  

	 	26.10	 Agency, Partnership or Joint Venture. Nothing contained herein nor any acts of the parties hereto shall
be deemed or construed by the parties hereto, nor by any third party, as creating the relationship of principal and agent or of partnership or of joint venture by the parties hereto or any relationship other than the relationship of landlord and
tenant. 

  

	 	26.11	 Merger. The voluntary or other surrender of this Lease by Tenant or a mutual cancellation thereof or a
termination by Landlord shall not work a merger and shall, at the option of Landlord, terminate all or any existing subtenancies or may, at the option of Landlord, operate as an assignment to Landlord of any or all of such subtenancies.

  

	 	26.12	 Headings. Section headings have been inserted solely as a matter of convenience and are not intended to
define or limit the scope of any of the provisions contained therein. 

  

	 	26.13	 Security Measures. Tenant hereby acknowledges that Landlord shall have no obligation to provide a guard
service or other security measures whatsoever. 

  

	 	26.14	 No Press Release. Any press release or other similar public statement regarding Tenant’s occupancy
of the Premises or this Lease shall require the prior written approval of Landlord. 

  

	 	26.15	 Landlord’s Lien/Security Interest. Tenant hereby grants Landlord a security interest, and this
Lease constitutes a security agreement, within the meaning of and pursuant to the Uniform Commercial Code of the state in which the Premises are situated as to all of Tenant’s Property (except merchandise sold in the ordinary course of
business) as security for all of Tenant’s obligations hereunder, including, without limitation, the obligation to pay rent. 

  

	 	26.16	 Signs. All signs and graphics of every kind visible in or from public view or corridors, the Common
Areas or the exterior of the Premises (whether located inside or outside of the Premises) shall be subject to Landlord’s prior written approval (not to be unreasonably withheld) and shall be subject to the CC&Rs and any applicable
governmental laws, ordinances, and regulations and in compliance with Landlord’s signage program (if any). The installation of any sign on the Premises by or for Tenant shall be subject to the provisions of Section 13 (Alterations).
Tenant, at Tenant’s sole cost and expense, shall remove all such signs and graphics prior to the termination of this Lease. Such installations and removals shall be made in such manner as to avoid injury or defacement of the Premises; and
Tenant shall repair any injury or defacement, including without limitation, discoloration caused by such installation or removal. Unless otherwise expressly agreed herein, Landlord reserves all rights to the use of the roof of the Building,
including the right to install advertising signs on the Building, including the roof, which do not unreasonably interfere with the conduct of Tenant’s business. Landlord shall be entitled to all revenues from such advertising signs.

	 	26.17	 Waiver. No waiver of any default or breach hereunder shall be implied from any omission to take action
on account thereof, notwithstanding any custom and practice or course of dealing. No waiver by either party of any provision under this Lease shall be effective unless in writing and signed by such party. No waiver shall affect any default other
than the default specified in the waiver and then such waiver shall be operative only for the time and to the extent therein stated. Waivers of any covenant shall not be construed as a waiver of any subsequent breach of the same.

  

	 	26.18	 Financial Statements. Tenant shall provide, and cause each Guarantor, if applicable, to provide to any
Mortgagee, any purchaser of the Building, the Property and/or the Project or Landlord, within ten (10) days after request, a current, accurate, audited financial statement for Tenant and Tenant’s business (and Guarantor and
Guarantor’s business, if applicable) and financial statements for Tenant and Tenant’s business (and Guarantor and Guarantor’s business, if applicable) for each of the three (3) years prior to the current financial statement year
prepared under generally accepted accounting principles consistently applied and certified by an officer of the Tenant (or Guarantor, if applicable) as being true and correct. Tenant shall also provide, and cause each Guarantor, if applicable, to
provide, within said ten (10)-day period such other financial information or tax returns as may be reasonably required by Landlord, any purchaser of the Building, the Property and/or the Project or any
Mortgagee of either. Tenant hereby authorizes Landlord, and shall cause each Guarantor, if applicable, to authorize Landlord to obtain one (1) or more credit reports on Tenant (and Guarantor, if applicable) at any time, and shall execute such
further authorizations as Landlord may reasonably require in order to obtain a credit report. 

  

	 	26.19	 Brokerage Commission. Landlord shall pay a brokerage commission to Landlord’s Broker specified in
the Basic Lease Information in accordance with a separate agreement between Landlord and Landlord’s Broker. Landlord shall have no further or separate obligation for payment of any commissions or fees to any other broker, agent or finder.
Tenant warrants to Landlord that Tenant’s sole contact with Landlord or with the Premises in connection with this transaction has been directly with Landlord, Landlord’s Broker and Tenant’s Broker specified in the Basic Lease
Information, and that no other broker, agent or finder can properly claim a right to a commission or a finder’s fee based upon contacts between the claimant and Tenant. Any commissions or fees payable to Tenant’s Broker with respect to
this transaction shall be paid by Landlord’s Broker or Tenant, and Landlord shall have no obligation with respect thereto. Subject to the foregoing, Tenant agrees to indemnify and hold Landlord harmless from any Losses in connection with a
claim by any person for a real estate broker’s commission, finder’s fee or other compensation based upon any statement, representation or agreement of Tenant, and Landlord agrees to indemnify and hold Tenant harmless from any such Losses
based upon any statement, representation or agreement of Landlord. 

	 	26.20	 Authorization. If Tenant signs as a corporation, partnership, limited liability company, trust or other
legal entity, then each of the persons executing this Lease on behalf of Tenant represents and warrants that Tenant has been and is qualified to do business in the state in which the Premises is located, that the entity has full right and authority
to enter into this Lease, and that all persons signing on behalf of the entity were authorized to do so by appropriate actions. Tenant agrees to deliver to Landlord, simultaneously with the delivery of this Lease, a corporate resolution, proof of
due authorization by partners, opinion of counsel or other appropriate documentation reasonably acceptable to Landlord evidencing the due authorization of Tenant to enter this Lease. 

 

	 	26.21	 Joint and Several. If Tenant consists of more than one person, then the obligation of all such persons
shall be joint and several Jn such event, requests or demands from any one person or entity comprising Tenant shall be deemed to have been made by all such persons or entities, and notices to any one person or entity shall be deemed to have been
given to all persons and entities. 

  

	 	26.22	 Covenants and Conditions. Each provision to be performed by Tenant hereunder shall be deemed to be both
a covenant and a condition. 

  

	 	26.23	 Consents. Except as otherwise provided elsewhere in this Lease, Landlord’s actual reasonable costs
and expenses (including, but not limited to, architects’, attorneys’, engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Tenant for any Landlord consent, including but not
limited to, consents to an assignment, a subletting or the presence or use of a Hazardous Material, shall be paid by Tenant upon receipt of an invoice and supporting documentation therefor. 

 

	 	26.24	 Force Majeure. “Force Majeure” as used in this Lease means delays resulting from causes
beyond the reasonable control of Landlord, including, without limitation, any delay caused by any action, inaction, order, ruling, moratorium, regulation, statute, condition or other decision of any private party or governmental agency having
jurisdiction over any portion of the Property or the Project, over the construction anticipated to occur thereon or over any uses thereof, or by delays in inspections or in issuing approvals by private parties or permits by governmental agencies, or
by fire, flood, inclement weather, strikes, lockouts or other labor or industrial disturbance , failure or inability to secure materials, supplies or labor through ordinary sources, earthquake, or other natural disaster, or any cause whatsoever
beyond the reasonable control (excluding financial inability) of the Landlord, or any of its contractors or other representatives, whether or not similar to any of the causes hereinabove stated. 

