Document:

Lease Agreement by and between Zona Franca Coyol S.A and Cytyc

 Exhibit 10.45 
 

 
 SOLEY, SABORIO, FALLAS & ASOCIADOS

 GRUPO JURIDICO CENTROAMERICANO 
 Lease Agreement 
 Cytyc C.R. – Zona Franca Coyol S.A. 
 (File I of II) 
 -April 2007- 

 LEASE AGREEMENT 
 Entered into at the city of San José, on the 23rd day of the month of April of the year 2007 (“Execution Date”), by and between: 
 Zona Franca Coyol S.A., corporate identification card number three-one hundred one-four hundred and twenty thousand five hundred twelve, registered in the Mercantile Section of the Public Registry under book five hundred sixty, entry
ten thousand three hundred and seventy eight, consecutive one hereon represented by André Garnier Kruse, personal identity card number one-four hundred sixteen-one thousand three hundred forty four, and Álvaro Carballo Pinto, personal
identity card number one - five hundred and thirty six - six hundred and fifty five, acting jointly and with sufficient authority for the execution of this lease agreement which legal representation is duly recorded in the Mercantile Section of the
Public Registry under book five hundred and sixty five, entry eleven thousand five hundred and ninety two, consecutive one, company acting as Lessor (the “Lessor”), for the one part and for the other, 
 Cytyc Surgical Products Costa Rica S.A., corporate identification number three-one hundred one - three hundred forty eight thousand seven hundred fifty nine, (the
“Lessee”), registered in the Mercantile Section of the Public Registry under book one thousand sis hundred ninety, page one hundred sixty eight, entry two hundred three, represented in this act with enough power by Patrick J. Sullivan,
with one last name due to his nationality, married, business man, with Social Security card from the United States of America number three hundred sixty – forty six – five thousand six hundred forty eight, with domicile in the United
States of America. 
 BACKGROUND 
 Whereas

  

	 	1.	Whereas, Lessor is the registered owner of a property located in Alajuela, registered in the National Registry as property number 2- 426607- 000, with a total registered area of one
million seventy two thousand eight hundred and ninety nine square meters and two decimeters square meters, cadastral map recorded at the Cadastral Office of the National Registry number A-1093438- 2006, hereinafter identified as the “Overall
Land”. 

  

	 	2.	Whereas, Lessor is in the process of incorporation of this Overall Land as an Industrial and Business related Condominium; of which an area of thirty thousand four hundred and forty
three square meters and forty three square decimeters, identified as FFPI # 24 in Exhibit One attached hereto, will be identified hereinafter as the “Filial Lot”. 

  

 Page 1 of 42 

	 	3.	Whereas, Lessor filed with the appropriate Free Trade Zone authorities for the status of a Free Zone Park operator to develop and manage the Property (or portions thereof) as a Free
Zone Industrial and Business Park, known as “Zona Franca Coyol – Free Zone industrial and Business Park” (the “Park”) and has been authorized to do so by Executive Decree number 252-2006. 

  

	 	4.	Whereas, the Overall Land will be incorporated as a Condominium in accordance with the applicable regulations of the condominium regime. 

  

	 	5.	Whereas, Lessee desires to lease the Filial Lots in which Lessor will build a manufacturing facility and office building, with an approximate construction area of 15,269 square
meters [fifteen thousand two hundred and sixty nine square meters], hereinafter referred to as the “Premises”; 

 Now therefore in
consideration of the mutual promises herein made, and the representations, warranties, and covenants herein contained, the Parties have agreed to execute this lease agreement (hereinafter referred to as the “Lease”): 
 Section One 
 Rules of Interpretation 
 1.0. Rules of Interpretation 
 This Lease shall be strictly construed between
Lessor– and Lessee, who hereby agree that the parties have participated fully and equally in the preparation of this Lease Agreement, and that legal counsel was consulted by each before each signed and delivered a counterpart of this Lease to
the other parties; except as otherwise expressly provided in this Lease and its Exhibits and other attachments, the singular includes the plural and the plural includes the singular; “or” is not exclusive; a reference to an agreement or
other contract includes supplements and amendments thereto to the extent permitted by this Lease; accounting provisions have the meanings assigned to them by law and generally accepted accounting principles and practices applied on a consistent
basis; the words “such as”, “include”, “includes” and “including” are not limiting; except as specifically agreed upon in this Lease, any right may be exercised at any time and from time to time and all
obligations are continuing obligations throughout the Term; in calculating any time period, the first day shall be excluded and the last day shall be included; 

  

 Page 2 of 42 

 
all days are calendar days unless otherwise specified and a “business” day is a calendar day except for Saturdays, Sundays, Costa Rican Holidays
and work days canceled because of edict of a Governmental Authority; and the words Governmental Authority means Costa Rican local and governmental agencies, departments, commissions, boards and bureaus, including successors thereto, having
jurisdiction over the property. 
 Section Two 
 The
Premises 
 2.00 The Premises Description 
 A. Premises.
The Lessor rents out to the Lessee, a manufacturing facility and offices to be built by the Lessor as indicated in Whereas number five to this Agreement, located and described in Exhibit One hereto, and in accordance with the terms and
conditions stated herein, hereinafter referred to as “the Premises”, which is accepted by Lessee. The Premises include the building facilities and all improvements thereon, as well as one hundred and four (107) parking spaces adjacent
to the building for Lessee’s exclusive use. Such parking spaces shall be outlined by road demarcations according to the country’s standards, and to the plans and specifications that are an integral part of the present Agreement and which
have been enclosed as part of Exhibit Five. The parking areas shall be available for use twenty-four (24) hours a day, every day of the year during the Term, and Lessor shall install the illumination corresponding to such parking
spaces. Power switches to any illumination that has been installed for the parking spaces, will be located within the Premises in order for Lessee to administer such power. Further, the Lessor shall keep and maintain all Parking Areas in a clean and
operational condition. 
 B. Additional Parking. Lessor has a design for fifty additional parking spaces on the Filial Lot, enclosed as part of
Exhibit Five. Therefore, if additional parking spaces are required by the Lessee, then Lessee may build such parking spaces as designed, unless the parties mutually agree that Lessor shall build such additional parking spaces:

  

	 	i)	If the Lessee is the one who builds such parking spaces, he will do so at his sole cost and expense and in accordance with all applicable Park, Condominium or other construction
regulations and requirements. The Lessee will present all construction plans and schedules for such works to the Lessor, and only upon written approval by the Lessor (which approval shall not be unreasonably withheld, conditioned, or delayed), may
the Lessee begin all any construction works. 

  

	 	ii)	 If Lessor builds such parking spaces, Lessor will charge Lessee for such 

  

 Page 3 of 42 

	 	 
work upon the actual net cost of performing such work, plus a fee of 7% of such net cost. Parties shall mutually agree if such costs will be covered by
Lessee totally when he receives the parking spaces for use, or if the monthly rent will be increased in order to cover such costs. Lessor shall build such parking spaces, in accordance with all applicable Park, Condominium or other construction
regulations and requirements. 

 If additional parking spaces are required by Lessee, and there is no more space to build additional
parking spaces within the Filial Lots where the Premises are located, then the Lessor, agrees that up to 100 additional parking spaces shall be available to be constructed for Lessee’s benefit in the Park (and Lessor shall assign such
additional spaces in areas within the Park for Lessee’s benefit), and if Lessee desires parking spaces in excess of such 100 additional parking spaces, Lessor shall make available to Lessee such excess parking spaces at a satellite parking area
to be located in any other Filial Lot or Property of the Lessor, serviced by a shuttle bus, but shall be located within a radius of a maximum of one kilometer and a half from the Park. The parking spaces shall be assigned in an area to be defined by
the Lessor. Additional external parking shall be rented at a rental fee quoted by Lessor, and equal to the current rental fee charged by the Lessor to other tenants and third parties in the Park. 
 Lessee may decrease the number of leased parking spaces, to the extent that all parking spaces to be returned are not within the filial lots where the Premises are
located. In such case, the Lessee shall give a written notice to the Lessor indicating the parking spaces it will not require anymore, and the date since they will stop using them. The notice shall be given at least fifteen calendar days in advance
to the termination of usage of the parking spaces. The lease of the parking spaces within the filial lots of the Premises may not be reduced. 
 C.
Appurtenant Rights. As appurtenant to Lessee’s demise of the Premises, Lessee shall have the benefit of all easements and other rights appurtenant to the Premises throughout the term of this Lease. Without limiting the foregoing, the
Lessee shall have the right to use any current and future common areas of the Park, as well as any common areas and facilities of a condominium. The use of any common areas and facilities shall, subject to Section 2.01B, be in accordance with
the regulations and specifications to be included in the Park’s internal regulations and any governing documents of the condominium regime, attached as Exhibit 3 and Exhibit 4 to this Contract. 
 2.01 Use 
 A.- Permitted Use. The Lessee shall have the right,
throughout the term of this Lease, to use the Premises exclusively for the installation and operation of a manufacturing facility and warehouse for the production of medical products and 

  

 Page 4 of 42 

 
offices for such facility, as well as uses ancillary to medical services, including, without limitation, laboratory, research and development
(“Contemplated Uses”), and any other uses permitted by applicable legal requirements and the Condominium Bylaws, as hereinafter defined (Exhibit 3 to this Contract). The Lessee will not be able to use the Premises for other purposes
different than those agreed, without the express, written and previous authorization from the Lessor. Lessee shall at all times comply with any and all applicable national, municipal and other governmental regulations in the carrying out and
execution of its business, including without limitation, Ministry of Health regulations, Free Zone Status regulations and Customs regulations (collectively “Legal Requirements”). The Lessor hereby represents to, and covenants with, the
Lessee that: except otherwise established in this contract, the Lessee has the right, without obtaining any further permits or approvals, to use and occupy the Premises for the Contemplated Uses under all applicable Legal Requirements. 

B. Condominium Bylaws. A copy of the proposed draft of the Condominium Bylaws is attached as Exhibit Three hereto, and is accepted by Lessee and Lessor.
Lessor hereby represents that the final version of such Bylaws shall not be materially different from the draft, and that the final version of such Bylaws, any amendment to them or any resolution based on any amendment to the Bylaws shall not
materially adversely affect the rights or obligations of the Lessee under this Lease, and Lessee’s right to use the Premises for the Contemplated Uses, as permitted under this Agreement. Pursuant to articles 23 and 34 of Law Number 7933,
“Ley Reguladora de la Propiedad en Condominio” (Law to Regulate Condominium Property), the Lessee shall be required to comply with the Condominium Bylaws. However, Lessor shall give written notice to the Lessee, as indicated in
Section 11 herein, whenever a Condominium General Owners Assembly will be held, in order to modify the Condominium By-laws. Such notice shall be given to the Lessee at least thirty (30) calendar days prior to the celebration of such
Assembly, and shall include a clear description of the By-laws that are going to be modified. Lessee will then have fifteen (15) calendar days to reply to such notice, indicating the following: i) If all, or any portion of the changes intended
will or may adversely affect Lessee ii) A monetary estimation of the costs and damages that Lessee may suffer. Lessor may then decide to take all possible actions to impede such changes, or go forward with them, and previously compensate the Lessee.
If the Lessor where to decide to compensate, damages and costs will have to be duly demonstrated and quantified before any such compensation. Besides, such compensation should be paid within the following fifteen days after any modification to such
Bylaws is approved. If the Lessee does not reply to the notice in the period given, or if he does not give an estimation for the damages he claims he will suffer, this will be deemed as an acceptance of all changes, and that such changes do not
generate any materially adverse damages to Lessee. Lessor also represents and warrants, that in all Condominium Assemblies he will vote against any disposition that could materially adversely affect the rights or obligations of the Lessee under this
Agreement only in case 

  

 Page 5 of 42 

 
such dispositions could eventually affect the rights of the Lessee to use the Premises and Common Areas as indicated in Provision 2.01 of this Contract, or
the right to exercise the Expansion Option indicated in Provision 9.01 or impose additional pecuniary obligations to Lessee. 
 C. Free Trade Zone
Regulations. A copy of the proposed draft of the Free Trade Zone Regulations is attached as Exhibit Four hereto. Lessor hereby represents that the final version of such Regulations shall not be materially different from the draft, and
shall not materially adversely affect the rights or obligations of the Lessee under this Lease, the Lessee shall be required to comply with the Free Trade Zone Regulations. Lessor covenants and agrees that, unless required by applicable Legal
Requirements, it will not consent or agree to any amendment or change in the Free Trade Zone Regulations which could materially adversely affect the rights or obligations of the Lessee under this Agreement. 
 2.02 Dates of Delivery and Legal Effects of the Lease 
 A. Definition of
Lessor’s Work. The Lessor shall, at Lessor’s sole cost and expense: (i) perform all work (“Lessor’s Premises Work”) necessary to deliver the Premises to the Lessee in the condition described in the plans and
specifications listed on Exhibit Five and Exhibit One hereto, and (ii) perform all work (“Lessor’s Common Area Work”) necessary to complete the common areas of the Park in the condition described on the plans and
specifications listed on Exhibit Six hereto. Lessor’s Premises Work and Lessor’s Common Area Work are collectively referred to herein as “Lessor’s Work”. Lessor shall have no right to make changes in Lessor’s
Premises Work without obtaining Lessee’s prior written approval, that shall not be unreasonably withheld when such changes are indispensable for the performance of Lessor’s Premises Work. Lessor shall be able to make changes in
Lessor’s Common Area Work, as long as Lessee is not materially adversely affected. However, if Lessee is able to demonstrate that it has been affected by any such changes by the Lessor, and such effect may be quantified, then Lessor will
compensate Lessee for any costs and damages suffered by Lessee as the result of such changes. Lessee shall have the right to request changes in Lessor’s Work, subject to the provisions in Section 2.04. 
 B. Timing of Lessor’s Work. Lessor shall deliver Lessor’s Work to Lessee in three Phases I, II and III. Works required for the completion of each Phase
are defined as set forth in Exhibit Seven hereto. The Timing and Scope Works required for the completion of Lessor’s Deliveries for each phase is as established in such Exhibit Seven. 
  

 Page 6 of 42 

	 	•	 	 Phase One: Includes all the works to be performed as described in Exhibit Seven and shall be completed on the date set forth in such Exhibit (“Phase I Target
Date”) 

  

	 	•	 	 Phase Two: Includes all the works to be performed as described in Exhibit Seven and shall be completed on the date set forth in such Exhibit (“Phase II Target
Date”). 

  

	 	•	 	 Phase Three: Includes all the works to be performed as described in Exhibit Seven and including final delivery of external offices, exterior work, and park
infrastructure as set forth in Exhibits One, Five, Six1, 5, 6 and Seven7 and shall be completed on the date set forth in Exhibit Seven (“Phase III Target Date”) 

 Lessor shall give a written-notice to Lessee when Lessor has achieved the completion of each Phase establishing a date and time (not after the following five working
days after notification, unless otherwise agreed between the parties) for the Reception Visit to confirm that such Phase has been completed. Time is of the essence for the performance of Lessor’s Work. If Lessee may not show to the Reception
Visit, on the date established by Lessor he shall inform so in writing to the Lessor, and indicate a new date and time for such Reception Visit, which will have to be within the five working days after the date of notification given by the Lessor.
If the Lessee does not show unjustifiably to the Reception Visit and, on or before the date five (5) business days after the Reception Visit, Lessee do not present to the Lessor a written notice (“Opposition”) objecting to the
Lessor’s assertion that it has achieved the Phase of Lessor’s Work in question, it shall be deemed an acceptance of the completion of works to be performed within such Phase. 
 C. Definitions. 
 (1) No Phase shall be deemed to be completed unless the portion of the Building
completed is watertight. With respect to Phase I, watertight status may be achieved by the temporary measures, rather than permanent measures; provided however, that if Lessor achieves watertight status through those temporary measures in Phase I
and II, Lessor shall compensate Lessee from and against any costs or damages to Lessee’s Work arising from water damage. 
 (2) The
“Final Date of Delivery” shall defined as the date when Phase III is complete in accordance with Exhibits One, Five, Six and Seven. Phase III shall not be deemed to be complete unless all of Lessor’s Premises Work and
Lessor’s Common Area Work is Substantially Complete, as hereinafter defined. The Final Date of Delivery shall be confirmed by a Premises and Common Area Work Reception Notice, as set forth in Section 2.02D below. 
  