 

	 	26.25	 OFAC. Tenant hereby represents, warrants and certifies that: (i) neither it nor its officers,
directors, or controlling owners is acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order, the United States Department of Justice, or the United States Treasury Department as a
terrorist, “Specifically Designated National or Blocked Person,” or other banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule or regulation that is enforced or administered by the Office of Foreign
Assets Control (“SDN”); (ii) 

	 	
neither it nor its officers, directors or controlling owners is engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or
indirectly on behalf of, any such person, group, entity, or nation; and (iii) neither it nor its officers, directors or controlling owners is in violation of Presidential Executive Order 13224, the USA PATRIOT Act, (Public Law 107-56), the Bank Secrecy Act, the Money Laundering Control Act or any regulations promulgated pursuant thereto. If the foregoing representations are untrue at any time during the Lease Term, an Event of Default
will be deemed to have occurred, without the necessity of notice to Tenant. The provisions of this Paragraph shall survive the expiration or earlier termination of this Lease. 

 

	 	26.26	 Roof Use by Landlord. Landlord reserves the right to use the surface of the roof in any manner which
does not materially interfere with Tenant’s use of the Premises including, but not limited to, installation of telecommunication equipment, solar equipment or any CNN/other uses. 

 

	 	26.27	 Guarantors. The Guarantors, if any, shall each execute a full payment and performance guaranty in a form
provided by Landlord. It shall constitute an Event of Default of the Tenant if any Guarantor fails or refuses, upon request to provide: (1) evidence of the execution and continued enforceability of the guaranty, including the authority of the
party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a certified copy of a resolution of its board of directors authorizing the making of such guaranty, (2) current financial statements,
(3) an estoppel certificate, or (4) written confirmation that the guaranty is still in effect as a valid binding obligation. 

  

	 	26.28	 Parking. Unless otherwise directed by Landlord, Tenant shall have the right to park in common with other
tenants of the Project in those areas designated by Landlord for nonreserved parking. Tenant agrees not to overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of parking facilities. Landlord may, but
is not obligated to, designate exclusive parking spaces for Tenant and other tenants in the Property and/or Project if Landlord reasonably determines that such designation is necessary. Landlord shall not be responsible for enforcing Tenant’s
parking rights against any third parties. The parking spaces shall be used for parking by vehicles no larger than full-size passenger automobiles, SUV’s or pick-up
trucks (“Permitted Size Vehicles”). Vehicles other than Permitted Size Vehicles shall be parked and loaded or unloaded as directed by Landlord. Tenant shall not permit or allow any vehicles that belong to or are controlled by Tenant or
Tenant’s employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the prohibited activities
described in this Section, then Landlord shall have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Tenant, which cost shall be immediately
payable upon demand by Landlord. No vehicle or equipment of any kind shall be dismantled or repaired or serviced on the Common Area. 

	 	26.29	 Common Area. Tenant may, subject to rules prescribed by Landlord, use the following areas on the Land or
within the Building (“Building Common Area”) that are designated by Landlord to be used in common with Landlord and/or other tenants of the Building: hallways, stairwells, entranceways, restroom facilities, refuse facilities,
landscaped areas, driveways necessary for access to the Premises, parking spaces and other common facilities located in the Building and/or on the Land designated by Landlord from time to time for the common use of all tenants of the Building.
Tenant may, subject to any CC&Rs and any Rules or Regulations, use the following areas of the Project (“Project Common Area”) in common with Landlord, tenants of the Building and/or other owners, tenants or lawful users of the
Project: refuse facilities, landscaped areas, roads, driveways necessary for access to the Premises, parking spaces, retention basins and other common facilities designated by Landlord from time to time for the common use of all tenants and owners
of the Project. The Building Common Area and the Project Common Area are collectively referred to herein as the “Common Area”. Landlord shall not be responsible for non-compliance by any other
tenant or occupant of the Project with, or Landlord’s failure to enforce, any of the Rules or Regulations or CC&Rs or any other terms or provisions of such tenant’s or occupant’s lease. Tenant shall promptly comply with the
reasonable requirements of any board of fire insurance underwriters or other similar body now or hereafter constituted. Under no circumstances shall the right herein granted to use the Common Area be deemed to include the right to store any
property, temporarily or permanently, in the Common Area. In the event that any unauthorized storage shall occur, then Landlord shall have the right, without notice, in addition to such other rights and remedies it may have, to remove the property
and charge the cost to Tenant, which cost shall be immediately payable upon demand by Landlord. Landlord may change the shape and size of the Common Areas, including the addition of, elimination of or change to any improvements located in the Common
Areas, so long as such change does not have a material adverse impact on Tenant. 

  

	 	26.30	 Counterparts. This Lease may be executed in counterparts and shall constitute an agreement binding on
all parties notwithstanding that all parties are not signatories to the original or the same counterpart provided that all parties are furnished a copy or copies thereof reflecting the signature of all parties. Transmission of a facsimile or by
email of a pdf copy of the signed counterpart of the Lease shall be deemed the equivalent of the delivery of the original, and any party so delivering a facsimile or pdf copy of the signed counterpart of the Lease by email transmission shall in all
events deliver to the other party an original signature promptly upon request. 

  

	 	26.31	 Light and Air. This Lease does not grant any rights to light or air over or about the Building. Landlord
excepts and reserves exclusively to itself any and all rights not specifically granted to Tenant under this Lease. 

  

	 	26.32	 Auctions. Tenant shall not conduct, nor permit to be conducted, either voluntarily or involuntarily, any
auction upon the Premises or the Common Areas without first having obtained Landlord’s prior written consent, which Landlord may withhold in its sole discretion. Notwithstanding anything to the contrary in this Lease, Landlord shall not be
obligated to exercise any standard of reasonableness in determining whether to grant such consent. 

	 	26.33	 Unrelated Business Income. If Landlord is advised by its counsel at any time that any part of the
payments by Tenant to Landlord under this Lease may be characterized as unrelated business income under the United States Internal Revenue Code and its regulations, then Tenant shall enter into any amendment proposed by Landlord to avoid such
income, so long as the amendment does not require Tenant to make more payments or accept fewer services from Landlord, than this Lease provides. 

  

	 	26.34	 Waiver of Statutory Provisions. Each party waives California Civil Code §§ 1932(2), 1933(4)
and 1945. Tenant waives (a) any rights under (i) California Civil Code §§ 1932(1), 1941, 1942, 1950.7 or any similar Applicable Law, or (ii) California Code of Civil Procedure §§ 1263.260 or 1265.130; and
(b) any right to terminate this Lease under California Civil Code § 1995.310. 

  

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

  

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

  

	 	26.37	 Energy Usage. If Tenant (or any party claiming by, through or under Tenant) pays directly to the
provider for any energy consumed at the Property, Tenant, promptly upon request, shall deliver to Landlord (or, at Landlord’s option, execute and deliver to Landlord an instrument enabling Landlord to obtain from such provider) any data about
such consumption at the Building that Landlord may request. 

 [SIGNATURE PAGE FOLLOWS] 

 Landlord and Tenant have executed this Lease under seal in two or more counterparts as of
the day and year first above written. 
  