 Page 7 of 42 

 (3) “Substantial Completion” of Lessor’s Premises Work shall be defined as the time when:
(i) not less than ninety-five (95%) percent of Lessor’s Premises Work has been completed, and the only remaining work corresponds to the Punch List items, so that the Lessee is capable of using and occupying the Premises, as
contemplated hereunder, without any inconvenience or interruption, and (ii) Lessor has obtained, from the governmental authorities having jurisdiction over Lessor’s Premises Work, all permits necessary to enable Lessee to obtain all
permits relating to Lessee’s Work, as set forth in Exhibit Two and Seven. 
 (4) “Substantial Completion” of Lessor’s
Common Area Work shall be defined as the time when: (i) not less than ninety-five (95%) percent of all of Lessor’s Common Area Work has been completed, and the only remaining work corresponds to the Punch List items, so that Lessee
has proper access to the Premises and all utility services to be used by the Lessee in the Premises are available to Lessee on a continuous basis, (i.e., without limitation, sanitary, primary electrical and water systems, access roads, illumination,
and telecommunications shall be complete and in good order and operating condition), and (ii) Lessor has obtained from the governmental authorities having jurisdiction over Lessor’s Common Areas Work, any permits which are necessary to
enable Lessee to obtain all permits relating to Lessee’s Work , as set forth in Exhibit Two and Seven. 
 (5) “Watertight”:
For Phase I and II, refers to when the building construction does not present leakage or filtrations that may affect Leasehold Improvements. And for Phase III, refers to when the building construction does not present any leakage or filtration after
the application of water flow to the roof of such building constructions as indicated in roof cover Sections of Exhibit One, or due to rain. Besides the aforementioned, building and shell enclosure must be completely free from cracks, open
joints or any abnormal or unauthorized pass troughs that connects internal to external areas. 
 D. Inspection of Lessor’s Work. 
 (1) Following delivery by Lessor to Lessee of notice that any Phase of Lessor’s Work has been achieved, the Lessor and the Lessee shall inspect the
Premises and Common Areas (“Reception Visit”) as indicated in Section 2.02. B above. If the parties determine that completion of a Phase of Lessor’s Work has occurred, they shall jointly sign a reception document that will
include the Punch List items (the “Premises and Common Area Work Reception Notice”). On or before the date five (5) business days after the Reception Visit, Lessee may present to the Lessor a written notice (“Opposition”)
objecting to the Lessor’s assertion that it has achieved the Phase of Lessor’s Work in question. 
  

 Page 8 of 42 

 (2) Disputes. In the event that there is a dispute as to the achievement of either Date, the
Parties agree to submit such dispute to an Engineers and Architects Board Arbitration process, in accordance with the procedural rules of such institution. 
 (3) Punch List. In case of Acceptance of the Final Date of Delivery, the Lessor and the Lessee shall agree in writing on a list of pending works (hereinafter the “Punch List”) if any. The Punch List
shall specify the civil, architectural, mechanical and electrical items that are incomplete which, in the aggregate, are minor in character and do not materially interfere with Lessee’s use or enjoyment of the Premises, the Building, and the
Project in accordance with the provisions of this Lease. Any works that have not been completed on the Final Date of Delivery including Punch List items shall be completed by the Lessor within thirty (30) calendar days following the Final Date
of Delivery, unless otherwise agreed. 
 E. Lessor’s Warranty. Lessor hereby warrants that Lessor’s Work shall be performed in a good and
workman-like manner, in accordance with the plans and specifications listed on Exhibits One, Five and Six, and in compliance with all applicable Legal Requirements. Notwithstanding anything to the contrary in this Lease, Lessee’s
acceptance of the Premises shall not be deemed a waiver of Lessee’s right to have Defects in the Premises repaired at the Lessor’s sole expense. Lessee shall give notice to the Lessor promptly after Lessee becomes aware of any such Defect,
and the Lessor shall repair such defect, at no cost to Lessee, immediately. 
 F. The rights and obligations of the Lessor with regards to the construction
of the Premises, and the rights and obligations of the Lessee to occupy the Premises on the Final Date of Delivery, shall be effective upon the execution of this Agreement. Legal effects regarding the use and enjoyment rights, as well as
Lessee’s obligations to pay rent and any other rights and obligations as park tenants, shall commence as of the Final Date of Delivery of the Premises, unless otherwise established in this contract. 
 2.03 Intentionally deleted 
 2.04 Lessee’s Work and Change of Orders

 A. Performance of Lessee’s Work. Upon delivery by the Lessor of Phase One, the Lessee will be able to perform within the Premises, additional
construction and installation activities (“Lessee’s Work”). Lessee shall obtain all required construction permits for Lessee’s Work. The Lessee shall be solely responsible to cover any and all costs associated with obtaining such
permits, including but not limited to any and all applicable fees and taxes. The performance of Lessee’s 

  

 Page 9 of 42 

 
Work shall not be deemed a waiver of any of the obligations under this Agreement to be performed by the Lessor, including but not limited to the completion
of the Punch List, except that in the event of a Lessee Delay, as hereinafter defined, the provisions of Section 2.04B shall apply. The Lessor and the Lessee will mutually cooperate, in such manner as either party may reasonably request, so
that both Lessor’s Work and Lessee’s Work can be performed in a cost effective and timely manner. Lessee shall deliver to the Lessor: 
  

	 	i)	Offices, Cafeteria and Mezzanine layout freeze by Lessee as described on Exhibit 7, on the date set forth in such Exhibit. 

  

	 	ii)	Offices architectural distribution and specification definition by Lessee, as described on the date set forth in such Exhibit. 

  

	 	iii)	Plans and details regarding floor improvements by Lessee, as described on Exhibit 7, on the date set forth in such Exhibit. 

  

	 	iv)	Floor improvements construction for Phase I, as described on Exhibit 7, on or before the date established in Exhibit 7, provided that Lessor delivers all works and permits required
by Lessee to start floor improvements of Phase I on or before the date set forth in such Exhibit. 

  

	 	v)	Floor improvements construction for Phase II, as described on Exhibit 7, on or before the date set forth in such Exhibit., provided that Lessor delivers all works and permits
required by Lessee to start floor improvements of Phase II on or the date set forth in such Exhibit. 

 Lessee’s failure to deliver either
item on or before the due date shall be basis for a Lessee’s Delay. 
 B. Lessee’s Delay. The Lessor shall immediately notify Lessee in
writing of any delays (“Lessee Delay”) on the schedule caused by the Lessee or its contractors. Lessee shall not be charged with any period of Lessee Delay which is prior to the time that Lessee receives a written notice of such Lessee
Delay. In no event shall Lessee be charged for any period of time as a Lessee Delay to the extent that it is based upon: (i) any act or omission which Lessee has the right to perform under this Lease, (ii) any act or omission of Lessor, or
(iii) any cause beyond Lessee’s reasonable control. If Lessor is delayed in the performance of Lessor’s Work by reason of Lessee Delay, then any of Phases I, II or III, which is affected by such Lessee Delay shall be extended by the
period that Lessor’s Work is affected by such Lessee Delay, and (ii) Lessor shall be deemed to have achieved the Final Date of Delivery on the date which Lessor would have achieved such Date, but for the occurrence of such Lessee Delay, and
Lessee shall begin to pay Rent (as defined in section 3.00 hereof) on that date, as sole compensation for 

  

 Page 10 of 42 

 
any Lessee’s Delay. Notwithstanding the foregoing, the payment of service fees agreed on clause 3.00 hereof, shall commence as of the Final Date of
Delivery (as defined in Section 2.02 hereof). Any delays in the performance of Lessor’s Work caused by changes in Lessor’s Work requested by Lessee (“Lessee Changes”) shall be deemed to be Lessee Delay. 
 C. Changes. If the Lessee desires that Lessor makes any changes to Lessor Premises Work, “Lessee Change”, he will request them by giving written notice
to Lessor in accordance with Section 11. Any proposed Lessee Change shall be subject to Lessor’s prior written approval, which approval shall not be unreasonably withheld. The Lessor will, within five (5) business days of its receipt
of any such notice, give the Lessee a written proposal setting forth whether Lessor approves or disapproves of such proposed Lessee Change (and if Lessor disapproves of such proposed Lessee Change, setting forth the reasonable basis for such
disapproval) and, if Lessor approves such proposed Lessee Change, Lessor’s proposal as to the impact of such requested Lessee Change on the cost and time of performance of Lessor’s Work. Any increase in the cost of Lessor’s Work
arising from a Lessee Change shall be based upon the actual net increase in the cost of performing Lessor’s Work in performing such Lessee’s Change plus a fee of 7% of such net increase in cost. Lessee shall pay to Lessor any such net
increase in the cost of Lessor’s Work arising from a Lessee Change on the Final Date of Delivery, unless the parties mutually agree upon payment in another manner (e.g., through an increase in Rent). The Lessee will have five (5) business
days after having received the proposal to accept it or deny it. Only with the Lessee’s written confirmation of acceptance of the proposal will the Lessor begin such work. Any delays on Lessors Work, due to a Lessee Change, will be deemed a
Lessee Delay. 
 Lessee may install special systems and equipment in the Premises, which must be in compliance with the Condominium By-laws and resolutions
as described in Exhibit 3 and all applicable Legal Requirements. If the Lessee wishes the Lessor to install such special systems and equipment for the Lessee, the installation will be deemed a Lessee Change. 
 2.05. Lessee’s Remedies in the Event of Delays in Lessor’s Work: 
 A. Self-Help Rights. If, for any reason other than Lessee Delays, Lessor fails to achieve any Phase on or before the respective Target Date for such Phase, and the Works have not been completed in the following sixty
(60) calendar days, in case of Phase I or 30 days for Phases II and III, Lessee shall have the right to give Lessor a written notice that it intends to complete the portion of Lessor’s Work necessary to achieve such delivery, and if Lessor
fails to complete such portion of Lessor’s Work within thirty (30) calendar days after Lessor receives such notice, Lessee shall have the right to perform such portion of Lessor’s Work, at Lessor’s expense. If due to the nature
of the works it is impossible for the Lessor to finish them in thirty (30) days, it will have to begin all necessary actions in order to finish 

  

 Page 11 of 42 

 
them, and if it does, it will have an additional reasonable term to finish to be approved by Lessee. If Lessor has not started all actions required in order
to do so within fifteen (15) days after Lessor receives such notice, and, in any event, if the Lessor has not completed the work after the additional reasonable term approved by Lessee, then the Lessee will be allowed to complete the
Lessor’s Work, at Lessor’s cost and expense. Lessor will reimburse Lessee for the costs so incurred by Lessee, within thirty (30 days) after Lessee delivers to Lessor all invoices corresponding to such costs, that have to be invoices with
legal and tax effects in Costa Rica, unless both parties agree that payment is made by means of deduction of the total amount owed for such costs from the next monthly rent payment thereafter due under this Lease and, if such rent payment is not
enough, by deducting from the following months, until the complete amount owed and its interests has been credited to the Lessee. Lessee may only take over Lessor’s Work, provided that Lessee does not exercise its right to terminate the Lease.
Once the Lessee has taken over Lessor’s Work, Lessor will no longer be responsible for further or new delays not attributable to Lessor. 
 B.
Liquidated Damages. 
 1. If, for any reason other than Lessee Delays and Force Majeure Lessor fails to achieve delivery of Phase One on or before the
Target Date for delivery of Phase One, then Lessor shall pay to Lessee liquidated damages equal in amount to the product of: (i) the number of days between the date that Lessor achieves delivery of Phase One and the Target Date for delivery of
Phase One, multiplied by (ii) US $3,986.85 [one day’s Rent]. Provided, however, that such liquidated damages shall only be paid by Lessor if the Lessee does not exercise its right to terminate the Lease. In case Force Majeure delays
Lessor’s Work for more than six months, Lessee can exercise its right to terminate the Lease. 
 2. If, for any reason other than Lessee Delays and
Force Majeure, Lessor fails to achieve the Final Date of Delivery on or before the respective Target Date, and such delay continues for over three weeks, then on the anniversary of the three weeks and one day, Lessor shall pay to Lessee liquidated
damages equal in amount to the product of: (i) the number of days between such anniversary and the date that Lessor achieves the Target Date for the Final Date of Delivery, multiplied by (ii) US $3,986.85 [one day’s Rent]. Provided
however, that such liquidated damages shall only be paid by Lessor if the lessee does not exercise its right to terminate the Lease, and in no event shall Lessee be entitled to collect more than one day’s Rent for liquidated damages for any day
of delay. As an example, if Lessor compensated Lessee four weeks of delay after the target day of Phase I, then if there is a delay of the same four weeks at the Final Date of Delivery, then Lessor will not have to compensate such delay, since it
has already been compensated. Liquidated damages for Phase II will have to be paid only and exclusively, if delay in delivery of Phase II affects Final Date of Delivery on Target 

  

 Page 12 of 42 

 
Date for such Final Date of Delivery. As allowed under Article 705 of Costa Rican Civil Code, the Lessee irrevocably waives its rights to and guarantees and
acknowledges that it will not file any lawsuits or claims to recover additional amounts from the Lessor originated in damages caused by a failure to deliver the Premises in a timely manner for causes attributable to the Lessor, its contractors,
agents or employees, unless otherwise stated in this Agreement. 
 In case Force Majeure delays Lessor’s Work for more than six months, Lessee can
exercise its right to terminate the Lease. 
 3. At Lessee’s election, Lessee shall have the right to deduct any liquidated damages due from Lessor to
Lessee pursuant to this Section 2.05 from the amount of Rent and other charges due from Lessee to Lessor hereunder. 
 C. If Lessor fails to achieve any
Phase on the date (“Outside Termination Date”) six (6) months after the Target Date for such Phase, Lessee shall have the right to terminate this Lease by giving written notice to Lessor. The Outside Termination Date shall be extended
by any period of time that Lessor is delayed in the performance of Lessor’s Work by reasons of Force Majeure, provided that in no event shall the Outside Termination Date occur later than the date nine (9) months after the Target Date for
such Phase. If Lessee exercises its termination right pursuant to this Section 2.05C, he will be entitled to the sole compensation indicated as penal sum pursuant to Section 3.03 (Lessor’s Performance Bond). 
 D. Lessor’s Performance Bond. Lessor’s obligations under this Section 2.05 shall be secured by a Performance Bond delivered by Lessor to Lessee
pursuant to Section 3.03. 
 2.06 Sewage Treatment Plant 
 The Lessee shall make use of the sewage treatment plant located in the Park, in compliance with the usage regulations included in Exhibit Eight hereto. All other industrial waters or disposals must be treated as applicable Legal
Requirements by Lessee at its own cost. 
  