					
	LANDLORD:
	
	ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company
		
	By:	 	 /s/ Joseph Finnigan

		 	Name:	 	Joseph Finnigan
		 	Title: 	 	Vice President
	
	TENANT:
	
	THORNE RESEARCH, INC.,
	a South Carolina corporation
		
	By:	 	 /s/ Thomas P. McKenna

		 	Name:	 	Thomas P. McKenna
		 	Title: 	 	Chief Operating Officer

 Oct 24, 2019 
  

 EXHIBIT A 

OUTLINE AND LOCATION OF PREMISES 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between
ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation
(“Tenant”), for space in the Building located at 533 Stone Road, Benicia, California 94510. 
  
 

 

  
 EXHIBIT A 

-1- 

 EXHIBIT B 

WORK LETTER 
 This
Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited
liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation (“Tenant”), for space in the Building located at 533 Stone Road, Benicia, California 94510. Capitalized terms used
but not defined herein shall have the meanings given in the Lease. 
  

	1.	 Initial Tenant’s Work. Tenant shall perform improvements to the Premises in
accordance with the work list attached hereto as Schedule 1 (the “Work List”). The improvements to be performed by Tenant in accordance with the work set forth on Schedule 1 shall constitute Alterations and
Tenant’s Work for all purposes under the Lease and are hereinafter referred to as the “Initial Tenant’s Work”. Tenant and its contractors shall not have the right to perform the Initial Tenant’s Work in the Premises
unless and until Tenant has complied with all of the terms and conditions of the Lease with respect to Alterations and Tenant’s Work, including, without limitation, as set forth in Exhibit F to the Lease, and until Landlord has approved
the final plans for the Initial Tenant’s Work and the contractors to be retained by Tenant for the Initial Tenant’s Work. Tenant shall be responsible for all elements of the plans for the Initial Tenant’s Work (including, without
limitation, compliance with law, functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances, equipment, trade fixtures and inventory), and
Landlord’s approval of such plans shall in no event relieve Tenant of the responsibility therefor. Once the Initial Tenant’s Work is approved by Landlord, no changes to the scope of or plans for the Initial Tenant’s Work may be made
by Tenant without Landlord’s prior approval. Landlord’s approval of the contractors (including, without limitation, any architects or engineers) to perform the Initial Tenant’s Work shall not be unreasonably withheld. Landlord’s
approval of the general contractor to perform the Initial Tenant’s Work shall not be considered to be unreasonably withheld if any such general contractor (i) does not have trade references reasonably acceptable to Landlord, (ii) does
not maintain insurance as required by Landlord, (iii) does not have the ability to be bonded for the work in an amount satisfactory to Landlord, (iv) does not provide current financial statements reasonably acceptable to Landlord, or
(v) is not licensed as a contractor in the state and municipality in which the Premises, is located. Tenant acknowledges the foregoing is not intended to be an exclusive list of the reasons why Landlord may reasonably withhold its consent to a
general contractor. 

  

	2.	 Cost of the Initial Tenant’s Work. Promptly after obtaining Landlord’s approval of the
plans for the Initial Tenant’s Work and before commencing construction of the Initial Tenant’s Work, Tenant shall deliver to Landlord a reasonably detailed estimate of the cost of the Initial Tenant’s Work. No advance of the
Construction Allowance (hereinafter defined) shall be made by Landlord until Tenant has first paid to the general contractor from its own funds (and 

  
 EXHIBIT B 

-1- 

	 	
provided reasonable evidence thereof to Landlord) the anticipated amount by which the projected total costs for the Initial Tenant’s Work exceed the amount of the Construction Allowance (the
“Excess Costs”). Landlord reserves the right to deduct the fee set forth in Section 4(b) of Exhibit F to the Lease from the Construction Allowance. 

 

	3.	 Construction and Construction Allowance. 

(a) Provided Tenant is not in default under the Lease, Landlord agrees to contribute up to Eighteen Thousand Dollars ($18,000.00) (the
“Construction Allowance”) toward the cost of performing the Initial Tenant’s Work. The Construction Allowance may only be used for hard costs in connection with the Initial Tenant’s Work. Following Tenant’s payment of the
Excess Costs, the Construction Allowance, less a ten percent (10%) retainage (which retainage shall be payable as part of the final draw), shall be paid to Tenant in periodic disbursements within forty-five (45) days after receipt of the
following documentation: (i) an application for payment and sworn statement of contractor substantially in the form of MA Document G-702 covering all work for which disbursement is to be made to a date
specified therein; (ii) a certification from an AIA architect substantially in the form of the Architect’s Certificate for Payment which is located on AIA Document G702, Application and Certificate of Payment; (iii) contractor’s,
subcontractor’s and material supplier’s waivers of liens which shall cover all of the Initial Tenant’s Work for which disbursement is being requested and all other statements and forms required for compliance with the mechanics’
lien laws of the state in which the Premises is located, together with all such invoices, contracts, or other supporting data as Landlord or Landlord’s Mortgagee may reasonably require; (iv) a cost breakdown for each trade or subcontractor
performing the Initial Tenant’s Work; (v) plans and specifications for the Initial Tenant’s Work, together with a certificate from an AIA architect that such plans and specifications comply in all material respects with all laws
affecting the Building and Premises; (vi) copies of all construction contracts for the Initial Tenant’s Work, together with copies of all change orders, if any (which change orders must have been approved in advance by Landlord); and
(vii) a request to disburse from Tenant containing an approval by Tenant of the work done and a good faith estimate of the cost to complete the Initial Tenant’s Work. Upon completion of the Initial Tenant’s Work, and prior to final
disbursement of the Construction Allowance, Tenant shall furnish Landlord with: (1) general contractor’s and architect’s completion affidavits, (2) full and final waivers of lien, (3) receipted bills covering all labor and
materials expended and used, (4) as-built plans of the Initial Tenant’s Work, (5) the certification of Tenant and its architect that the Initial Tenant’s Work has been installed in a good
and workmanlike manner in accordance with the approved plans, and in accordance with applicable laws, codes and ordinances, and (6) a final certificate of occupancy for the Premises, if applicable. In no event shall Landlord be required to
disburse the Construction Allowance more than one time per month. Notwithstanding anything herein to the contrary, Landlord shall not be obligated to disburse any portion of the Construction Allowance during the continuance of an uncured default
under the Lease, and Landlord’s obligation to disburse shall only resume when and if such default is cured. 
 (b) In no event shall the
Construction Allowance be used as a credit against Rent or for the purchase of equipment, furniture or other items of personal property of Tenant. In the event Tenant does not submit to Landlord a written request for payment of the entire
Construction 

  
 EXHIBIT B 

-3- 

 
Allowance (together with all of the documents and certificates required for such payment) by the date that is ninety (90) days after the Commencement Date, any portion of the Construction
Allowance not disbursed to Tenant shall automatically accrue to the sole benefit of Landlord, it being understood that Tenant shall not be entitled to any credit, abatement or other concession in connection therewith. Tenant shall be responsible for
all applicable state sales or use taxes, if any, payable in connection with the Initial Tenant’s Work and/or Construction Allowance. 
  

	4.	 Miscellaneous. 

(a) Tenant agrees to accept the Premises in its “as-is” condition and configuration, it being
agreed that Landlord shall not be required to perform any work or, except as provided above with respect to the Construction Allowance, incur any costs in connection with the construction or demolition of any improvements in the Premises. 