 Page 13 of 42 

 Section Three 
 Rent, Fees and Lease Term 
 3.00. Rent and Fees 
 Rent will be paid in monthly installments. The monthly rent to be paid for the Premises (the “Rent”) by the Lessee shall be one hundred and nineteen thousand six hundred and five dollars with ninety cents (US$ 119,605.90) legal
tender of the United States of America, equivalent to: 
  

	 	a)	Seven dollars and seventy five cents (US$7.72) per month for every square meter of the Manufacturing facility, that has an area of twelve thousand square meters,

  

	 	b)	Thirteen dollars and fifty cents (US$13.50) per month for every square meter of the External Offices, that have an area of eight hundred and eighty four square meters,

  

	 	c)	Eight dollars and fifty cents (US$8.50) per month for every square meter of a Cafeteria, that has an area of eight hundred and eighty five square meters;

  

	 	d)	Five dollars (US$5.00) per month for every square meter of an interior Mezzanine structure; and 

 Lessee shall have the right, within thirty (30) days after the completion of each Phase of Lessor’s Work to measure the Premises jointly with the Lessor, and the measurement method shall be at central axis
of walls and columns. If, after such measurement, it is determined that the actual area of the Premises (or any portion) is less than the amounts set forth above, the Rent shall be reduced accordingly. However, Lessee accepts that the total area
measured may have a difference of up to two percent (2%) of the area set forth above, and in such case a reduction or increase in Rent will not apply. Any dispute as to such measurement shall be submitted to an Engineers and Architects Board
Arbitration process, in accordance with the procedural rules of such institution. 
 The Lessee shall begin making such payments as of the Final Date of
Delivery as defined under Section 2.02 in compliance with the terms and conditions agreed under this Lease. The Rent shall be paid for each month in advance within the first five calendar days of each month, and net of all taxes including but
not limited to value added taxes and other than income taxes. If the Final Delivery Date is not on the first day of the month, Rent for the first month will be prorated, so that Lessee only pays Rent for the days remaining for such month to end,
counting since the Final Date of Delivery. During the first 45 days of the Lease Agreement, the Lessee has a right to request additional internal offices, of an area of up to one thousand square meters, that shall be charged at a rental fee of six
dollars (US$6.00) per month per every square meter. 
 Every year the monthly Rent shall undergo a three point five percent (3.5%) yearly increase,
using as basis for such increase the Rent paid in the last month of the previous twelve month period (“Annual increase Rate”). The first increase will be effective as of the first anniversary of the Final Date of Delivery, and thereafter
all yearly increments shall be paid accordingly until the expiration of the Lease. 
  

 Page 14 of 42 

 Rent and any other Payments shall be made in full and in cash, check, or electronic transfer to the Lessor’s account
The validity of any form of payment different than cash, will be subject to its approval and final credit in favor of the Lessor by the bank. In case of wire transfers, the Lessee shall notify in writing to the Lessor, the date in which the
transfer was executed, and such payment shall be deemed made on the date on which the transfer is credited by the Lessor’s bank to the Lessor’s account. The Lessee must pay all applicable transfer fees or bank charges. For purposes of this
Lease, the Lessor’s address shall be the address where payments should be made. In the event that the beginning or end of the term of this Lease is not the first of a month, rent shall be prorated such that the Lessee shall only pay the portion
of the rent allocated to the portion of the month the Premises is occupied by the Lessee. Claims pertaining to breach of rent payment are not subject to arbitration. 
 Except as expressly set forth in this Lease: (i) the Lessee shall make all payments in accordance with this Lease without any deductions, and (ii) in the event the Lessee finds himself obligated to make
deductions or withholdings, originated in a value added or sales tax, or any other circumstance that may reduce the amount to be received by the Lessor, the Lessee must increase Rent to an amount that will allow Lessor to receive a net amount equal
to the original agreed Rent. 
 The Lessee shall be solely responsible for the payment of any and all utilities and any other installations or services not
included in the Service Agreement. The Lessee shall pay utilities in accordance with applicable fees and usage shall be determined by the meters specifically installed for such purpose by the carriers of these services or the Lessor, as may be the
case. 
 In addition, during the term of this lease, the Lessee shall be solely liable for the payment of monthly service fees in compliance with the Service
Agreement that the Lessee has concurrently entered into with the Lessor or current Manager of the Park. The Service Agreement is attached as Exhibit Nine hereto. Service fees under the Service Agreement are currently sixty five cents of
dollar (US$ 0.65) per square meter, for a total amount of nine thousand nine hundred and ninety four dollars with eighty five cents (US$ 9,994.85). 
 All
monetary obligations contained herein are part of Lessee’s basic obligation to pay rent, as established under articles twenty five and sixty four of the “Ley General de Arrendamientos Urbanos y Suburbanos” number 7527 and its
amendments (General Urban and Suburban Lease Law) in effect in Costa Rica. Lessee will not be responsible for payment of any other obligation not specifically contemplated in this Agreement. 
 3.01 Term of the Lease 
 A. Initial Term. The term of occupancy of the
Premises shall commence as of 

  

 Page 15 of 42 

 
the Final Date of Delivery (as defined in Section 2.02-C hereof), ending ten years thereafter (the “Termination Date”); provided however, that
if the Final Date of Delivery occurs on other than the first day of a calendar month, then the Termination Date shall be the last day of the calendar month in which the tenth anniversary of the Termination Date occurs. 
 B. The term of this Lease Agreement may be extended for two consecutive five year terms, provided that Lessee notifies in writing of its intention to extend the Term, at
least six months prior to the Termination Date, or the termination of any extension thereof. If Lessee timely exercises its right to extend the term of this Lease Agreement, for either five year term, then the term of this Lease shall be extended
for upon all of the same terms and conditions of the Lease in effect immediately preceding the commencement of such additional term, without the need for further act or deed by either party. The Rent payable by Lessee during each additional term
shall be the same as during the initial term of this Lease, subject to the Annual Increases that have already taken place in accordance with Section 3.00. 
 3.02 Performance Bond, Security Deposit, and Guarantee of Compliance 
 A. Lessee shall, at the time of execution and delivery of this Lease, deliver
to Lessor a deposit in the form of an irrevocable Letter of Credit from a bank reasonably acceptable to Lessor, (“Lessee’s Letter of Credit”), for a sum equal to one million four hundred and thirty nine thousand four hundred and
seventy eight dollars (US$ 1,439,478.00) from a surety reasonably acceptable to Lessor, as penal sum in case of unjustified termination of this Agreement by Lessee. Besides the aforementioned, Lessee’s Letter of Credit shall secure
Lessee’s payment obligations for the amount of such payment obligations, from the time of execution of the Lease until the Final Date of Delivery, when the Lessor shall receive payment from the Lessee of the first Rent as indicated in
Section 3.00 above, and the security deposit and corporate guaranty, as indicated in Sections 3.02 B) and 3.02 C) below, or until Lessor or Lessee exercises its rights of termination according to the provisions of this Agreement, in case
termination takes place prior to the Final Date of Delivery. If all or part of the Letter of Credit were used by the Lessor for any of the applicable events, the Lessee shall reinstate the Letter of Credit for the original amount of one million four
hundred and thirty nine thousand four hundred and seventy eight dollars (US$ 1,439,478.00), when applicable, within the next ten (10) calendar days following notice of its use by the Lessor. Reinstatement obligation will not be exigible if
termination of the agreement have occurred. 
 B. Upon the Final Date of Delivery, Lessee shall deliver to Lessor a security deposit (which may be in the
form of a letter of credit, as hereinafter set forth) in the amount of four hundred and seventy eight thousand four hundred and twenty 

  

 Page 16 of 42 

 
three dollar with sixty cents (US$ 478,423.60). Such deposit shall serve as security for compliance of the Lessee’s obligations under this Lease, and
shall be kept by the Lessor as a security deposit for all the term of the Lease (the “Deposit”). The Lessee shall provide the Deposit in the form of an irrevocable Letter of Credit or Bond from a Costa Rican bank reasonably acceptable to
Lessor, Lessor hereby agreeing that Banco Interfin is acceptable to Lessor. 
 Additionally, the Deposit shall serve as a guarantee to cover the payment of
any other amounts due by the Lessee to the Lessor pursuant to the provisions of this Lease. The Lessor shall have the right, but not the obligation, after any Event of Default by Lessee, to use the Deposit to settle outstanding rent payments, and
shall communicate the Lessee when it intends to do so, for information purposes only. If so directed by Lessee in writing, the Lessee authorizes the Lessor to use the Deposit to cover the expenses of obtaining construction permits for additional
construction works requested by Lessee. If all or part of the Deposit were used by the Lessor for any of the aforementioned items, the Lessee shall have an obligation to reinstate the used amount within ten (10) calendar days following notice
of its use by the Lessor, unless such use is made upon termination of the Lease, in which case the balance, if any, shall be returned to the Lessee within sixty (60) calendar days following the date on which this Lease is terminated, and prior
verification that all utility bills payable by the Lessee have been fully paid. The Deposit shall not bear interest for the benefit of the Lessee 
 C. In
addition to the Deposit, no later than five business days following the Final Date of Delivery of this Agreement the Lessee shall deliver to the Lessor a corporate guarantee issued by Lessee’s parent company, Cytyc Surgical Products, a
California corporation, a copy of which is attached hereto as Exhibit Ten (the “Corporate Guarantee”). The Corporate Guarantee shall serve as a guarantee for the compliance of Lessee’s obligations under this Lease Agreement and
shall remain valid from the date hereof until the Termination Date of this Agreement. 
 3.03 Lessor shall, at the time of execution and delivery of this
Lease, deliver to Lessee a performance bond (“Lessor’s Performance Bond”), in form reasonably acceptable to Lessee, for a sum equal to one million four hundred and thirty nine thousand four hundred and seventy eight dollars (US$
1,439,478.00) from a surety reasonably acceptable to Lessee, as penal sum, as established in this Contract. Lessor’s Performance Bond shall secure Lessor’s obligations and payment of any amounts due from Lessor to Lessee under this Lease
from the time of execution of the Lease until the Final Date of Delivery. If the Lessor does not reimburse Lessee for the costs so incurred in case of Self-Help, pursuant to Section 2.05 A) above, within the term established in such Section,
Lessee may seek compensation from the Lessor’s Performance Bond as established in this Section 3.03. However, in the latter case, if Lessor’s Performance Bond is not sufficient to cover such necessary amounts, Lessee may seek
compensation from Lessor for any uncovered balance regarding such Self-Help, through the procedures established  

  

 Page 17 of 42 

 
in provision 11.01 of this Lease Agreement. If all or part of the Performance Bond is used by the Lessee for any of the applicable occurrences, the Lessor
shall have an obligation to reinstate the Performance Bond for the original amount of one million four hundred and thirty nine thousand four hundred and seventy eight dollars (US$ 1,439,478.00), when applicable, within the next ten
(10) calendar days following notice of its use by the Lessee. Reinstatement obligation will not be exigible if termination of the agreement has occurred. 
 Section Four 
 Lessee’s Rights and Obligations 
 4.00 Restrictions of the Use of the Premises. 
 The Lessee shall not: 
  

	 	a)	Shall not use the Premises for purposes different than those authorized in this Lease without prior authorization of the Lessor, authorization which shall not be unreasonably
withheld or delayed; 

  

	 	b)	Shall not carry out, within the Real Estate, any type of activity that produces disturbing noises, foul odors or disturbs the peace and quietness of other occupants of Coyol Free
Zone or neighbors of the area where the Premises are located, the Lessee’s activities shall at all times comply with all local and national Legal Requirements; 

  

	 	c)	Accepts that the activities performed in the Premises shall not produce emanations of any kind which can adversely affect the environment or general health, at all times complying
with local and national regulations; 

  

	 	d)	Shall not use the Premises for the storage of flammable or dangerous substances, materials or chemicals unless such substances, materials or chemicals are used in its manufacturing
operations in which case it will take all necessary precautions to protect the Premises, the Park and its occupants for which it will be solely responsible. In these cases, the Lessee must communicate in writing such circumstance to Lessor, and
include a list describing such items. A list of the hazardous materials which Lessee initially contemplates may be used in the Premises, is attached hereto as Exhibit Eleven hereto. The substances, materials, or chemicals should be
properly stored in accordance with the applicable Legal Requirements. 

  

	 	e)	Shall not use the Premises for sports-booking or gambling activities, manufacture of arms or parts thereof, or tobacco products. These prohibitions will extend to any and all
successors or assigns. 

  

 Page 18 of 42 

 4.01 Park Regulations 
 Pursuant to the provisions of Sections 2.01B and 2.01C and Article 33 of Condominium Management Bylaws attached as Exhibit Three, the Lessee shall respect at all times Coyol Free Zone’s Internal Regulations, and Condominium Bylaws and
resolutions, as amended or taken from time to time. 
 However, the Parties confirm that this Lease sets forth the express rights and obligations of the
Parties with respect to the matters addressed herein and in case of any conflict between this Lease Agreement, and the Condominium Bylaws and or the Park Regulations, the terms of the Lease Agreement shall prevail, unless any amendment to Park
Regulations is established by law. This provision will not apply in case of modifications to the Bylaws that have been agreed between the Lessor and Lessee or previously compensated to Lessee. 
 4.02 Repairs and improvements 
 The Lessor shall maintain, at its sole
expense, the Premises, including but not limited to, the exterior structural elements, exterior pluvial, and sewage water systems. The Lessor shall cooperate with Lessee to enforce all such guarantees with respect to the Premises which will reduce
the Lessee’s maintenance obligations, but shall not be obligated to maintain at its expense-the interior of the Premises in general, even if such maintenance could be considered as necessary because of the normal wear and tear of the Building.
The Lessee shall bear the cost of any other repair such as broken glass, burnt light bulbs, gaskets and, generally, any service accessory or accessories incorporated to the Premises. Subject to Section 5.11, any damages or repairs caused or
generated by the negligence or willful misconduct of Lessee or Lessee’s employees, officers and/or agents, visitors, or contractors, shall run at the Lessee’s expense, as well as all of the secondary elements added to the Premises by the
Lessee. Notwithstanding the foregoing, the Lessee shall not, without the prior written consent of the Lessor, which shall not be unreasonably withheld or delayed, make changes or adjustments to the Premises, even if related to indoor or outdoor
maintenance work, however it is not necessary to obtain prior consent from the Lessor to make indoor changes, adjustments or maintenance work whenever these do not affect the Premises’ structure. The Lessor shall respond to any request for
approval of changes or adjustments to the Premises within ten (10) calendar days of its receipt of such request. If authorization is received, all improvements made by the Lessee to the Premises shall be for the benefit of the Lessor and shall
remain as part of the Premises, without giving rise to the Lessee to request a deduction in the rent or an economic compensation for these upon termination of the term of the Lease, except that Lessee shall have the right to remove: (i) its
trade fixtures and business equipment, and (ii) any other equipment installed by the Lessee in or about the Premises, whether or not affixed to the Building. If the Premises where to suffer, 

  

 Page 19 of 42 

 
any damages from changes, adjustments or improvements done by the Lessee, or from the removal by Lessee of any such changes, adjustments or improvements,
then the Lessee will have to repair any such damages immediately, at its sole cost and expense. 
 4.03 Responsibility for damages; Self-Help 
 A. Subject to Section 5.11: (i) the Lessee shall be liable for any and all damage or loss incurred into or suffered by the Premises, to the extent caused by or
attributable to the negligence or willful misconduct of its employees, officers, agents, or-contractors; (ii) the Lessee shall be responsible for the damages caused, by any of the aforementioned, to common areas of the Park; and (iii) any
form of damage caused by negligence or willful misconduct of the Lessee, or any of the aforementioned persons, shall be repaired by the Lessee, at its own expense, without the right to claim from the Lessor a reimbursement or cost deduction from the
Rent. 
 B. Self-Help. Repairs required to be performed by either party shall be initiated within a term no greater than ten (10) calendar days after
notice from the other party of the need for such repairs, except in case of emergency, whereby they should be initiated and completed as soon as reasonably possible thereafter. Except in emergency situations, prior to making any repairs required to
be made by the Lessee for which the Lessor’s approval is required pursuant to Section 4.02, Lessee must obtain the approval (which approval shall not be unreasonably withheld, conditioned, or delayed) in writing of the Lessor with regards
to quality and work to be performed. In such cases, the Lessor must answer within twenty-four hours following the receipt of a written communication from the Lessee. Should the Lessor not answer within the aforementioned time frame, the
authorization will not be deemed granted, but the ten (10) calendar day period will not begin until the day after an affirmative response is rendered by the Lessor. If repair work required to be made by either party has not been commenced
within such ten (10) calendar day time period, or is not thereafter diligently prosecuted to completion, the other party shall notify the defaulting party of said noncompliance and it shall provide to the defaulting party a cure period of ten
calendar days (“Cure Period”) to initiate the repairs and/or to continue the diligent prosecution of such repairs. If the defaulting party does not initiate the repairs and/or continue the diligent prosecution of such repairs within the
Cure Period, the non-defaulting party shall have the right to perform such repairs on behalf of the defaulting party, and: (i) if the defaulting party is the Lessee, the Lessor is fully authorized to deduct from the Deposit the necessary amount
for repair, and (ii) if the defaulting party is the Lessor, the Lessee is fully authorized to deduct from the Rent the necessary amount for repair. 
  

 Page 20 of 42 

 By virtue of this clause, but subject to Section 4.09, the Lessee’s liability is comprehensive and includes ail
violations to the law in general, caused by Lessee’s activities or omissions in the Premises or its use, whether executed by its employees, officers, agents and/or contractors, including but not limited to civil, labor, environmental,
health-related or any other kind of legal violation, even when these acts are not subjected to an economic compensation. 
 4.04 Force Majeure; Lessor
Default.  
 A. Notwithstanding anything to the contrary in this Lease Agreement, neither party shall be liable to the other party for nonperformance
or delay in performance of any of its obligations under this Lease (except Lessee’s obligation to pay rent) due to causes beyond its reasonable control and that directly affect either party’s capacity to comply with its obligations ,
including without limitation strikes, lockouts, labor troubles, acts of God, accidents, governmental restrictions, insurrections, riots, enemy act, war, civil commotion, fire, explosion, flood, windstorm, earthquake, natural disaster, or other
casualty (“Force Majeure”). Upon the occurrence of a Force Majeure condition, the affected party shall immediately notify the other party with as much detail as possible and shall promptly inform the other party of any further
developments. Such notification shall include an estimation of the delay that Force Majeure is going to cause and both parties shall agree on a new delivery date for the affected Target Date, unless Lessee decides to terminate the Lease according to
Provision 2.05 of this agreement. Immediately after the Force Majeure event is removed or abates in accordance with article 43 of the “Ley General de Arrendamientos Urbanos y Suburbanos”, the affected party shall perform such obligations
with all due speed. Neither party shall be deemed in default of this Agreement if a delay or other breach is caused by a Force Majeure event. 
 B.
Lessee’s Remedies in the Event of Lessor Default. 
 (1) Rent Abatement. If the Premises, or any portion thereof, become untenantable by
reason of Lessor Fault, as hereinafter defined, for a period of more than Abatement Period, as hereinafter defined, after Lessee gives Lessor written notice of such event, then Lessee’s obligation to Base Rent and other charges due under the
Lease shall be equitably abated during such period of untenantability. The “Abatement Period” shall be defined as ten (10) business days, except that to the extent that Lessor is delayed in curing such condition by reason of such
force majeure, the Abatement Period shall be extended by such delay up to a maximum of ten (10) additional business days. 
 (2)
Termination. If the Premises, or any portion thereof, become untenantable by reason of Lessor Fault for a period of more than Termination Period, as hereinafter defined, in the event of Force Majeure, after Lessee gives Lessor written notice of such
event, then Lessee shall have the right to terminate this Lease upon written notice to Lessor. The “Termination Period” shall be 

  

 Page 21 of 42 

 
defined as ninety (90) days, except that to the extent that Lessor is delayed in curing such condition by reason of such Force Majeure, the Termination
Period shall be extended by such delay up to a maximum of thirty (30) additional days. 
 (3) Lessor Fault. “Lessor Fault”
shall be defined as: (i) any failure by Lessor to perform any maintenance or repairs which are required to be performed by Lessor hereunder, (ii) any breach by Lessor in its maintenance and repair obligations under this Lease, or
(iii) the negligence or willful misconduct of Lessor, or Lessor’s agents, employees or contractors. 
 (4) The provisions of this
Section 4.04B shall not apply in the event of untenantability caused by fire, other casualty or taking. 
 4.05 Subleasing and Assignment of Rights

 A. Permitted Transfers. The Lessee shall have the right, without obtaining the Lessor’s consent, to sublease the Premises, or any portion
thereof, and to assign its interest in this Lease, or the rights derived from it to any Affiliate, as hereinafter defined, and to any Permitted Successor, as hereinafter defined, provided that (i) the Lessee demonstrates the existing
relationship with such Affiliate, to the Lessor; (ii) if the Lease is assigned pursuant to this Section 4.05A, the assignee accepts to be fully bound by this Lease with respect to any obligations of the Lessee arising from or after the
date of such assignment; and (iii) the Lessor has been given previous written notice of the assignment with written evidence of the fulfillment of clause (i) and, if applicable clause (ii) of this sentence. An “Affiliate”
shall be defined as any entity which controls, is controlled by, or is under common control with the Lessee. A “Permitted Successor” shall be defined as any entity which succeeds to the Lessee’s business by merger, consolidation, or
other form of corporate reorganization, or by the transfer of all, or substantially all, of Lessee’s assets, provided that a Permitted Successor shall have a net worth immediately following the assignment of the Lease to such Permitted
Successor which is at least as great as the net worth of the Lessee immediately preceding such assignment. 
 B. Lessor’s Consent Required.
Otherwise, the Lessee may not sublease the Premises, or any portion thereof, nor fully or partially assign this Lease, nor the rights granted by it, without obtaining the Lessor’s prior written consent, which consent will not be
unreasonably withheld, conditioned, or delayed. 
 C. Notice of Change in Ownership of Lessee’s Shares. The Lessee shall notify the Lessor if at
any time during the term of this Lease, the shares of the Lessee are transferred by sale, assignment, bequest, inheritance, operation of law or other disposition so as to result in a change in the present control of said company by the person or
persons now owning a majority of said shares or controlling the company. Any guarantees provided by a controlling entity of the Lessee shall remain in favor of the Lessor until the Termination Date of this Lease notwithstanding any change in control
of the Lessee. 
  

 Page 22 of 42 

 D. Lessee Not Released. No sublease or assignment shall release Lessee from any liability which it has to Lessor
under this Lease. 
 E. Lessor’s Right to Assign its Interest. The Parties hereby agree, that the Lessor can freely assign totally or partially
its rights under this Lease to any financing institution or any other third party; provided however, that: (i) no such assignment shall affect the Lessee’s rights under this Lease, (ii) the Lessee shall have no obligation to
subordinate this Lease to the interests of any mortgage, deed of trust or collateral assignment to any assignee of Lessor, and (iii) prior to the Final Date of Delivery, the Lessor shall have no right to assign its interest in this Lease to any
entity, other than as security for a loan providing funds for the performance of Lessor’s Work. 
 4.06 Obtainment of Permits 
 The Lessee shall be responsible for filing, processing and obtaining all those permits necessary for its operation, in addition to the performance of activities carried
out within the Premises, such as, but not limited to, those permits and authorizations necessary for operating under a free zone status; provided however, that the Lessor shall be responsible, at the Lessor’s sole cost and expense, for
obtaining all permits and approvals necessary for the performance of Lessor’s Work, including, without limitation, the permits and approvals listed on Exhibit Two hereto. In the event that the Lessee performs any renovations or
improvements on the Premises, with the prior authorization of the Lessor, the Lessee shall assume the costs, exclusively, for the permits, authorizations and other necessary acts for execution of the renovations or improvements. The Lessor shall
cooperate with the Lessee in the obtainment of the corresponding permits and authorizations whenever they cannot be obtained without its participation or assistance. 
 4.07 Signage 
 The Lessee shall not place, or allow the placement of signs or notices of any type, in any exterior area of
the building or common areas of the Park, other than in the places clearly designated for such purpose by the Lessor. Moreover, the Lessee shall comply with the sign specifications included in the Condominium Bylaws or other applicable regulations
or resolutions as Established in Exhibit 3 hereto. 
  

 Page 23 of 42 

 4.08 Notice of accidents or circumstances that may generate liabilities to the Lessor 
 The Lessee shall be required to notify the Lessor of those circumstances or accidents happening within the Premises that may generate civil, criminal, or tortuous
liability, either directly or indirectly, to the Lessor promptly after the Lessee becomes aware of such events. Notice to the Lessor shall not cause the Lessor to have or assume any liability whatsoever in addition to those expressly agreed to in
this Lease or imposed by law. 
 4.09 Compliance with the law and applicable regulations 
 The Lessee shall comply with, at its own cost and expense, and execute, whenever the case, the provisions of any governmental regulations and Legal Requirements in effect applicable to the Premises and the activities
that Lessee will perform or performs within the Premises, provided however, that the Lessor, shall be responsible for compliance with all Legal Requirements applicable to: (i) the initial Lessor’s Work, and (ii) common areas of the
Park. In particular, but subject to Section 2.01C, Legal Requirements include the Law of the Free Zone Regime and its regulations, as well as the Customs laws and their regulations. The Lessee shall exclusively bear all expenses and liabilities
resulting from the compliance or breach of any and all Legal Requirements applicable to Leesee according to this Agreement. 
 4.10 Prohibition to Obstruct
Common Areas 
 The obstruction of common areas and circulation areas to be used by all Park Tenants and visitors, such as sidewalks, entrances, passageways,
elevators, stairs, and lobbies of the Park with equipment, people, vehicles, machinery, raw materials or any goods or debris owned or created by the Lessee or its contractors, employees, agents, or visitors, or any person related to the Lessee is
expressly prohibited. The Lessee must always supervise that common areas to be used by all Park Tenants and visitors, to be free from obstructions caused by any of the persons mentioned in this clause. Particularly, the parking of vehicles owned by
the Lessee’s personnel or visitors in the main streets of the Park, is expressly prohibited. The Lessee accepts to pay a one hundred dollar (US$100.00) fine per incident for parking and/or obstruction violations of these provisions, plus the
cost of the obstruction removal resulting from the non-compliance with this provision. The amount corresponding to the fine shall be charged with the Rent of the next month. Parking spaces and loading docks within the leased filial lots will not be
considered common areas of the Park for the exclusive purposes of this Section. 
 4.11 Intentionally Omitted 
 4.12 Transfer of Heavy Material, Machinery, or Equipment 
 The Lessee may
not move equipment, goods or heavy machinery in and outside the Building without the suitable means to avoid damaging the constructions and goods located in the Premises. Any damage resulting from the movement of the goods mentioned in this clause
must be repaired by the Lessee pursuant to the terms established under Sections 4.02, and 4.03 of this Lease. 
  

 Page 24 of 42 

 4.13 Insurance 
 The Lessee
will keep and provide written copy to Lessor of an all risk insurance to protect the goods of its property or deposited inside the Premises and shall maintain the insurance policy at replacement values, the Lessor hereby agreeing that the Lessee
shall have the right to self-insure in lieu of carrying third party insurance. Such insurance shall not have subrogation rights on the part of the insurers against the Lessor, in as much as this is acceptable to INS (Costa Rican Insurance Institute)
or the corresponding insuring entity. The Lessor shall not cover the deductibles of the Lessee in case of loss. The Lessee hereby agrees to waive any claim which it has against the Lessor for damage to its property to the extent caused by a peril
which could be insured against under the all risk policy which the Lessee is required to obtain (or to provide self-insurance, as the case may be), even if such damage is caused by the negligence of the Lessor, or its agents, employees or
contractors. 
 4.14 Other commitments 
 The Lessee shall,
(a) execute concurrently with this Lease a Service Agreement with the Lessor under the terms and conditions currently in effect, and (b) the Lessee shall remain as a free zone company for as long as it is in the Park, and the Free Trade
Zone Law remains in force. 
 Section Five 
 Lessor’s Rights and Obligations 
 5.00 Acceptance by the Lessor of the Obligations Stated in this Lease 
 A. The Lessor, acknowledges, accepts and guarantees to the Lessee the compliance and fulfillment of all the covenants and obligations, which require its participation
under the terms and conditions of this Lease. 
 B. Lessor Indemnity. Subject to Section 4.13, the Lessee will hold the Lessor and its assets
harmless from any and all liability arising from or in connection with any obligation, loss, damage, penalty, tax liability, claim, lawsuit, expense or disbursement, including but not limited to legal fees and expenses resulting directly or
indirectly from any breach of any of the provisions contained in this Lease, as well as injuries to persons or damage to property caused by the negligence or willful misconduct of the Lessee, or the Lessee’s agents, employees or contractors.

  

 Page 25 of 42 

 5.01 Right of Sale of the Leased Property and assignment of Lease. 
 Subject to Section 4.05E, the Lessor shall be empowered to sell or transfer the Premises and the Lessor’s rights under this Lease to a third party during the
Term of the present Lease but after the Final Date of Delivery. As provided by law, the Lessor’s successors and assigns shall respect in an integral manner the clauses and provisions of the present Agreement. The Lessor-will give the Lessee
notice of any such sale or transfer, for information purposes only. 
  

	5.02	Payment of Real Estate and Municipal Taxes 

 A. Lessor’s
Obligations. The Lessor, its successor or assign shall be the only one liable for and pay all applicable national, municipal, and real estate taxes for the Premises and the Park and for any stamp or taxes due in connection with Lessee’s
demise of the Premises. The Lessor shall indemnify, defend, and hold the Lessee harmless from and against all losses, costs or damages (including, without limitation, reasonable attorneys) arising in the event of any breach by the Lessor of its
obligations under this Section 5.02A. 
 B. Lessee’s Obligations. The Lessee shall be the only one liable for and pay all applicable taxes
related to the activities carried on the Premises, during the term of this Lease. The Lessee shall indemnify, defend, and hold the Lessor harmless from and against all losses, costs or damages (including, without limitation, reasonable attorneys)
arising in the event of any breach by the Lessee of its obligations under this Section 5.02B. 
 C. Stamp Tax. Lessor shall, at the time of
execution of this Lease, pay one hundred (100%) percent of the stamp tax assessed against this Lease to the appropriate tax collecting authority. Lessor shall provide to Lessee reasonable evidence of such payment at the time that Lessor execute
and delivers this Lease. Lessee shall reimburse Lessor for fifty (50%) percent of stamp tax assessed against this Lease immediately at execution of this Agreement. The validity of any form of payment different than cash, will be subject to its
approval and final credit in favor of the Lessor by the bank. 
  

	5.03	Inspection Rights and Confidentiality 

 A. The Lessor reserves the right,
during normal business hours, to visit the Premises, provided that a twenty-four (24) hour advance notice to Lessee is given. 
 B. The Lessee has the
right to appoint a representative of the Lessee to accompany the Lessor during any entry into the Premises by the Lessor. If the Lessee fails to appoint a representative before the inspection, or if at the time of the inspection, the representative
appointed by the Lessee is not present, and a substitute was not indicated, the Lessor may at its sole discretion decide either to reschedule the inspection, or to continue with it, being that it is not a condition needed or an obligation, to have
such representative present in order for the Lessor to perform their inspections. 
  

 Page 26 of 42 

 C. Any inspections or entries into the Premises by the Lessor must be made by the Lessor, during Lessee’s working
hours, through Lessor’s officers or third parties hired as agents to such effect with minimal interference to the Lessee and with minimal duration. Exceptionally, with twenty four (24) hours prior notice to Lessee, inspections and entries
may be carried out off regular working hours. 
 D. The Lessor shall comply with Lessee’s security measures, health and safety requirements during any
inspection or entry into the Premises by the Lessor. Lessee shall have the right to designate secure areas in the Premises which Lessor shall have no right to enter, except in an emergency or as indicated by Law. 
 E. Lessor agrees that, except in case of emergencies threatening injuries to persons or damage to property, Lessee may require the Lessor or any person entering the
Premises under Lessor’s authority to execute a confidentiality agreement prior to its entry into the Premises to protect against the disclosure of Lessee’s proprietary information. 
 F. In exercising any right which Lessor has to enter the Premises, Lessor shall use reasonable efforts to minimize any interference with Lessee’s use of the
Premises. 
  

	5.04	Ownership of the Goods Left in the Premises 

 Eight working days after
termination date of this Lease for cause imputable or not to the Lessee, or in case of eviction for non-compliance, all goods owned by the Lessee found inside the Premises or in the common areas of the Park shall be considered abandoned by the
Lessee. Therefore, the Lessor may take possession of the same and dispose of such goods as it may deem pertinent without any liability whatsoever. The Lessee hereby irrevocably waives any and all right to file claims or seek any compensation
resulting from such circumstance. 
  