(b) This Exhibit shall not be deemed applicable to any additional space added to the 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 to the Premises in the event of a renewal or extension of the original 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 to the Lease. 

  
 EXHIBIT B 

-3- 

 SCHEDULE 1 TO EXHIBIT B 

WORK LIST 
  

	1.	 Seal the warehouse man door to prevent dust, debris, etc. 

 

	2.	 Install an edge of dock leveler. 

 

	3.	 Ensure the warehouse is kept at a controllable temperature at or below 80 degrees Fahrenheit.

  
 EXHIBIT B 

-4- 

 EXHIBIT C 

PROHIBITED USE 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between
ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation
(“Tenant”), for space in the Building located at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 

In no event shall Tenant use its Premises or occupancy of any part of the Premises in a manner constituting a Prohibited Use (as defined below). If Tenant
uses the Premises for a purpose constituting a Prohibited Use, violates any Applicable Laws, or causes the Building to be in violation of any Applicable Laws, then Tenant shall promptly discontinue such use upon notice of such violation. 

“Prohibited Use” shall mean the use of any part of the Premises for the following types of operations and activities: 

 

	1.	 automobile/truck/forklift maintenance, repair or fueling; 

	2.	 battery manufacturing or reclamation; 

	3.	 ceramics and jewelry manufacturing or finishing; 

	4.	 chemical (organic or inorganic) storage, use or manufacturing; 

	5.	 drum recycling; 

	6.	 dry cleaning; 

	7.	 electronic components manufacturing; 

	8.	 electroplating and metal finishing; 

	9.	 explosives manufacturing, use or storage; 

	10.	 leather production, tanning or finishing; 

	11.	 machinery and tool manufacturing; 

	12.	 medical equipment manufacturing and hospitals; 

	13.	 metal shredding, recycling or reclamation; 

	14.	 metal smelting and refining; 

	15.	 mining; 

	16.	 paint, pigment and coating operations; 

	17.	 petroleum refining; 

	18.	 plastic and synthetic materials manufacturing; 

	19.	 solvent reclamation; 

	20.	 tire and rubber manufacturing; 

	21.	 fertilizer storage; 

	22.	 residential use or occupancy; 

	23.	 auctions of any type; 

	24.	 retail sales of any type; 

	25.	 tire storage; 

	26.	 hazardous waste treatment, storage or disposal; and 

	27.	 above and/or underground storage tanks. 

  
 EXHIBIT C 

-1- 

 EXHIBIT D 

RULES AND REGULATIONS 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON OWNER
POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation (“Tenant”), for space in the Building located
at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings in the Lease. 
  

	1.	 No vehicle or equipment shall remain upon the Common Area longer than
seventy-two (72) hours. 

  

	2.	 Signs will conform to sign standards and criteria established from time to time by Landlord. No signs,
placards, pictures, advertisements, names or notices shall be inscribed, displayed or printed or affixed on or to any part of the outside or inside of the building without the written consent of Landlord and Landlord shall have the right to remove
any such non-conforming signs, placards, pictures, advertisements, names or notices without notice to and at the expense of Tenant. 

 

	3.	 No antenna, aerial, discs, dishes or other such device shall be erected on the roof or exterior walls of the
Premises or on the grounds, without the written consent of the Landlord in each instance. Any device installed without such written consent shall be subject to removal without notice. 

 

	4.	 No loud speakers, televisions, phonographs, radios or other devices shall be used in a manner so as to be heard
or seen outside of the Premises without the prior written consent of the Landlord. 

  

	5.	 The outside areas immediately adjoining the Premises shall be kept clean and free from dirt and rubbish by the
Tenant to the satisfaction of Landlord and Tenant shall not place or permit any obstruction or materials in such areas or permit any work to be performed outside the Premises. 

 

	6.	 No open storage shall be permitted in the Project. 

 

	7.	 All garbage and refuse shall be placed in containers placed at the location designated for refuse collection,
in the manner specified by Landlord. 

  

	8.	 Tenant shall not disturb, solicit, or canvass any occupant of the building and shall cooperate to prevent same.

  

	9.	 No noxious or offensive trade or activity shall be carried on upon any units or any part of the Common Area nor
shall anything be done thereon which would in any way interfere with the quiet enjoyment of each of the other tenants of the Project or which would increase the rate of insurance or overburden utility facilities from time to time existing in the
Project. 

  
 EXHIBIT D 

-1- 

	10.	 Neither Tenant nor its agents, employees, contractors, guests or invitees shall smoke or permit smoking in the
Common Areas, unless a portion of the Common Areas have been declared a designated smoking area by. Landlord, nor shall the above parties allow smoke from the Premises to emanate into the Common Areas or any other part of the Building. Landlord
shall have the right to designate the Building (including the Premises) as a non-smoking building. 

  

	11.	 Landlord reserves the right to make such amendments to these rules and regulations from time to time as are
nondiscriminatory and not inconsistent with the Lease. 

  
 EXHIBIT D 

-2- 

 EXHIBIT E 

INTENTIONALLY OMITTED 

  
 EXHIBIT E 

-1- 

 EXHIBIT F 

REQUIREMENTS FOR IMPROVEMENTS OR ALTERATIONS BY TENANT 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between
ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation
(“Tenant”), for space in the Building located at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 

If Landlord shall permit Tenant to construct any initial tenant improvements in the Premises or to have any Alterations performed in the Premises at any time
prior to or during the Term by a contractor retained by Tenant (“Tenant’s Work”), then Tenant shall comply with the requirements set forth herein. If Tenant’s Work has been properly authorized, Tenant will receive written
approval and consent for alterations to the Premises. 
 1. SUBMITTAL OF PLANS. Prior to commencing any Tenant’s
Work, Tenant shall submit to Landlord for approval its proposed plans for Tenant’s Work. Without limiting the foregoing, if required by Landlord and reasonable under the circumstances, Tenant shall provide: 

(a) A schedule of all work to be performed. 

(b) A separate scale drawing denoting all proposed construction and/or demolition, if necessary. 

(c) A separate drawing for each trade proposing structural, electrical, mechanical, civil or landscaping modifications. 

(d) All dimensions and complete references to all work to be performed in the affected areas. 

(e) If adding extra electrical or mechanical equipment, provide complete operating and maintenance specifications for each item. 

Landlord’s failure to respond to a written request from Tenant within ten (10) business days following Tenant’s written request shall be deemed
be Landlord’s disapproval of the applicable request for approval hereunder. 
 2. CHECKLIST/BUILDING PERMITS. With
respect to each project, Landlord will provide Tenant with a checklist listing the items required to be furnished to Landlord in connection with the proposed work. Tenant shall furnish to Landlord prior to, during, or upon completion of
Tenant’s Work, as applicable, each of the items specified in the checklist attached hereto as Attachment 1. Prior to commencing any of the Tenant’s Work requiring any permit under Applicable Law, Tenant shall provide Landlord with
copies of all permits secured in connection with any of the Tenant’s Work, along with the plans submitted in connection with such permits. Upon completion of the Tenant’s Work, Tenant shall provide copies of the final inspection, a
certification of occupancy to the extent required under Applicable Law, and a notice of completion. 