	5.05	Showing of Facilities 

 During the last six months prior to the
termination of the term of this Lease or any extension, the Lessor shall have the right to show the Premises to persons interested in leasing or purchasing it. Visits to show the Premises must be scheduled by the Lessor within Lessee’s working
hours, and shall only require a prior verbal communication to Lessee. The Lessee will appoint a representative to accompany the Lessor when showing Facilities in accordance to what is established in Section 5.03 above. 
  

 Page 27 of 42 

	5.06	Lessor’s Entry Right to Repair Damages 

 Subject to
Section 5.03, the Lessor, its employees, agents or contractors, shall have the right to enter the Premises in order to make repairs. Nevertheless, the Lessor must previously coordinate with the Lessee the time in which such repairs shall take
place to allow in as much as possible, the least disruption to Lessee’s activities. The Lessee will appoint a representative to accompany the Lessor when making repairs in accordance to what is established in Section 5.03 above.

  

	5.07	Release of liability in case of accidents 

 A. Except to the extent (but
in any event subject to Section 4.13) caused by the negligence or willful misconduct of the Lessor, the Lessor shall not be liable for civil, criminal, labor, or any other type of responsibility for damages or losses arising from injuries or
death to persons or damage to property suffered by the Lessee, its employees, agents, contractors, visitors or third parties. Notwithstanding the foregoing, in no event shall the Lessor be liable for business losses, motivated or as a consequence of
accidents due to the Lessee’s responsibility, fraud or fault, as well as due to force majeure, during the effective term of this Lease and its possible extensions. The Lessee releases the Lessor from any and all liability for all accidents
resulting from electricity, flood, gas or any other phenomena resulting or not from the Premises usage, unless such were caused by the negligence or willful misconduct of the Lessor. 
 B. Lessee’s Indemnity. Subject to Section 4.13, the Lessee shall indemnify, defend, protect and hold harmless the Lessor from all damages, liabilities, claims, judgments, actions, attorneys’
fees, consultants’ fees, costs and expenses arising from injuries to persons or damage to property to the extent caused by the negligence or willful misconduct of the Lessee or its agents, contractors, employees. 
 C. No Consequential Damages. There shall be no liability under this Lease against the Lessor or the Lessee for consequential damages, including but not limited to
loss of profits. If for any reason a court of law or arbitral panel finds against the Lessor or the Lessee making them liable for any such loses the other party hereby expressly and irrevocably waives the right to collect on any such losses.

 5.08 Release of liability in case of robbery or theft in the Premises or in the Park. The Lessee discharges the Lessor from any responsibility and
liability for robbery or theft in the Premises or the Park, unless the same was caused by negligence or imprudence, as defined under the Civil Code of the Republic of Costa Rica, on the part of the Lessor or the security company hired by the Lessor.
In this last case the Lessee will claim against the security company and only if it cannot collect from such company will it have action against the Lessor. 
  

 Page 28 of 42 

 5.9 Non waiver of rights. The fact that the Lessor does not enforce once or more times compliance of one or more
of the terms and conditions herein established, may not be considered as a waiver to the rights and actions established under this Lease or granted by law. 
 5.10 Breach on the part of the Lessee. If the Lessee defaults in making the timely payment in full of any Rent or other payment due from the Lessee to the Lessor under the Lease, and if the Lessee fails to cure such default within
ten (10) calendar days after it receives written notice from the Lessor of such default, or if there shall be another Event of Default by the Lessee under Section 9.01, the Lessor shall have the right to give written notice to the Lessee
rescinding the Lease and to commence and an eviction. If the Lessor exercises its right to terminate the Lease based upon the default of the Lessee, in which case the Lessee must pay the damages and prejudices it might have caused, as more
particularly set forth in Section 9, and the cost of all eventual judicial or arbitral actions subject to applicable law. The Lessee will receive a written notice from the Lessor before the Lessor initiates eviction process. 
 5.11 Insurance and Waiver of Subrogation 
 The Lessor shall, throughout the
term of the Lease, maintain All Risk insurance on the Building, that includes coverage against earthquake, fire, and any other damage resulting from nature to protect the Premises and other related civil works. The Lessor shall maintain their
insurance at replacement values. Such insurance shall not have subrogation rights on the part of the insurers against the Lessee, or any permitted subtenant of the Lessee, in as much as this is acceptable to INS (Costa Rican Insurance Institute) or
the corresponding insuring entity. The Lessee shall not be required to cover the deductibles of the Lessor, in case of loss. The Lessor hereby agrees to waive any claim which it has against the Lessee or any permitted subtenant of the Lessee for
damage to its property to the extent caused by a peril which could be insured against under the all risk policy which the Lessor is required to obtain, even if such damage is caused by the negligence of the Lessee, any permitted subtenant of the
Lessee, or their respective agents, employees or contractors. 
  

 Page 29 of 42 

 Section Six 
 Fire
and Other casualties 
 6.00 Fire and Other casualties 
 A.
Lessee’s Termination Rights. In case of damage to the Premises due to fire or other casualties, if (i) in the opinion of Lessor’s architect reasonably exercised, damage to the Damaged Property cannot be repaired within ninety
(90) calendar days from the date of the damage, or (ii) The Lessor commences and proceeds with due diligence but fails to complete the repair of the Damaged Property within the one hundred and twenty (120) calendar day period, the
Lessee can either: (i) complete the work and deduct the cost thereof from the Rent and additional costs due and to become due under this Lease; or, (ii) terminate this Lease by providing written notice to the Lessor, with no further
liabilities and effective as of the date set forth in such notice, in which case such date shall be considered the termination date of this Lease Agreement. 
 B. Lessor’s Obligation to Restore. If Lessee does not exercise its right to terminate the Lease pursuant to Section 6.00A in the event of any damage to the Premises caused by a casualty, then the Lessor shall, at no cost to
the Lessee, promptly restore and repair such damage. 
 C. Abatement of Rent. In the event that the Premises are damaged by fire, other casualty, or
Force Majeure, a proportion of the Rent and other charges herein reserved shall be equitably suspended and abated, according to the extent that such event shall interfere with the full enjoyment and use of the Premises, from the date of commencement
of such fire, other casualty or Force Majeure event until such condition is completely eliminated. 
 Section Seven 
 Environmental matters 
 7.00 Environmental matters. Definitions

 a) The words “Environmental Law” shall mean and include the existing Law and by laws of Costa Rican governmental authorities applicable to the
environment. 
 b) The words “Hazardous Materials” shall mean-any material or substance which is defined or becomes defined as “hazardous
substance, “hazardous waste”, “toxic substance,” “infectious waste,” “chemical mixture or substance,” or “air pollutant” under the Environmental Law; 
 The Lessor represents and warrants to the Lessee that the Premises are, on the Execution Date, and will be on the Final Date of Delivery and during the Term of the
Lease, in compliance with all Environmental Laws and that there are no Hazardous Materials at, on or under the Premises. 
 Both parties agree that the
provisions of this Section 7 shall not apply to the use or storage within the Premises or any adjacent building of normal quantities of Hazardous Materials customarily and lawfully used and stored. 
  

 Page 30 of 42 

 Section Eight 
 Expansion option 
 8.00 Lease Expansion Option 
 The Lessor hereby grants to the Lessee a lease option (the “Lease Option”), for the expansion of the Premises, by leasing an adjacent piece of property as specifically identified in Exhibit Thirteen hereto (the
“Optioned Real Estate”) with a building and other agreed improvements (“Expansion Premises”) similar to the Lessor’s Premises Work. In order to execute the Lease Expansion Option, the Expansion Premises will have to comply
with similar requirements to those established in Exhibit Thirteen hereto. However, the Lessee will be able to request a modification in the specifications of the construction. In this case, the monthly rent for these Expansion Premises will
be increased or decreased according to the modifications introduced to Expansion Premises construction specifications, as set forth in Section 8.02. The expansion will be carried out by constructing the improvements on the Optioned Real Estate.
If Lessee decides to exercise such Lease Option, the Optioned Real Estate could be developed, in one or two phases, at Lessees’ sole discretion and, under the characteristics agreed by both parties in writing, with the constructive areas
described as follows: Expansion Phase One: 9,333.32 square meters (100,463 square feet) and Expansion Option Phase Two: 8,959.99 square meters (96,445 square feet), for the permitted uses contemplated in this Lease Agreement, located in Filial
Property Number 23, as described in Exhibit Thirteen. The Optioned Real Estate has a total area of thirty two thousand five hundred and eighty three meters and sixty two centimeters (32,583.62 m2), and fully described in Exhibit
Thirteen. 
 8.01 Exercise of the Lease Expansion Option. 
 The Lessee may exercise the Lease Expansion Option, at any moment during the first three years from the Effective Date of the Lease Agreement (hereinafter the “Lease Expansion Option Term”) for Phase One and during the first five
years from the Effective Date, for Phase Two, provided Phase One Expansion Option is exercised within the three year term indicated herein. Within the Lease Expansion Option Term, the Lessee shall notify the Lessor in writing, its intention to
exercise the Lease Option. 
 The Lessor shall deliver the Optioned Real Estate, according to the Lessee’s notification, and to a schedule to be
proposed to Lessee by Lessor, and approved by Lessee, after the notification date (Date of Delivery of the Optioned Real Estate). 
  

 Page 31 of 42 

 Following the notification of the exercise of the Lease Expansion Option, the Lessee shall lease the Optioned Real State
for a period of not less than five years. 
 8.02 Rent and Lease Agreement provisions. 
 In case the Lessee exercises the Lease Expansion Option during the Lease Expansion Option Term, the monthly rent to be paid for the additional facilities upon delivery of the Optioned Real State, will be calculated by
mutual agreement between the parties and proportionally to the price of the original premises (considering new design requirements as requested by Lessee, which could be more or less expensive than original premises) 
 All other terms, conditions and contractual provisions of the original Lease (including, without limitation, the Lessee’s extension options) will be applicable to
the additional facilities, unless otherwise agreed to by the parties in writing. The Rent for the new building shall be due upon delivery of the Expansion Premises, and the acceptance by the Lessee, of the new facilities, under the same rules, terms
and conditions agreed to for the original Premises. 
 8.03 Delays and Lessee’s Right of Access. 
 Any delays attributable to the Lessor on its delivery of the Optioned Real Estate and the Lessee’s right of access to the Optioned Real Estate, shall be ruled
according to the applicable terms, conditions and stipulations stated under Section Two herein. 
 8.04. Service Agreement 
 In case the Lessee exercises the Lease Option, it shall enter into a service agreement with the Lessor under the same terms and conditions of the service agreement in
effect at the date of the execution of the new Service Agreement. 
 8.05. Parking Space. 
 The Optioned Real Estate shall include parking spaces, as per allowance, located next to the Building, and within the Optioned Real Estate. These parking spaces shall correspond to a ratio of three (3) spaces per
each hundred (100) rentable square meters of office space. Same terms and conditions contained in Section 2.00 shall apply to the parking spaces assigned to the Optioned Real Estate and to the Additional Parking Spaces for the Optioned
Real Estate. 
  

 Page 32 of 42 

 Section Nine 
 Termination of the Lease 
 9.00 Moment of Termination 
 The Lessee shall remain liable and bound to pay Rent, as well as any and all other monetary obligations, and to comply with any and all terms and conditions of this Lease, until it has returned possession of the Premises to the Lessor, even
if it has previously vacated the same. Return of possession will be deemed to occur when the Lessee returns all keys to the Premises and/or other parts of the Park if applicable. 
 9.01 Events of default and termination of Lease by the Lessor. 
 Each of the following shall be defined as “Events of
Default by the Lessee”: (i) if the Lessee fails timely to pay Rent or any other payment due from the Lessee to the Lessor under the Lease, or the breach of Lessee to it is obligations established under sections 4.0 e), and 4.14, and the
Lessee fails to cure such default on or before the date ten (10) calendar days after the Lessee receives written notice from the Lessor of such default (“Cure Period”), and (ii) if the Lessee fails to comply with any other
material obligations provided in this Lease, not specifically referred to in the foregoing paragraph, and fails to cure such default on or before the date thirty (30) calendar days after the Lessee receives written notice from the Lessor of
such default, or such longer period of time as the Lessee reasonably requires to cure such default, provided that the Lessee commences to cure such default within such thirty (30) day period and thereafter diligently prosecutes such cure to
completion (“Cure Period”). So long as there is an uncured Event of Default by the Lessee, the Lessor will be entitled to terminate this Lease by giving a written termination notice to the Lessee, and the Lessor will have the right to be
indemnified in accordance with Section 9.02. 
 9.02 Advanced Termination by Lessee 
 If prior to the delivery of the Premises, or at any time prior to the termination of the agreed term of this Lease, the Lessee wishes to terminate the Lease, Lessee must provide three months advance written notice to
the Lessor of the early termination date. If either: (i) the Lessee exercises this early termination right pursuant to this Section 9.02, or (ii) the Lessor terminates the Lease based upon an Event of Default by the Lessee in
accordance with Section 9.02, then, as compensation for the early termination of the Lease, Lessee shall be responsible for all Rent and other charges payable under the Lease through the early termination date, and the Lessee shall pay
Liquidated Damages, as hereinafter defined, to the Lessor: 
 a) If the early termination date occurs before the third anniversary of the Final Date 

  

 Page 33 of 42 

 
of Delivery, then “Liquidated Damages” shall be defined as an amount equal to the Rent which otherwise would have been payable by the Lessee for
the outstanding months, until the fulfillment of the total of monthly fees owed to complete a term of three years. 
 b) If the early termination date occurs
on or after the third anniversary of the Final Date of Delivery, but prior to the fifth anniversary of the Final Date of Delivery, then “Liquidated Damages” shall be defined as an amount equal to the Rent which otherwise would have been
payable by the Lessee for the outstanding months, until the fulfillment of the total of monthly fees owed to complete a term of eight additional months after the date of termination. 
 c) If the early termination date occurs on or after the fifth anniversary of the Final Date of Delivery, then “Liquidated Damages” shall be defined as an amount equal to the Rent which otherwise would have
been payable by the Lessee for the outstanding months, until fulfillment of the total of monthly fees owed to complete a term of six additional months after the date of termination. 
 Lessor shall have the right to apply the Security Deposit against any amounts due from the Lessee to the Lessor, including any Liquidated Damages payable to the Lessee to the Lessor. The Lessee acknowledges and
accepts that the Premises where built at the request and under the specifications of the Lessee and therefore may be difficult to lease for the remaining term if the Lease is terminated before the end of its Term and therefore the Lessee has freely
agreed to enter into the obligation to indemnify established under this Section 9.02 in order to induce the Lessor into this Lease being this obligation on the part of Lessee and essential condition of this Lease. However, if Lessee finds a new
tenant for the Premises, acceptable by Lessor, and willing to assume all obligations and responsibilities of the present Agreement, such new tenant will become the Lessee by means of an amendment to the present agreement to be subscribed in writing
by all parties, and the old tenant will only have to compensate for the term in which the Premises will be empty. 
 Section Ten 
 Purchase Option 
 10.00 Purchase Option 
 Lessee shall have the option (the “Purchase Option”) to purchase the Premises from Lessor, provided that (a) this Lease shall not have been
previously terminated, (b) no Event of Default shall have occurred and be continuing, and (c) Lessee or Lessee’s assignee is then using and occupying the entire Premises in accordance with the provisions of Section 2.01 hereof,
(i) on the date Lessee gives Lessor written notice (the “Purchase Notice”) of Lessee’s irrevocable election to 

  

 Page 34 of 42 

 
exercise the Purchase Option, and (ii) on the date of Closing under the Purchase Option. The Purchase Option shall be exercisable by Lessee delivering
the Purchase Notice to Lessor no earlier than the fifth anniversary of the Lease Agreement and no later than six months immediately following the fifth anniversary of the Lease Agreement (it being agreed and understood that Lessee only has the right
to exercise the Purchase Option in the aforementioned time frame and after such time the Purchase Option shall be null and void). Time is of the essence with respect to the giving of the Purchase Notice. Anything to the contrary contained in this
Lease, no assignee of this Lease shall have any right to exercise the Purchase Option. 
 10.01 Additional Rights 
 If additional parking spaces are required by the Lessee after the purchase of the Premises, the Lessor, subject to availability, shall assign such additional spaces in
areas within the Park, or at a satellite parking area serviced by a shuttle bus. The parking spaces shall be assigned in an area to be defined by the Lessor. Additional external parking shall be rented at a rental fee quoted by Lessor, and equal to
the current rental fee charged by the Lessor to other tenants and third parties in the Park. The provisions of Section 2.00B of this Lease shall apply to such Premises purchased by Lessee. 
 10.02 Price 
 If Lessee exercises the Purchase Option, the purchase
price for the Premises shall be equal to the Fair Market Value. As used herein, “Fair Market Value” shall mean the fair market value of the Premises as of the date the Purchase Option is exercised, taking into account all relevant
factors, but assuming that (i) the Premises are not encumbered by any leases, licenses or other occupancy agreements, including, without limitation, the Lease, (ii) the Premises are free and clear of any mortgages, liens or encumbrances
adversely affecting the value or marketability of the Premises, (iii) the condition of the Improvements shall be deemed equal to the greater of the then-existing condition of the Improvements and the condition to which Lessee is required to
maintain the Improvements under the Lease (provided, however, that if Lessee shall have exercised its purchase option after an event of casualty and prior to full restoration of the Improvements, the condition of the Improvements shall be deemed
equal to the greater of the condition of the Improvements immediately prior to such event of casualty and the condition to which Lessee is required to maintain the Improvements under the Lease), (iv) other arms-length buyers are available to
purchase the Premises or other similar related premises at this and other related Free Zone Parks, and (iv) the Premises may be used for the greater of Lessee’s manner of use and the highest manner of use then permitted under applicable
law with respect to the Premises. 
  

 Page 35 of 42 

 For purposes of determining the Fair Market Value, the following procedure shall apply: 
 (1) Lessor and Lessee shall jointly select an independent real estate appraiser {the “Appraiser”) incorporated to the Engineers and
Architects Board, whose fee shall be borne equally by Lessor and Lessee. In the event that Lessor and Lessee shall be unable to jointly agree on the designation of the Appraiser within ten (10) days after they are requested to do so by either
party, then the parties agree to allow the Engineers and Architects Arbitration Board, to designate the Appraiser in accordance with the rules, regulations and/or procedures then utilized by the Engineers and Architects Arbitration
Board. 
 (2) The Appraiser shall conduct such hearings and investigations as he or she may deem appropriate and shall, within thirty
(30) days after the date of designation of the Appraiser, determine the Fair Market Value, and such choice by the Appraiser shall be conclusive and binding upon Lessor and Lessee. Fair Market Value shall include an Appraisal not only of the
Premises, but also their ability to create revenue under the Lease, but will not consider the constructions and improvements introduced in the Premises by the Lessee, and at the expense of the Lessee. 
 Each party shall pay its own counsel fees and expenses, if any, in connection with any arbitration under this Article. The Appraiser appointed pursuant to this Article
shall be an independent real estate appraiser with at least ten (10) years’ experience in the acquisition, disposition and valuation of properties which are similar in character to the Premises, and a member of the Engineers and
Architects Arbitration Board. The Appraiser shall not have the power to add to, modify or change any of the provisions of this Lease. 
 (3) It is expressly understood that any determination of the Fair Market Value pursuant to this Article shall be based on the criteria set forth in the definition of “Fair Market Value” above. 
 After a determination has been made of the Fair Market Value, the parties shall execute and deliver to each other an instrument acknowledging the Fair Market Value.

 10.03 Exercise of Option by the Lessee 
 The closing
date for the purchase and sale of the Premises pursuant to the Purchase Option shall be the date which is thirty (30) days after the final determination of the Fair Market Value, as to which date time shall be of the essence with respect to
Lessee’s obligation to close. At closing, Lessor shall transfer fee simple title to the Premises to Lessee, in their “as-is, where-is” condition and without any representation or warranty regarding the Premises, in 

  

 Page 36 of 42 

 
exchange for payment of a purchase price in the amount of the Fair Market Value, as finally determined pursuant to the terms of this Lease. At closing, the
parties shall execute such documents, instruments, resolutions and other material as may be necessary to effect the transfer of title as contemplated hereunder and reasonably requested by the other party. 
 10.04 Liens or Encumbrances and Annotations of Entry 
 The Premises
shall be transferred free of any mortgages and annotations of entry and with no liens or limitations different than those currently showing today in the Public Registry’s records but with those inherent to the condominium, In addition the
Premises shall be transferred with all land taxes up to date as of the time of transfer, any prepaid taxes will be prorated. If there were any liens annotated or recorded at the time of execution of the transfer deed seller may concurrently with
such execution commit funds from the sale price to payoff any such liens. 
 10.05 Payment of Legal Fees and Transfer Expenses 
 The Lessor and the Lessee will share equally all related costs, taxes and fees of the exercise of the Purchase Option, including the preparation cost of the public
transfer deed for the Premises, as well as the recordation costs including, but no limited to, transfer stamps, costs, taxes, and the land transfer tax, and any other related taxes, fees or costs required. Upon the purchase of the Premises, and once
the Lessor has verified and covered any outstanding balances owed to Lessor related to the use of the Premises during the Lease Agreement, the Deposit shall be returned to Lessee. The Lessee will be the only one responsible for payment of all legal
fees owed to the Public Notary for the transfer. In the event of the exercise of the Purchase Option, Lessor will have to return to the Lessee Security Deposit, to the amounts applicable. 
 10.06 Earnest Money Deposit 
 The validity and legal effect of the
Purchase Option granted to the Lessee is neither subject nor conditioned to an earnest money deposit which will not be necessary. 
 10.07 Protective
Covenants Acceptance 
 Should the Lessee exercise the Purchase Option, and therefore purchase the Premises from the Lessor, the Lessee accepts, commits
itself and guaranties that it will continue to bind itself, respect, comply and execute all of the obligations, conditions, terms, requisites and requirements contained in Zona Franca Coyol’s Bylaws and Regulations as described in Exhibit
Three hereto and Section 4.01 and any and all applicable Legal Requirements. 
  

 Page 37 of 42 

 Lessee also accepts, commits itself and guaranties that in case of purchase of the property, the Service Agreement
included as Exhibit Nine hereto will continue to have full binding legal effect between all subscribing parties. If the Service Agreement expires, the Lessee will have to renew or subscribe a new Service Agreement with the Developer under the
terms and conditions currently in effect. However, the Condominium maintenance fees will be deducted from the price of Services Agreement after execution of Purchase Option. 
 Section Eleven 
 Miscellaneous Provisions 
 11.00 Communications and Notices 
 Any and all notices required under this Lease, shall be made in writing and delivered by
personal delivery or any other way in which the remission and reception date are irrefutably recorded, and sent to the following addresses during office hours. Notices shall be deemed delivered on reception date. 
  

			
	 a) To the Lessor:
	  	At the administrative offices of Zona Franca Coyol, located at Coyol de Alajuela, in Zona franca Coyol to the attention of manager: Carlos Wong. Fax number (506)209-5960. With a fax copy to
Lex Counsel, attention Erika Gómez, at Fax number (506) 201-0412 and the Law Offices of Fernando Vargas Cullel at Fax number (506) 201-8850 with a noticeable big print label reading: URGENT CONTRACT NOTICE.
		
	 b) To the Lessee:
	  	 At Soley, Saborio, Fallas & Asociados, Fax: 290-7221. Attention: Emilia Saborio Pozuelo.
  
 With copy to: Michael Carenzo, Fax: (508)263-2959

 Notice addresses can be changed by giving notice to al! other Parties as per this section, but the new notice
address will only be effective fifteen working days after the last party has received notice of the address change. 
  

 Page 38 of 42 

 For all legal purposes the above addresses will be considered the contractual domicile of each of the parties.

 11.01 Governing Law and Dispute Resolution 
 This Lease and
all matters pertaining to it shall be interpreted and governed by the laws of the Republic of Costa Rica and in particular by the General Urban and Suburban Lease Law in effect in Costa Rica. 
 According to the Law “Ley sobre Resolución Alterna de Conflictos y Promoción de la Paz
Social” No. 7727, approved on December 4th., 1998 and published on January 14th, 1998 in the Official Newspaper “La Gaceta” , particularly but not limited to article 22, it is accepted by the Parties that this Lease shall be interpreted and governed
by the laws of the Republic of Costa Rica. 
 Any and all dispute or claim (the “Dispute”) with respect to the interpretation,
validity, construction, application or enforceability of this Lease or arising out of or in relation to this Lease, the breach thereof or its subject matter with the exception of payment of rent matters and eviction for lack of payment of rent, and
directly related matters, shall be initially resolved by the Parties in good faith within 30 calendar days (the “Initial Period”) from the day of notice by any of the Parties to the other Party as to the existence of a dispute or claim.

 If the Parties are unable to settle the Dispute within the Initial Period, the Dispute shall be finally and irrevocably resolved by arbitration (with the
exceptions stated in the preceding paragraph which are expressly excepted from arbitration) in Costa Rica by a three member arbitral panel which arbiters shall be appointed one by each Lessor and Lessee and the third who will preside by the first
two appointed arbiters. The appointment will take place in accordance with law 7727, CICA will be the appointing center if one or both corresponding arbiters are not appointed in time by Lessor or Lessee. The procedural and other applicable rules
for the proceedings, with the exception of the appointment of the arbiters, will be those of the International Center for Conciliation and Arbitration (CICA) of the Costa Rican American Chamber of Commerce (Amcham). Proceedings when needed will take
place in the CICA offices in San José, Costa Rica and will be held in Spanish unless at the time of arbitration the law allows for the proceedings to be held in English in which case English will be the language of the arbitration. The panel
shall decide which party is liable for payment of all costs, expenses and fees related to the arbitration. 
 Arbitration panel findings will be immediately
enforceable not withstanding the fact that they may have been subject to nullity revision by the Supreme Court, in which case if finally annulled or reversed and a new arbitration does not find in favor of the enforcing party, direct damages if any
may be collected from the enforcing party. 
  

 Page 39 of 42 

 11.02 Amendments to the Lease 
 Any and all modifications or amendments to the Lease must be made previously, expressly and in writing and signed by all concerned Parties. This section shall be of strict application for all matters related with the rent and its payment;
therefore, no modification or amendment may be alleged made, unless procedure established in this subsection 11.02 is strictly followed. 
 Tax Valuation

 This Lease is estimated to have a public valuation for stamp purposes of fourteen million three hundred and fifty two thousand seven hundred and eight
dollars, legal tender of the United States of America. 
 Public Recordation 
 Subsequent to execution, any party may at its sole discretion and expense, register this Lease and the Exhibits thereto in the National Public Registry of Costa Rica. 
 11.05 Vested Rights 
 The Lessee recognizes that this Agreement shall not
create any right of use or other intangible right, by virtue of which the eventual increase in the commercial value of the real estate shall be recognized for its use or occupation, and that in case such rights ever arise in accordance with any
applicable legal regulation or commercial practice, Lessee hereby irrevocably assigns any and all such rights, either current or future, to the Lessor for the amount of one dollar, legal tender of the United States of America. The Lessee recognizes
that this provision is essential on the part of Lessor to enter into this Lease. 
 11.06 Headings 
 The titles used as headings for each section and subsection of this Lease are there only for convenience and shall not be considered or used as part of the text thereof
for any reason including but not limited to the interpretation of its contents. 
 11.07 Incorporation of Exhibits 
 The Exhibits identified in this Lease are hereby fully and legally incorporated by reference into the Lease and made a part hereof for all legal purposes and effects.

  

 Page 40 of 42 

 11.08 Survival 
 All
representations and indemnities contained in any and all sections and subsections of this Lease shall survive the expiration or termination of this Lease with respect to acts or events occurring or alleged to occur during the term of this Lease and
are expressly made for the benefit of, and shall be enforceable by any or all of the Parties. 
 11.09 Severability 
 If one or more of the provisions of this Lease is declared to contravene or be invalid under the laws of the country, province, municipal, state or jurisdiction where it
is applied, such contravention or invalidity shall not invalidate the Lease or any other portions thereof and the remainder of this Lease or the application thereof to other persons or circumstances shall not be affected thereby. 
 The Parties hereto authorize Carlos Wong, Carlos Wong Zuniga, personal identity card number one-six six four-nine eight nine, on behalf of Zona Franca Coyol S.A. and
Edgar Villalobos, personal identity card number one — five hundred sixteen-nine hundred thirty eight, on behalf of Cytyc Surgical Products Costa Rica S.A., to initialize the Exhibits to this Agreement. 
 11.10 Counterparts 
 This Agreement may be executed in counterparts, each of
which when executed and delivered shall be deemed an original. Such counterparts shall together (as well as separately) constitute one and the same instrument. IN WITNESS WHEREOF, the Parties hereto have executed this Lessee as of the date first
above written. 
  

					
			
	 /s/ Zona Franca Coyol, S.A.
	 		 	
	 By/ Zona Franca Coyol, S.A.
 Lessor
	 		 	
			
	 /s/ Cytyc Surgical Products de Costa Rica S.A.
	 		 	
	 By/ Cytyc Surgical Products de Costa Rica S.A.
 Lessee

	 		 	

  

 Page 41 of 42 

 Exhibits 
  

			
	 Exhibit One
	  	Premises Description
		
	 Exhibit Two
	  	Permits and Approvals to Be Obtained by Lessor
		
	 Exhibit Three
	  	Proposed Condominium Regulations
		
	 Exhibit Four
	  	Proposed Free Trade Zone Regulations
		
	 Exhibit Five
	  	List of Plans and Specifications Describing Lessor’s Premises Work
		
	 Exhibit Six
	  	List and Plans and Specifications for Park Infrastructure and Common Areas.
		
	 Exhibit Seven
	  	Definition of Milestones
		
	 Exhibit Eight
	  	Sewage Plant Usage Regulations
		
	 Exhibit Nine
	  	Service Agreement
		
	 Exhibit Ten California
	  	Form of Guaranty from Cytyc Surgical Products, a corporation
		
	 Exhibit Eleven Lessee
	  	Hazardous Materials Contemplated to be Used by
		
	 Exhibit Twelve
	  	Confidentiality Agreement
		
	 Exhibit Thirteen
	  	Optioned Real Estate Description and Blue Prints

  

 Page 42 of 42Lease Agreement by and between 445 Simarano Drive, Marlborough LLC and Cytyc

 Exhibit 10.46 
 EXECUTION COPY 
 THIS INDENTURE OF LEASE dated as of the 11th day of July, 2006 (“Execution Date”), is made by and between 445 Simarano Drive, Marlborough LLC, a Massachusetts limited liability company with
offices c/o Ram Management Co., Inc., 200 U.S. Route One, Suite 200, Scarborough, Maine 04074 (hereinafter called the “Landlord”) and Cytyc Corporation, a Delaware corporation with a mailing address of 250 Campus Drive, Marlborough,
Massachusetts 01752 (hereinafter called the “Tenant”). 
 WITNESSETH that for and in consideration of the rents herein
reserved and the covenants and agreements herein contained and expressed and to be kept, performed and fulfilled, the parties agree as follows: 
 Section 1 - Premises; Building; Land; Landlord’s Work. 
 (A) Landlord hereby demises and lets unto Tenant, and
Tenant hereby leases from Landlord a portion of the building at 445 Simarano Drive, Marlborough, Massachusetts (the “Building”), the leased premises is deemed to contain 129,588 rentable square feet on the first floor and 15,939 rentable
square feet of second floor office space (a total of 145,527 rentable square feet), and shown as the building space highlighted on Exhibit A annexed hereto (the “Premises”) and use, in common with others, of such easements and
appurtenances necessary for access to the Premises (as defined herein). The Building is located on the parcel of land. (“Land”) shown on Exhibit A-1. The legal description of the Land is set forth on Exhibit A-2. The
Building, the Land, all improvements located on the Land, and all rights of way and easements appurtenant thereto are herein referred to as the “Property”. Tenant shall have access to the Premises on a 24 hour, 365 days per year basis. The
Landlord shall provide Tenant, at no charge, with parking based on a ratio of 2.3 cars per 1,000 square feet based on the total rentable square feet of the building (175,763 sf.). In addition, included within the above-referenced allotment of
parking spaces, Landlord shall provide Tenant at no charge approximately 108 designated spaces (the upper parking lot servicing the second floor) for Tenant’s exclusive use. All other parking spaces shall be for use by Tenant in common with
other tenants in the Building (except for such parking spaces that are provided to Cascade Promotions’ space for its exclusive use), all of which parking spaces shall be located within the Building’s parking areas, all as set forth on
Exhibit A-1. 
 (B) The Landlord shall provide the Vanilla Box and Base Building standard in accordance with the terms and conditions
set forth in Exhibit B attached hereto and made a part hereof (“Landlord’s Work”). Landlord shall complete the following items of Landlord’s Work as follows: (1) Landlord’s work on Exhibit B attached
hereto on or before July 14, 2006, subject to force majeure to the extent stated in Exhibit B: Items 1, 2 and 7; (2) Landlord’s Work on Exhibit K 2, 3, and 6 on or before July 14, 2006, subject to force majeure to the
extent stated in Exhibit K, and (3) all other items of Landlord’s Work set forth on Exhibits B and K, within the timeframes set in said Exhibits B and K, subject to force majeure and delays in installation up to a maximum of thirty
(30) days. All other work, permits and approvals shall be at Tenant’s sole cost and expense and as set forth in Section 15 below. Otherwise, except as expressly set forth in this Lease, the Landlord shall provide the Tenant with the
Premises in “broom clean” condition and “as is.” In addition, the Landlord shall provide a Tenant Improvement Allowance of $1,150,000 for Tenant’s construction work in the space in accordance with the terms and conditions
set forth in Section 15 below. 
  