  
 EXHIBIT F 

-1- 

 3. CONTRACTORS PROVIDING TENANT IMPROVEMENT SERVICES. 

(a) The contractor employed by Tenant and any subcontractors shall be (i) duly licensed in the state in which the Premises are located,
and (ii) subject to Landlord’s prior written approval, which approval shall not be unreasonably withheld. If more than one trade is employed on a single job, state law requires the services of a general contractor in addition to
contractors for specialty work being performed. 
 (b) Each contractor shall provide proof of licensing as a general or specialty contractor
in accordance with Applicable Laws. 
 (c) Tenant shall use Landlord’s subcontractor for mechanical, electrical, plumbing, roofing and
roofing consultant. 
 (d) Tenant and Tenant’s contractors shall comply with all Applicable Laws pertaining to the performance of
Tenant’s Work and the completed improvements and all applicable safety regulations established by Landlord or the general contractor. 

(e) Prior to commencement of any work in the Premises, Tenant and Tenant’s contractors (and any subcontractors) shall have a signed
contract/service agreement in place listing the insurance requirements specifically naming the Landlord as an additional insured on their general liability insurance policy and having an indemnification section indemnifying Landlord and shall obtain
and provide Landlord with certificates evidencing Workers’ Compensation, public liability and property damage insurance in amounts and forms and with companies satisfactory to Landlord. Each general contractor (and any subcontractor) employed
on the Premises shall provide Landlord with a current certificate of insurance in effect for that contractor with a thirty (30) day notice of cancellation or revocation clause. Insurance requirements are as follows: 

(i) Commercial General Liability with a $2,000,000.00 Combined Single Limit covering the liability of Landlord and contractor for bodily injury
and property damage arising as a result of the construction of the improvements and the services performed thereunder. The insurance certificate shall be submitted to Landlord for approval, and all General Liability insurance policies shall name as
Additional Insureds Landlord, any successor in interest thereto, any Mortgagee of Landlord, any managing agent of Landlord, and owner of any of the foregoing, and any beneficiary, officer, director, employee, or agent of any of the foregoing. 

(ii) Business Automobile Liability with a $2,000,000.00 Combined Single Limit covering Landlord and vehicles used by contractor (and any
subcontractor) in connection with the construction of the improvements. 
 (iii) Workers’ Compensation and Employer’s Liability as
required by law, for employees of the contractor (and any subcontractors) performing work on the Premises. 

  
 EXHIBIT F 

-5- 

 (f) The following requirements shall be incorporated as “Special
Conditions” into the contract between Tenant and its contractors and a copy of the contract shall be furnished to Landlord prior to the commencement of Tenant’s Work: 

(i) Prior to start of Tenant’s Work, Tenant’s contractor shall provide Landlord with a construction schedule in “bar graph”
form indicating the completion dates of all phases of Tenant’s Work. 
 (ii) Tenant’s contractor shall be responsible for the
repair, replacement and clean-up of any damage done by it to the Premises and other contractors’ work which specifically includes accessways to the Premises which may be concurrently used by others. 

(iii) Tenant’s contractor shall accept the Premises prior to starting any trenching operations. Any rework of sub-base or compaction required after the contractor’s initial acceptance of the Premises shall be done by Tenant’s contractor, which shall include the removal from the Property of any excess dirt or
debris. 
 (iv) Tenant’s contractor shall contain its storage of materials and its operations within the Premises and such other space
as it may be assigned by Landlord or Landlord’s contractor. Should Tenant’s contractor be assigned space outside the Premises, it shall move to such other space as Landlord or Landlord’s contractor shall direct from time to time to
avoid interference or delays with other work. 
 (v) Tenant’s contractor shall clean up the construction area and surrounding exterior
areas daily. All trash, demolition materials and surplus construction materials shall be stored within the Premises and promptly removed from the Premises and the Property and disposed of in an approved sanitation site. 

(vi) Tenant’s contractor shall provide temporary utilities, portable toilet facilities, and potable drinking water as required for its
work within the Premises and shall pay to Landlord or Landlord’s contractor the cost of any temporary utilities and facilities provided by Landlord or Landlord’s contractor at Tenant’s contractor’s request. 

(vii) Tenant’s contractor shall notify Landlord or Landlord’s property manager of any planned work to be done on weekends or other
than normal job hours. 
 (viii) Tenant’s contractor or subcontractors shall not post signs on any part of the Property or on the
Premises. 
 (g) If required by Landlord and reasonable under the circumstances, Tenant shall provide Landlord with a set of “As-Built” drawings for any work performed to the Premises. 
 4. COSTS. 

(a) Tenant shall promptly pay all costs and expenses in connection with or arising out of the performance of Tenant’s Work (including the
costs of permits therefor) and shall furnish to Landlord evidence of such payment upon request. 

  
 EXHIBIT F 

-5- 

 (b) Tenant shall reimburse Landlord for all costs which Landlord may incur in connection
with granting approval to Tenant for any alteration and/or addition, including any costs or expenses which Landlord may incur in electing to have outside architects and engineers review said matters. Tenant shall pay Landlord an amount equal to five
percent (5%) of the total hard costs of construction and installation of Tenant’s Work as compensation to Landlord for review of plans, use of facilities and other miscellaneous costs of Landlord incurred as a result of such work. 

5. CONTRACTOR’S BONDS. If required by Landlord and reasonable under the circumstances, prior to the commencement of construction, Tenant
shall obtain or cause its contractor to obtain and deliver evidence thereof to Landlord payment and performance bonds covering the faithful performance of the contract for the construction of the Tenant’s Work and the payment of all obligations
arising thereunder and shall furnish to Landlord evidence of such bonds upon request. In the alternative, and at Landlord’s option, Tenant may appoint Landlord as its contractor, and in so doing, Tenant shall deposit with the Landlord a sum of
money equal to the entire amount of the estimated construction cost, as is required for the installation of the Tenant improvements on the Premises. If Tenant deposits with Landlord monies for construction costs, it is agreed that Landlord will not
be placed in a fiduciary capacity as a trustee, or any other fiduciary title, for the sums of monies in Landlord’s possession. Tenant agrees to hold Landlord harmless from any and all claims, for workmanship and installation of improvements,
and for merchantability and quality of goods used for the installation of Tenant’s improvements, as are requested by Tenant. Any bonds obtained pursuant hereto shall be for the mutual benefit of both Landlord and Tenant as obligees and
beneficiaries. 
 6. BUILDING STANDARDS. All work shall (a) be performed during Landlord’s designated hours for construction work,
(b) conform to Landlord’s established rules (including clean up rules), regulations, building standards and specifications, (c) not interfere with any other tenant of Landlord, nor block any access points, (d) comply with any
CC&Rs and all laws, rules and regulations. Tenant is required to make these standards part of the construction documents. 
 7. ROOF
PENETRATIONS. If improvements penetrate the roof membrane, the penetrations will be sealed per Landlord or Landlord’s consultant’s roofing specifications and inspected by Landlord or Landlord’s consultant to maintain the roof
warranty. The cost of inspection and all corrective work shall be borne by Tenant. Tenant shall use Landlord’s original roofing contractor for any inspection or work to be done on the roof of the Building. 

8. BUILDING MODIFICATIONS. Work will only be approved within the confines of a given space. Tenant will not be allowed to modify building
exterior or mechanical and electrical service as provided to the building in common with other tenants. 
 9. ELECTRICAL WORK. All electrical
work shall only be for electrical panels located within the Premises. Additional service requirements shall be secured only by direction of Landlord. 
 10.
CLEAN UP AND DISPOSAL OF CONSTRUCTION DEBRIS. Tenant shall comply with Landlord’s rules regarding clean up. Building trash containers are provided for office generated trash only and are not to be used for disposal of
construction-related materials and debris. Unapproved usage will result in a penalty assessment to the Tenant equal to the cost of an extra pick-up service as provided under the current rate schedule of
regular trash removal service. 