 1 

 (C) Subject to the force majeure provision set forth in Section 1(B) above, in the event that
Landlord’s Work (as described on Exhibit B) is not substantially completed as of the Rent Commencement Date, Landlord shall provide Tenant with one-half day’s free Base Rent (as liquidated damages) for each day of delay in
Landlord’s substantial completion after the Rent Commencement Date. If such delay continues beyond thirty (30) days, Landlord shall provide Tenant with one day’s free Base Rent (as liquidated damages) for each day of such further
delay. 
 (D) Seismic Provision. Landlord agrees to engage a reputable seismic expert to determine whether the Building requires upgrading in
order to comply with Massachusetts law. Landlord shall, by July 14, 2006 (subject to Landlord’s right to extend to July 21, 2006 if requested by its seismic expert, deliver to Tenant a report from such expert setting forth such
expert’s opinion as to whether the Building requires such upgrade work. If required by such report, Landlord will perform work to upgrade the Building so long as the Landlord’s cost of such work does not exceed $150,000 and the Tenant
shall contribute the next $75,000 of said cost. To the extent the cost of such required work is less than $150,000, such savings shall inure to Landlord’s benefit. If Landlord does not deliver such report to Tenant on the date set forth above,
or if the cost of such work exceeds $225,000 and the Landlord and Tenant cannot agree on allocation of the additional cost, then either party shall have the right, exercisable upon written notice to the other party to terminate this Lease. Any work
required by such expert’s report shall be completed by the Rent Commencement Date, subject to force majeure up to a maximum of thirty (30) days. 
 (E) In the event that an additional handicapped chairlift is required to be installed to comply with applicable law, Landlord shall perform all work necessary to install such chair lift and Tenant agrees to pay 1/3 of
the cost of such work up to a maximum of $25,000. Such work, if required, shall be completed by November 1, 2006, subject to force majeure up to a maximum extension of thirty (30) days. 
 Section 2 - Term; Term Commencement Date; Rent Commencement Date; Tenant Work; Landlord Delays, 
 (A) The term of this Lease shall commence as of the Term Commencement Date, as hereinafter defined. The Term Commencement Date shall be defined as the
date that Landlord delivers the Premises to Tenant in a condition which will allow Tenant to commence Tenant’s Work, with the Landlord’s Work identified in items numbered 1, 2 and 7 in Exhibit B complete and with the items numbered
2, 3 and 6 in Exhibit K complete, and shall, subject to the provisions of this Lease, terminate as of the date (“Termination Date”) which is twelve (12) years and three (3) months commencing on the Rent Commencement Date,
except that if the Rent Commencement Date occurs on other than the first day of a calendar month, then the Termination Date shall be the last day of the calendar month which the date twelve years and three months after the Rent Commencement Date
occurs. 
 (B) The “Rent Commencement Date” shall be defined as the date one hundred twenty (120) days after the Term
Commencement Date, except that, in the event that Tenant’s Work is delayed by any Landlord Delays, as hereinafter defined, the Rent Commencement Date shall be extended by the period of any Landlord Delays; whether it has been delayed by force
majeure 

  

 -2- 

 
The parties shall, promptly after the occurrence of the Rent Commencement Date, execute a written agreement confirming the Term Commencement Date, the Rent
Commencement Date, and the Termination Date. 
 (C) “Tenant Work” shall be defined as all work to be performed by Tenant in the
initial preparation of the Premises for Tenant’s occupancy. Landlord shall, at no cost to Landlord (except that the Tenant Improvement Allowance may be applied to such costs), cooperate with Tenant in such manner as Tenant may reasonably
request, in obtaining all permits and approvals necessary for the performance of Tenant’s Work and Tenant’s use of the Premises. 
 (D) “Landlord Delays” shall be defined as any delay in the performance of the Tenant Work by reason of: (i) the default or delay of Landlord, or Landlord’s agents, employees or contractors, (ii) Landlord’s
failure, for any reason, to complete all of Landlord’s Work on or before the date one hundred twenty (120) days after the Term Commencement Date; whether it has been delayed by force majeure, or (ii) Tenant’s inability to obtain
a building permit or certificate of occupancy solely based upon the non-compliance of the exterior common areas of the Building, and the common vestibule located behind the Cascade Promotions’ space, or the Property with applicable laws,
ordinances or regulations (collectively “Laws”). 
 (E) If the Term Commencement Date does not occur on or before August 15,
2006 for any reason, subject to extension in the event of force majeure not exceeding 30 days, then Tenant shall have the right to terminate this Lease upon written notice to Landlord. 
 Section 3 - Rent Commencement Date and Rent Rate. 
 (A) For the purposes of this Section 3, “Rent Month” shall be defined as any calendar month during the term of this Lease commencing as of the Rent Commencement Date, or on the same day of the months
following the Rent Commencement Date. For example, if the Rent Commencement Date occurs on December 15, 2006, then Rent Month 1 shall be the period commencing as of December 15, 2006 and ending as of January 14, 2007, Rent Month 2
shall be the period commencing as of January 15, 2007 and ending as of February 14, 2007, etc. 
 (B) For the purposes of this
Section 3, “Rent Year” shall be defined as any twelve month period during the term commencing as of the Rent Commencement Date, or as of any anniversary of the Rent Commencement Date. 
 (C) Commencing on the Rent Commencement Date, Tenant shall pay to Landlord rent (“Base Rent”) for the Premises monthly, in advance, on or
before the first day of each month (prorated for any partial month), with first Rent Year’s rent being paid on a phase-in basis, as follows: 
  

										
	 Period
	  	Rent per rentable
square foot per annum	  	Total Period Rent	  	Monthly Rent
	 Rent Months 1-6 Base Rent payable on 20,000 sf
	  	$	6.35	  	$	63,500	  	$	10,583

  

 -3- 

										
	 Rent Months 7-9 Base Rent payable on 80,000 sf
	  	$	6.35	  	$	127,000	  	$	42,333
	 Rent Months 10-12 Base Rent payable on 125,000 sf
	  	$	6.35	  	$	198,437	  	$	66,146
	 Rent Years 2-3 Base Rent payable on 145,527 beginning on the first anniversary of the Rent Commencement Date (subject to the provisions of
Section 8 below)
	  	$	6.35	  	$	924,096	  	$	77,008
	 Rent Years 4-6
	  	$	6.75	  	$	982,307	  	$	81,859
	 Rent Years 7-9
	  	$	7.50	  	$	1,091,453	  	$	90,954
	 Rent Years 10-the end of the initial term
	  	$	8.25	  	$	1,200,598	  	$	100,050

 Section 4 Additional Rent. 
 (A) Operating Costs, 
 (1)
Commencing as of the Rent Commencement Date, and continuing thereafter throughout the term of this Lease, Tenant shall pay to Landlord, as Additional Rent, Tenant’s Proportionate Share (as hereinafter defined) of all of the costs of the
Property (“Operating Costs”). Operating Costs may include, but shall not be limited to: i) cleaning and maintenance of the common areas, ii) clearing and snow removal from parking area, access drives, and all other paved areas on the Land,
iii) insurance carried by Landlord with respect to the Property in accordance with the provisions of this Lease (“Insurance Costs”), iv) landscaping and grounds care, v) repairs and maintenance of the buildings and improvements on the
Property, vi) maintenance and other costs related to water, sewer, septic, storm drainage and other utility services provided to the Property to the extent such utilities are not separately metered to the Premises and other tenant premises in the
Property, and vi) parking lot and exterior lighting maintenance and repairs. Operating Costs shall not include Excluded Costs, as hereinafter defined. 
 (2) In the event that Tenant leases the ROFO Space (as defined below) and becomes the sole Tenant of the Building, Landlord shall, on or before the December 1 immediately preceding each calendar year during the
term of this Lease, provide to Tenant, for Tenant’s written approval, a budget for Operating Costs for such calendar year. Tenant shall not unreasonably withhold its approval of such budget and Tenant shall, within fifteen (15) days after
its receipt of such budget, advise Landlord as to whether it approves such budget. Any dispute as to any such budget shall be submitted to arbitration in accordance with Section 48 hereof. 
  

 -4- 

 (3) Intentionally deleted. 
 (B) Property Management Fee Rent. Commencing as of the Rent Commencement Date, and continuing thereafter throughout the term of this Lease, Tenant shall pay to Landlord, as Additional Rent, Property Management
Fee Rent equal to three (3%) percent of the sum of: (i) Base Rent, (ii) Operating Costs, and (iii) Taxes payable by Tenant to Landlord, from time to time, pursuant to the provisions of this Lease. Notwithstanding the foregoing,
if Tenant exercises its right of first refusal and becomes sole tenant in building, Tenant may have the option to manage the property, pursuant to Section 21, and then, from and after the date that Tenant commences to manage the Property,
Tenant shall be obligated to pay a one and one-quarter percent (1.25%) Property Management Fee to Landlord for asset management. 
 (C)
Taxes. Subject to Section 4(E), commencing as of the Rent Commencement Date, Tenant shall pay to Landlord, as Additional Rent, Tenant’s Proportionate Share of Taxes, as hereinafter defined. The term “Taxes” as used in this
paragraph shall be deemed to include all assessments, impositions and other governmental charges, ordinary and extraordinary, which may be levied, assessed or otherwise become a lien upon or charge against the Property. Landlord hereby represents to
Tenant that, as of the Execution Date of this Lease, there are no betterments or special assessments affecting the Property. Betterments and special assessments shall only be included Taxes as if, and to the extent, the same were payable over the
longest period of time permitted by Law. Notwithstanding anything to the contrary herein contained, Taxes shall exclude: (i) all excess profits taxes, franchise taxes, corporate excise taxes, gift taxes, capital stock taxes, inheritance and
succession taxes, estate taxes, federal and commonwealth/state income taxes, and other taxes to the extent applicable to Landlord’s general or net income (unless such tax is a substitute for or supplementary to an ad valorem property tax); and
(ii) any penalties or interest caused by late payment of Taxes by Landlord which is not caused by the late payment of Taxes by Tenant. 
 (D) Payment Procedures. 
 (1) Additional rent shall be paid in monthly installments, due with the monthly payments of the
Base Rent, based on the estimated budget provided by Landlord to Tenant. Landlord shall, on or before the date one hundred twenty (120) days after the end of each calendar year during the term of the Lease, reconcile actual costs and expenses
with the budget figures and make appropriate adjustments with Tenant. As part of such annual reconciliation, the Landlord shall provide Tenant with a detailed statement of actual costs and expenses (“Year End Statement”) in Landlord’s
normal format. Tenant shall, within thirty (30) days after such delivery, pay Tenant’s share to Landlord, as Additional Rent, less any estimated payments. If the estimated payments exceed Tenant’s share, then the excess shall be
applied against the next installment(s) of Base Rent and Additional Rent payable by Tenant, except that, with respect to the reconciliation for the last year of the term of the Lease, Landlord shall, at the time that it delivers the Year End
Statement for such year, reimburse Tenant for any overpayment by Tenant, to the extent that such overpayment exceeds any amounts then due from Tenant to Landlord. 
 (2) If Tenant provides a written request to Landlord within one hundred and eighty (180) days after receipt of the Year End Statement provided in this Section 4(D), Tenant shall be entitled, during
reasonable business hours, to review Landlord’s books and records on which Landlord has calculated Additional Rent. Notwithstanding the foregoing, if, in performing any such audit, Tenant discovers any errors, Tenant shall have the right to
review Landlord’s books 

  

 -5- 

 
and records for the one (1) year immediately preceding the year in question solely for the purpose of determining whether such errors were made in the
preceding year. If Tenant’s review establishes any overpayment by Tenant, Landlord shall either, at Landlord’s option, credit such amount to Tenant’s next payment of Additional Rent, or refund such amounts within thirty (30) days
after receipt of Tenant’s calculations; if Tenant’s review discloses any underpayment by Tenant, Tenant shall pay such amounts within thirty (30) days from the time it calculates, or receives the calculation of such amounts. If, after
performing any such audit, it is determined that Landlord has overbilled Tenant by more than 5% for the year in question, Landlord shall reimburse Tenant for its reasonable out-of-pocket costs incurred in performing such audit. Such audits
may be performed by Tenant’s certified public account or by Tenant’s internal auditors but in no event shall any such examiner be compensated on a percentage basis of any recovery from Landlord. 
 (E) Initial Budget; Phasing of Tenant’s Obligation to Pay Taxes. During calendar year 2006 the estimated budget for Additional Rent shall be
$2.42 per rentable square foot ($1.50 per rentable square foot for Operating Costs and Property Management Fee Rent and $.92 per rentable square foot for Taxes). Tenant shall be responsible for Operating Costs) on the entire 145,527 square feet of
the Premises commencing on the Rent Commencement Date. Tenant obligation to pay Taxes shall be phased in the same proportion that Tenant’s obligation to pay Base Rent is phased as set forth in Section 3 above. 
 (F) Tenant’s Proportionate Share. For the purposes of this Lease, Tenant’s Proportionate Share is the product of the rentable area of
the Premises divided by the rentable area of the Building. At the time of signing of this Lease, such Tenant’s Proportionate Share is expected to be eighty-two and eight-tenths percent (82.8%), based on one hundred forty five thousand five
hundred twenty seven (145,527) square feet divided by one hundred seventy five thousand seven hundred sixty three square feet (175,763) square feet, the rentable square footage of the Property. 
 Section 5 - Payment of Rent and Late Charges. Payments due under Sections 3 and 4 above shall be made at Landlord’s office at the
address set forth in Section 37, or such other place as Landlord may designate in writing, on or before the first of each month. If any installment of Base Rent shall not be received by Landlord or Landlord’s designee within five
(5) business days following the due date (provided, however, Landlord shall be required to give written notice to Tenant of such failure and Tenant shall have a cure period of five (5) business days once in any twelve month period, after
which the late charge shall apply without notice), or within five (5) business days following written notice that such amount was not paid when due for Additional Rent, then Tenant shall pay to Landlord a late charge equal to five percent
(5%) of the overdue amount; provided, however, that Landlord hereby agrees to waive the first such late charge in any 12 month period. In addition to the late charge described above, any Rent or other amounts owing hereunder which are not paid
within ten (10) days following the due date shall bear interest from the date when due until paid at an annual interest rate equal to the prime rate, as stated under the column “Money Rates” in The Wall Street Journal, plus
four (4%) percent (“Lease Interest Rate”); provided, however, in no event shall such annual interest rate exceed the highest annual interest rate permitted by applicable Law. All payments under this Lease shall be paid to Landlord
without notice or demand, and without abatement, deduction, counterclaim or set-off, except to the extent otherwise expressly set forth herein. 
 Section 6 - Security Deposit. Intentionally Omitted. 
  