  
 EXHIBIT F 

-5- 

 11. INSPECTION BY LANDLORD. Landlord reserves the following rights: (i) the right of
inspection prior to, during and at completion of all construction and/or demolition, (ii) the right to post and record a notice of nonresponsibility in conformity with the law of the state or commonwealth in which the Building is located, and
(iii) the right to order a total stop to all improvements underway for non-compliance with any of the requirements hereof. 

12. GENERAL PROVISIONS. 
 (a) If
Landlord has agreed to provide an allowance toward the cost of tenant improvements, Landlord shall retain from such funds an amount determined by Landlord until Tenant has fully complied with the requirements hereof. 

(b) Nothing contained herein shall make or constitute Tenant as the agent of Landlord. 

(c) All materials work, installations and decorations of any nature whatsoever brought on or installed in the Premises before the commencement
of the Term or throughout the Term shall be at Tenant’s risk, and neither Landlord nor any party acting on Landlord’s behalf shall be responsible for any damage thereto or loss or destruction thereof due to any reason or cause whatsoever.

  
 EXHIBIT F 

-5- 

 ATTACHMENT 1 TO EXHIBIT F 

ITEMS TO BE FURNISHED TO LANDLORD FOR EACH WORK OF IMPROVEMENT 

This Attachment 1 to Exhibit F is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and
between ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation (“Tenant”), for space in the
Building located at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 
  

	1.	 Plan of Alterations for Landlord Approval. 

 

	2.	 Contractor(s), Address, Telephone Number, Contact Person. 

 

	3.	 Copy of Contractor’s State and City Business License. 

 

	4.	 Copy of all permits including, but not limited to, the Building Permit. 

 

	5.	 Copy of Final Inspection and Signed Building Permit Cards. 

 

	6.	 Copy of Certificate of Insurance Naming Landlord, Landlord’s Mortgagee, if any, any property management
company of Landlord for the Premises, and any other party designated by Landlord as Additional Insured. Insurance to include Comprehensive General Liability, Comprehensive Auto, Workers’ Compensation and Employer’s Liability.

  

	7.	 Signed Unconditional lien waiver in favor of the Landlord. 

 

	8.	 Schedule of Work. 

  

	9.	 Copy of Completion and Payment Bond. 

 

	10.	 Architect’s License and Expiration. 

 

	11.	 Tenant and Architect Agreement. 

 

	12.	 Tenant and Contractor Agreement. 

 

	13.	 Copy of Permit Plans. 

 

	14.	 Copy of As-Builts. 

 

	15.	 Copy of Recorded Notice of Completion. 

 

	16.	 Certificate of Occupancy. 

 

	17.	 Evidence of Insurance for All-Risk/Builder’s Risk Insurance to the
Amount of Improvements. 

  
 EXHIBIT F 

-6- 

 EXHIBIT G 

HAZARDOUS MATERIALS SURVEY FORM 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between
ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, a South Carolina corporation (“Tenant”),
for space in the Building located at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 

The purpose of this form is to obtain information regarding the use of Hazardous Materials on the Premises. Prospective lessees should answer
the questions in light of their proposed operations on the Premises. Existing lessees should answer the questions as they relate to ongoing operations on the Premises and should update any information previously submitted. If additional space is
needed to answer the questions, you may attach separate sheets of paper to this form. 
 Your cooperation in this matter is appreciated. Any
questions should be directed to, and when completed, the form should be mailed to: 
  

	
	
                   
                                         
                                    

	
                   
                                         
                                    

	
                   
                                         
                                    

	
                   
                                         
                                    

  

	1.	 GENERAL INFORMATION 

Company Name: Thorne Research, Inc. 

Check Applicable Status: Prospective Lessee: XXX Current Lessee:
                 
 Mailing Address: 620 Omni
Industrial Blvd., Summerville, South Carolina 29486 
 Contact Person and Title: Kim R. Pearson, General Counsel 

Phone #: 843-494-5247 

Address of Premises: 533 Stone Road, Benicia, California 94510 

Describe the proposed operations to take place on the Premises, including principal products manufactured or services to be conducted. Existing
tenants should describe any proposed changes to ongoing operations. 
 The Premises will be used as storage for finished nutritional
supplement products manufactured by the Lessee in South Carolina and transported to the Premises. The manufacture and storage of the Lessee’s finished nutritional supplement products is regulated by the U.S. Food and Drug Administration
pursuant to Title 21 Code of Federal Regulations Part 111. The Lessee’s finished nutritional supplements products will be shipped from the Premises to end users (health-care practitioners and consumers) in the United States who purchase the
finished products from Lessee. 

  
 EXHIBIT G 

-1- 

	2.	 STORAGE OF HAZARDOUS MATERIALS 

 

	 	2.1	 Will any Hazardous Materials be used or stored on the Premises? 

Wastes
                                         
       Yes                No         XXX 

Chemical Products
                             Yes           
     No         XXX 
 Attach the list of any Hazardous Materials
to be used or stored, the quantities that will be on site at any given time, and the location and method of storage. 
  

	3.	 STORAGE TANKS AND SUMPS 

 

	 	3.1	 Is any above or below ground storage of gasoline, diesel, or other Hazardous Materials in tanks or sumps
proposed or currently conducted on the Premises? 

 Yes
                No         XXX 

If yes, describe the materials to be stored, and the type, size and construction of the sump or tank. Attach copies of any permits obtained for
the storage of such materials. 
  

	 	3.2	 Have any of the tanks or sumps been inspected or tested for leakage? 

Yes
                No                   

If yes, attach results. 
  

	 	3.3	 Have any spills or leaks occurred from such tanks or sumps? 

Yes             No         

If yes, describe. 
  

	 	3.4	 Were any regulatory agencies notified of the spill or leak? 

Yes
                No                   

If so, attach copies of any spill reports filed, any clearance letters or other correspondence from regulatory agencies relating to the spill
or leak. 

  
 EXHIBIT G 

-7- 

	 	3.5	 Have any underground storage tanks or sumps been taken out of service or been removed? 

Yes
                No                  

If yes, attach copies of any closure permits and clearance obtained from regulatory agencies relating to closure and removal of such tanks.

  

	4.	 SPILLS 

 

	 	4.1	 During the past year, have any spills occurred on the Premises? 

Yes                 No
        XXX 
 If so, please describe the spill and attach the results of any testing
conducted to determine the extent of such spills. 
  

	 	4.2	 Were any agencies notified in connection with such spills? 

Yes
                No                  

If so, attach copies of any spill reports or other correspondence with regulatory agencies. 

 

	 	4.3	 Were any cleanup actions undertaken in connection with the spill? 

Yes
                No                  

If so, briefly describe the actions taken. Attach copies of any clearance letters obtained from any regulatory agencies involved and the
results of any final soil or ground water sampling done upon completion of the cleanup work. 
  

	
	  

	  

  

	5.	 WASTE MANAGEMENT 

 

	 	5.1	 Has your company been issued an EPA Hazardous Waste Generator I.D. Number? 

Yes                 No
        XXX 
  

	 	5.2	 Has your company filed a biennial report as a hazardous waste generator? 

Yes                 No
        XXX 
 If so, attach a copy of the most recent report files. 

  
 EXHIBIT G 

-7- 

	 	5.3	 Attach a list of the Hazardous Materials, if any, generated or to be generated at the Premises, its hazard
class and the quality generated on a monthly basis. 

  

	 	5.4	 Describe the method(s) of disposal for each material. Indicate where and how often disposal will take place.

  

	 	5.5	 Indicate the name of the person(s) responsible for maintaining copies of hazardous manifests completed for off-site shipments of Hazardous Materials. 

  

	 	5.6	 Is any treatment or processing of Hazardous Materials currently conducted or proposed to be conducted at the
Premises: 

 Yes                 No
        XXX 
 If yes, please describe any existing or proposed treatment
methods. 
  

	 	5.7	 Attach copies of any hazardous waste permits or licenses issued to your company with respect to its operations
on the Premises. 

  

	6.	 WATER TREATMENT / DISCHARGE 

 

	 	6.1	 Do you discharge wastewater to: storm drain? sewer? surface water? 

no industrial discharge. 

No storm drain? 
 No
sewer? 
 No surface water? 

No no industrial discharge. 
  

	 	6.2	 Is your wastewater treated before discharge? 

Yes
                No                  

If yes, describe the type of treatment conducted. 

  
 EXHIBIT G 

-7- 

	
	
                      
                                         
                                         
                                         
                                   

 Attach copies of any wastewater discharge permits issued to your company with respect to its operations on the
Premises. 
  

	7.	 AIR DISCHARGES 

 

	 	7.1	 Do you have any filtration systems or stacks that discharge into the air? 

Yes
                        No         XXX 

 

	 	7.2	 Do you operate any of the following types of equipment, or any other equipment requiring an air emissions
permit? 

 No         Spray booth 

No         Dip tank 

No         Drying oven 

No         Incinerator 

No         Other ____________________________ 

No         No Equipment Requiring Air Permits 

 

	 	7.3	 Are air emissions from your operation monitored? 

Yes                 No
        XXX 
 If so, indicate the frequency of monitoring and a description of the monitoring
results. 
  

	 	7.4	 Attach copies of any air emissions permits pertaining to your operations on the Premises.

  

	8.	 HAZARDOUS MATERIALS DISCLOSURES 

 

	 	8.1	 Does your company handle Hazardous Materials in a quantity equal to or exceeding an aggregate of 500 pound, 5
gallons, or 200 cubic feet? 

 Yes
                No         XXX 

  
 EXHIBIT G 

-7- 

	 	8.2	 Has your company prepared a Hazardous Materials management plan (“Business Plan”) pursuant to the
Fire Department requirements for the County in which the Premises is located? 

 Yes
                No         XXX 
  

	 	8.3	 Are any of the chemicals used in your operation regulated under Proposition 65? (for California properties
only) 

 Yes
                No         XXX  

If so, describe the actions taken, or proposed actions to be taken, to comply with the proposition. 

 

	 	8.4	 Describe the procedure followed to comply with OSHA Hazard Communication Standard requirements.

 Yes                 No
        XXX 
  

	9.	 ENFORCEMENT ACTIONS, COMPLAINTS 

 

	 	9.1	 Has your company ever been subject to any agency enforcement actions, administrative orders, or consent
decrees? 

 Yes
                No         XXX 

If so, describe the actions and any continuing compliance obligations imposed as a result of these actions. 

 

	 	9.2	 Has your company ever received requests for information, notice or demand letters, or any other inquiries
regarding its operation? 

 Yes
                No         XXX 
  

	 	9.3	 Have there ever been, or are there now pending, any lawsuits against the company regarding any environmental or
health and safety concerns? 

 Yes
                No         XXX 
  

	 	9.4	 Has an environmental audit ever been conducted at your company’s current facility? 

Yes                 No
        XXX 

  
 EXHIBIT G 

-7- 

	 	9.5	 Have there been any problems or complaints from neighbors at the company’s current facility?

 Yes                 No
        XXX 
  

			
	FOR THORNE RESEARCH, INC.
		
	By:	 	Kim R. Pearson
	
	Title: General Counsel
	
	Date: October 21, 2019

  
 EXHIBIT G 

-7- 

 EXHIBIT H 

ADDITIONAL PROVISIONS 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between ICON OWNER
POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation (“Tenant”), for space in the Building located
at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 
  

	1.	 California Civil Code Section 1938. Pursuant to California Civil
Code § 1938(a), Landlord hereby states that the Premises have not undergone inspection by a Certified Access Specialist (CASp) (defined in California Civil Code § 55.52). Accordingly, pursuant to California Civil Code § 1938(e),
Landlord hereby further states as follows: 

 A Certified Access Specialist (CASp) can inspect the subject premises and
determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or
lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the
arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises. 

In accordance with the foregoing, Landlord and Tenant agree that if Tenant obtains a CASp inspection of the Premises, then Tenant shall pay
(i) the fee for such inspection, and (ii) except as may be otherwise expressly provided in this Lease, the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the Premises. 

 

	2.	 Extension Option. 

 

	 	2.1	 Grant of Option; Conditions. Tenant shall have the right (the “Extension Option”) to extend
the Term for one (1) additional period of five (5) years beginning on the day immediately following the expiration date of the Lease and ending on the fifth (5th) anniversary of such
expiration date (the “Extension Term”), if: 

  

	 	(a)	 not less than nine (9) and not more than twelve (12) full calendar months before the expiration date
of the Lease, Tenant delivers written notice to Landlord (the “Extension Notice”) electing to exercise the Extension Option; 

  

	 	(b)	 no Event of Default exists when Tenant delivers the Extension Notice; 

  
 EXHIBIT H 

-1- 

	 	(c)	 no part of the Premises is sublet when Tenant delivers the Extension Notice; and 

 

	 	(d)	 the Lease has not been assigned before Tenant delivers the Extension Notice. 

 

	 	2.2	 Terms Applicable to Extension Term. 

A. During the Extension Term, (a) the Base Rent rate per rentable square foot shall be equal to the Prevailing Market (defined in
Section 2.5 below) rate per rentable square foot; (b) Base Rent shall increase, if at all, in accordance with the increases assumed in the determination of Prevailing Market rate; and (c) Base Rent shall be payable in monthly
installments in accordance with the terms and conditions of the Lease. 
 B. During the Extension Term Tenant shall pay Tenant’s Share
of Operating Expenses and Real Property Taxes for the Premises in accordance with the Lease. 
  

	 	2.3	 Procedure for Determining Prevailing Market. Within thirty (30) days after receiving the Extension
Notice, Landlord shall give Tenant written notice (“Landlord’s Notice”) stating Landlord’s estimate of the Prevailing Market rate for the Extension Term. Tenant, within fifteen (15) days thereafter, shall give
Landlord either (i) written notice (“Tenant’s Binding Notice”) accepting Landlord’s estimate of the Prevailing Market rate for the Extension Term stated in Landlord’s Notice, or (ii) written notice
(“Tenant’s Rejection Notice”) rejecting such estimate. If Tenant gives Landlord a Tenant’s Rejection Notice, Landlord and Tenant shall work together in good faith to agree in writing upon the Prevailing Market rate for the
Extension Term. If, within thirty (30) days after delivery of a Tenant’s Rejection Notice, the parties fail to agree in writing upon the Prevailing Market rate, Tenant’s Extension Option shall be of no further force or effect.

  

	 	2.4	 Extension Amendment. If Tenant is entitled to and properly exercises its Extension Option, and if the
Prevailing Market rate for the Extension Term is determined in accordance with Section 2.3 above, Landlord, within a reasonable time thereafter, shall prepare and deliver to Tenant an amendment (the “Extension Amendment”)
reflecting changes in the Base Rent, the Term, the expiration date of the Lease, and other appropriate terms in accordance with this Section 2, and Tenant shall execute and return (or provide Landlord with reasonable objections to) the
Extension Amendment within fifteen (15) days after receiving it. Notwithstanding the foregoing, upon determination of the Prevailing Market rate for the Extension Term in accordance with Section 2.3 above, an otherwise valid exercise of
the Extension Option shall be fully effective whether or not the Extension Amendment is executed. 

  

	 	2.5	 Definition of Prevailing Market. For purposes of this Extension Option, “Prevailing
Market” shall mean the arms-length, fair-market, annual rental rate per rentable square foot under extension and renewal leases and amendments entered into on or about the date on which the Prevailing Market is being determined hereunder
for space 

  
 EXHIBIT H 

-3- 

	 	
comparable to the Premises in the Building and industrial buildings comparable to the Building in the Benicia, California area. The determination of Prevailing Market shall take into account
(i) any material economic differences between the terms of the Lease and any comparison lease or amendment, such as rent abatements, construction costs and other concessions, and the manner, if any, in which the landlord under any such lease is
reimbursed for operating expenses and taxes; (ii) any material differences in configuration or condition between the Premises and any comparison space, including any cost that would have to be incurred in order to make the configuration or
condition of the comparison space similar to that of the Premises; and (iii) any reasonably anticipated changes in the Prevailing Market rate from the time such Prevailing Market rate is being determined and the time such Prevailing Market rate
will become effective under the Lease. 

  

	 	2.6	 Subordination. Notwithstanding anything herein to the contrary, Tenant’s Extension Option is
subject and subordinate to the expansion rights (whether such rights are designated as a right of first offer, right of first refusal, expansion option or otherwise) of any tenant of the Building or the Project existing on the date hereof.

  
 EXHIBIT A 

-3- 

 EXHIBIT I 

JUDICIAL REFERENCE 

This Exhibit is attached to and made a part of the Multi-Tenant Industrial Triple Net Lease (the “Lease”) by and between
ICON OWNER POOL 1 SF NON-BUSINESS PARKS, LLC, a Delaware limited liability company (“Landlord”), and THORNE RESEARCH, INC., a South Carolina corporation
(“Tenant”), for space in the Building located at 533 Stone Road, Benicia, California 94510. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 

IF THE JURY-WAIVER PROVISIONS OF SECTION 26.3 OF THIS LEASE ARE NOT ENFORCEABLE UNDER CALIFORNIA LAW, THE PROVISIONS SET FORTH BELOW SHALL
APPLY. 
 It is the desire and intention of the parties to agree upon a mechanism and procedure under which controversies and disputes
arising out of this Lease or related to the Premises will be resolved in a prompt and expeditious manner. Accordingly, except with respect to actions for unlawful or forcible detainer or with respect to the prejudgment remedy of attachment, any
action, proceeding or counterclaim brought by either party hereto against the other (and/or against its officers, directors, employees, agents or subsidiaries or affiliated entities) on any matters arising out of or in any way connected with this
Lease, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage, whether sounding in contract, tort, or otherwise, shall be heard and resolved by a referee under the provisions of the California Code of Civil Procedure,
Sections 638 — 645.1, inclusive (as same may be amended, or any successor statute(s) thereto) (the “Referee Sections”). Any fee to initiate the judicial reference proceedings and all fees charged and costs incurred by the
referee shall be paid by the party initiating such procedure (except that if a reporter is requested by either party, then a reporter shall be present at all proceedings where requested and the fees of such reporter — except for copies ordered
by the other parties — shall be borne by the party requesting the reporter); provided however, that allocation of the costs and fees, including any initiation fee, of such proceeding shall be ultimately determined in accordance with
Section 26.3 of this Lease. The venue of the proceedings shall be in the county in which the Premises are located. Within ten (10) days of receipt by any party of a request to resolve any dispute or controversy pursuant to this Exhibit
I, the parties shall agree upon a single referee who shall try all issues, whether of fact or law, and report a finding and judgment on such issues as required by the Referee Sections. If the parties are unable to agree upon a referee within
such ten (10)-day period, then any party may thereafter file a lawsuit in the county in which the Premises are located for the purpose of appointment of a referee under the Referee Sections. If the referee is
appointed by the court, the referee shall be a neutral and impartial retired judge with substantial experience in the relevant matters to be determined, from Jams/Endispute, Inc., ADR Services, Inc. or a similar mediation/arbitration entity approved
by each party in its sole and absolute discretion. The proposed referee may be challenged by any party for any of the grounds listed in the Referee Sections. The referee shall have the power to decide all issues of fact and law and report his or her
decision on such issues, and to issue all recognized remedies available at law or in equity for any cause of action that is before the referee, including an award of attorneys’ fees and costs in accordance with this Lease. The referee shall
not, however, have the power to award punitive damages, 

  
 EXHIBIT I 

-1- 

 
nor any other damages that are not permitted by the express provisions of this Lease, and the parties waive any right to recover any such damages. The parties may conduct all discovery as
provided in the California Code of Civil Procedure, and the referee shall oversee discovery and may enforce all discovery orders in the same manner as any trial court judge, with rights to regulate discovery and to issue and enforce subpoenas,
protective orders and other limitations on discovery available under California Applicable Law. The reference proceeding shall be conducted in accordance with California Applicable Law (including the rules of evidence), and in all regards, the
referee shall follow California Applicable Law applicable at the time of the reference proceeding. The parties shall promptly and diligently cooperate with one another and the referee, and shall perform such acts as may be necessary to obtain a
prompt and expeditious resolution of the dispute or controversy in accordance with the terms of this Exhibit I. In this regard, the parties agree that the parties and the referee shall use best efforts to ensure that (a) discovery be
conducted for a period no longer than six (6) months from the date the referee is appointed, excluding motions regarding discovery, and (b) a trial date be set within nine (9) months of the date the referee is appointed. In accordance
with Section 644 of the California Code of Civil Procedure, the decision of the referee upon the whole issue must stand as the decision of the court, and upon the filing of the statement of decision with the clerk of the court, or with the
judge if there is no clerk, judgment may be entered thereon in the same manner as if the action had been tried by the court. Any decision of the referee and/or judgment or other order entered thereon shall be appealable to the same extent and in the
same manner that such decision, judgment, or order would be appealable if rendered by a judge of the superior court in which venue is proper hereunder. The referee shall in his/her statement of decision set forth his/her findings of fact and
conclusions of law. The parties intend this general reference agreement to be specifically enforceable in accordance with the Code of Civil Procedure. Nothing in this Exhibit I shall prejudice the right of any party to obtain provisional
relief or other equitable remedies from a court of competent jurisdiction as shall otherwise be available under the Code of Civil Procedure and/or applicable court rules. 

  
 EXHIBIT I 

-2-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00330-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00330-of-00352.parquet"}]]