 -6- 

 Section 7 – Option to Extend. 
 (A) Subject to the terms and conditions in this Section 7, Tenant shall have the right and option to extend the term of this Lease for two
(2) consecutive additional periods (“Extension Terms”) of five (5) years each commencing on the expiration of the original term or the then Extension Term, upon all the terms and conditions of this Lease except for Base Rent.
Base Rent during the Extension Term shall be at the greater of the Base Rent paid during the immediately preceding lease year or ninety five percent (95%) of the then fair market rent (“Fair Market Rent”) for the Premises, as defined
below. Tenant may exercise its option to extend only if Tenant is not then (i.e. as of the giving of Tenant’s Exercise Notice, as hereinafter defined) in default in performance or observance of any term or condition of this Lease, after the
giving of any applicable notice and the expiration of any applicable grace period. In addition, if, as of the commencement of the First Extension Term, either: (i) Tenant’s interest in this Lease has been assigned to anyone other than a
Permitted Transferee (as defined in Section 22 hereof), or (y) Tenant has subleased more than fifty (50%) of the rentable area of the Premises to anyone other than a Permitted Transferee, then Tenant shall not have the right to extend
the term of the Lease for the Second Extension Term. Tenant may exercise its options to extend only by delivering notice (“Tenant’s Exercise Notice”) of its intent to extend the term hereof to Landlord on or after the date eighteen
(18) months prior to the expiration of the then current term of the Lease, but on or before the date twelve (12) months prior to the expiration of the then current term of the Lease, time being of the essence. If Tenant fails timely to
give Tenant’s Exercise Notice, as aforesaid, Tenant’s option shall utterly expire, time being of the essence. Following the timely exercise by Tenant of its option to extend the term hereof, the term of the Lease shall, subject to
Section 7(D), be deemed to be extended for the Extension Term in question, without the need for further act or deed by either party. 
 (B) The Fair Market Rent shall mean the rent then being paid by tenants for leases entered into as of the date in question for premises similar to the Premises in buildings which are comparable to the Building in terms of age, quality of
construction, level of service and amenities, size and appearance and located in Southborough, Northborough, Marlborough and Westborough, Massachusetts. Fair Market Rent shall take into account all relevant factors, including, without limitation,
whether the tenant is paying additional rent on a gross basis or on a net basis, as well as free rent, landlord construction allowances, and other economic concessions then being provided by landlords to tenants. Fair Market Rent shall not take into
account the value of any leasehold improvements made by Tenant to the extent that the same have been paid for by Tenant. 
 (C) Tenant may,
on or after the date fifteen (15) months prior to the end of the then current term, request that Landlord provide Tenant with Landlord’s determination of Base Rent for the Extension Term in question, and Landlord shall provide Tenant with
Landlord’s determination of said Base Rent in writing within fifteen (15) business days of Landlord’s receipt of such request. If Tenant does not agree with Landlord’s determination, then Tenant shall so advise Landlord of such
disagreement in Tenant’s Exercise Notice. If Tenant does not make such request of Landlord prior to the time that Tenant gives Tenant’s Exercise Notice for the Extension Term in question, Landlord shall, within thirty (30) days after
Landlord receives Tenant’s Exercise Notice, furnish Tenant in writing with notice of Landlord’s determination of the Base Rent for the Extension Term in question. In such event, if Tenant does not agree with Landlord’s determination
of Base Rent, Tenant shall advise Landlord in writing (“Dispute 

  

 -7- 

 
Notice”) of such agreement within twenty (20) days of its receipt of such determination, In either case, if the parties do not agree upon the Base
Rent for the Extension Term in question, then the Fair Market Rent shall be determined by appraisal as follows, Tenant hereby agreeing that it shall have no right to submit any dispute as to Fair Market Rent to appraiser unless Tenant has previously
exercised its option to extend the term of the Lease for the Extension Term in question. Each of the parties shall, within twenty (20) days after the giving of Tenant’s Exercise Notice or within twenty (20) days after Tenant gives the
Dispute Notice, select an appraiser, each of whom shall have at least five (5) years of experience in appraising commercial properties in the greater Boston area, and the two appraisers shall together select a third appraiser similarly
qualified. The three appraisers together shall attempt to agree on the current market rate of Base Rent for the Extension Term in question. Failing a unanimous decision, the Base Rent shall be determined by majority vote of the appraisers. Landlord
and Tenant shall each pay the charges for the appraiser which it selects, and they shall share equally the charges for the third appraiser. Following the exercise by Tenant of its option to extend the term hereof, all references in this Lease to the
term hereof, or expressions of similar import, shall be deemed to refer to the term as so extended. The decision and award of the appraiser(s) shall be final and conclusive on all parties. 
 (D) Intentionally deleted.  
 Section 8 – Right of First Offer. 
 (A) Until the expiration (or earlier termination) of the Cascade Promotions
Lease, Tenant shall have a right of first offer (“Right of First Offer”) to lease the entire space currently leased by Cascade Promotions consisting of approximately thirty thousand two hundred thirty-six (30,236) rentable square feet
which space shall be available in June, 2011 unless earlier terminated (the “ROFO Space.”) The ROFO Space term shall be co-terminus with the term of this Lease and the ROFO Space rent and additional charges shall be the same per square
foot Base Rent and other charges as are then applicable pursuant to this Lease. If the Tenant accepts the Landlord’s ROFO, this Lease shall be deemed amended and the ROFO Space shall become part of the Premises. Landlord shall be obligated to
deliver such ROFO Space at the end of the Cascade Promotions Lease in its “as is” condition. 
 (B) Conditions. Both at the
time Tenant exercises the Right of First Offer and as of the Term Commencement Date in respect of the ROFO Space, the Lease must be in full force and effect and Tenant shall not be in default of its obligations under the Lease after the giving of
any applicable notice and the expiration of any applicable grace period. 
 (C) Landlord Notice. Landlord shall not lease any such
ROFO Space to a third party unless and until Landlord has first offered the ROFO Space to Tenant in writing (the “First Offer Leasing Notice”) and Tenant either rejects such offer or a period of thirty (30) days has elapsed from the
date that Tenant has received the First Offer Leasing Notice without Tenant having notified Landlord in writing of its acceptance of such First Offer Leasing Notice, time being of the essence. Landlord’s Notice shall set forth the date
(“Estimated Commencement Date”) that Landlord estimates that the ROFO Space will be delivered to Tenant (i.e. the day of the existing tenant’s lease of the ROFO Space expires). 
 (D) Tenant Acceptance. If Tenant timely delivers to Landlord, in accordance with the conditions of this Section 8, written notice of
Tenant’s exercise of the Right of First Offer for all 

  

 -8- 

 
of the ROFO Space and the Landlord determines that Tenant meets all of the conditions provided in this Section 8, then the ROFO Space shall be deemed
added to the Premises and subject to the terms and conditions in this Lease, with the exception of those Lease modifications set forth in Section 8(f). 
 (E) Tenant’s Rejection or Failure to Meet Conditions. If Tenant declines or fails to duly and timely exercise its Right of First Offer or fails to meet all of the conditions provided in this
Section 8, Landlord shall, except as set forth in this Section 8(e), thereafter be free to lease the ROFO Space in portions or in its entirety to any third-party at any time without regard to the restrictions in this Section 8 and on
whatever terms and conditions Landlord may decide in its sole discretion, without again complying with all the provisions of this Section 8. Notwithstanding the foregoing, if the ROFO Space becomes available for lease to Tenant prior to
June 30, 2011 and if Tenant does not elect to lease the ROFO Space at such earlier date, then Tenant shall again have the right to lease such ROFO Space for a term commencing as of June 30, 2011 (i.e. the term, including extension and
renewal options, of the next tenant to lease the ROFO Space shall expire no later than June 30, 2011); provided however, that if the ROFO Space becomes available for lease to Tenant at such earlier date due to the then-existing ROFO Space
tenant’s default under its lease of the ROFO Space with Landlord, and if Tenant does not elect to lease the ROFO Space at such earlier date, then Tenant shall again have the right to lease such ROFO Space for a term commencing as of the earlier
of: (i) the expiration of the term of the next tenant’s lease of the ROFO Space, or (ii) the date five (5) years plus a period of time (not to exceed six (6) months) necessary to enable Landlord to relet the ROFO Space.

 (F) Changes to Lease. If Tenant leases the ROFO Space pursuant to the terms of this Section 8, all the obligations, terms, and
conditions under the Lease shall also apply to the ROFO Space except that: 
  

	 	i.	Term Commencement Date. The Term Commencement Date for the Lease for the ROFO Space (the “Term Commencement Date for the ROFO Space”) shall be the later of:
(x) the Estimated Commencement Date set forth in Landlord’s Notice, or (y) the day the ROFO Space is delivered to the Tenant, broom clean, free of tenants or other occupants, and in the same condition in which the ROFO Space is now
in, reasonable wear and tear excepted. 

 (1) If Term Commencement Date does not occur on the Estimated Commencement Date,
Landlord shall, at Landlord’s sole cost, use reasonable efforts (which efforts shall include commencing and diligently prosecuting summary process proceedings) to recover possession of the ROFO Space from the existing occupants of the ROFO
Space as soon as possible and to obtain any damages and hold over premiums (“Hold Over Premiums”) which has the right to obtain from such occupants. Landlord shall, within ten (10) days after it receives any Hold Over Premiums from
such occupants, pay fifty percent (50%) of the net (i.e. net of reasonable attorney’s fees incurred by Landlord in obtaining such Hold Over Premiums) amount of such Hold Over Premiums to Tenant. 
  

 -9- 

 (2) If the Term Commencement Date does not occur on or before the date four (4) months after the
Estimated Commencement Date, Tenant shall have the right to cancel its exercise of its right to lease the ROFO Space by giving written notice to Landlord. 
  

	 	ii.	Rent Commencement Date. The Rent Commencement Date in respect of the ROFO Space shall be the date ninety (90) days after the Term Commencement Date in respect of the
ROFO Space. 

  

	 	iii.	The Premises. As of the Commencement Date for the ROFO Space, the ROFO Space shall be deemed part of the Premises, and the Premises shall be deemed to consist of the entirety
of the Building and the Land. 

  

	 	iv.	Pro Rata Share. As of the Rent Commencement Date for the ROFO Space, Tenant’s pro rata share of Operating Costs and Taxes shall be one hundred percent (100%).

  

	 	v.	Tenant Improvement Allowance. Landlord shall not be obligated to provide a Tenant Improvement Allowance to Tenant in respect of its demise of the ROFO Space.

  

	 	vi.	Rent. ROFO Space rent shall be. at the Fair Market Rent computed pursuant to Section 7 above and additional charges shall be the same per square foot amount as is then
applicable pursuant to this Lease. 

 (G) Confirming Lease Amendmen. If requested by either party, Landlord and Tenant
shall promptly confirm the following in a written amendment to the Lease; 
  

	 	i.	The Commencement Date for the ROFO Space; 

  

	 	ii.	The Rent Commencement Date for the ROFO Space; 

  

	 	iii.	The location and size of the ROFO Space that was leased by Tenant with an exhibit annexed showing that space crosshatched; 

  

	 	iv.	The new Annual Rent to be paid by Tenant; and 

  

	 	v.	Tenant’s increased pro rata share of operating costs and real estate taxes. 

 Section 9 – Taxes and Assessments. Landlord shall pay and discharge all real estate taxes and levies, and charges and governmental impositions, duties and charges of like kind and nature, which shall
or may during the term of this Lease be charged, laid, levied or imposed upon or become a lien or liens upon the Building and the Property, subject to Tenant making the payments of Additional Rent as required in Section 4 above. Tenant shall
pay all personal property taxes and other governmental impositions on its personal property and fixtures located at the Premises. 
 Section 10 – Quiet Enjoyment. Landlord shall put Tenant in possession of the Premises at the Term Commencement Date, and Tenant, so long as there is no default by Tenant, after the giving of any applicable notice and the
expiration of any applicable grace periods, shall peaceably and quietly hold and enjoy the Premises without hindrance by anyone claiming by, or through, Landlord, or anyone claiming superior title to Landlord, subject to the terms of this Lease.

  

 -10- 

 Section 11 - Signs. Tenant may install exterior signage at the Tenant’s expense (subject
to Landlord’s right to apply the Tenant Improvement Allowance towards such costs) with Landlord’s approval (which approval shall not be unreasonably withheld), and subject to the Landlord’s Building Signage standards and all municipal
and state regulations. Except for the existing signage of Cascade Promotions (if any), no other exterior signage shall be permitted on the Property. 
 Section 12 - Repairs by Tenant. 
 (A) Tenant’s Obligations During Term and at End of
Term. Except for those portions of the Premises which are required to be maintained by Landlord pursuant to Section 13, Tenant shall, at its own expense, be responsible for all maintenance and repairs to the Premises, including, without
limitation, light bulbs, ballasts, the heating, ventilating and air conditioning systems, alarm system serving the Premises, and for all interior painting desired by Tenant and for the replacement of broken glass within the Premises (which includes
the exterior windows). Tenant shall employ suitable contractors (approved by Landlord) to perform maintenance of said heating, ventilating and air conditioning systems, and alarm system. Tenant shall also promptly make any repairs lawfully required
by any public authority as a result of changes in statutes or regulations which become effective subsequent to the beginning of the term of this Lease and which repairs are required because of the nature of the occupancy of the Premises by Tenant or
the manner in which it conducts its business therein. At the expiration of this Lease or earlier termination hereof for any cause herein provided for, Tenant shall deliver up the Premises to Landlord broom clean and in the same sanitary and
attractive condition and state of repair as at the Rent Commencement (as the same may be changed, from time to time, pursuant to the provisions of this Lease), reasonable wear and tear, taking by eminent domain and damage due to fire or other
casualty, and damage caused the fault or neglect of Landlord, or Landlord’s agents, employees or contractors excepted. 
 Landlord makes
no warranties or representations regarding indoor air quality or condition within the Premises to the extent related to Tenant’s installation of the HVAC system. Furthermore, Landlord shall have no responsibility regarding indoor air quality or
condition (through rent offset by Tenant or otherwise), such responsibility being solely that of Tenant. Tenant has conducted or has had the opportunity to conduct all testing regarding indoor air quality and condition, and hereby releases Landlord
for any claim therefore. 
 (B) Replacement of Systems Near End of Term. Tenant shall be under no obligation to replace any systems
(including, without limitation, the HVAC system) serving the Premises during the three (3) years prior to the Termination Date (as extended in the event that Tenant exercises one or more of its extension options); however Tenant shall continue
to be obligated to repair and maintain said systems in good working order until the Termination Date to the extent that it is possible to keep said systems in good working order without making replacing the systems or major components of such
systems. 
 (C) Landlord’s Self-Help Rights. In the event Tenant fails to make promptly any repairs required of Tenant hereunder,
or fails to perform any of its other obligations, Landlord may, at its option, if such failure continues for more than thirty (30) days after Landlord has 

  

 -11- 

 
provided notice to Tenant (except that no such prior notice shall be required in an emergency), make such repairs or perform such obligations to
Tenant’s account and the reasonable cost thereof will become an obligation of Tenant under this Lease, payable within thirty (30) days of demand and any such amount shall bear interest at the Lease Interest Rate, as defined in
Section 5, from the date of demand. 
 Section 13 - Landlord’s Maintenance. 
 (A) Landlord Obligations. Landlord shall, throughout the term of the Lease, maintain the structural portions of the Building (i.e. roof,
foundations, exterior walls and windows, columns and beams), in good order, condition and repair, except to the extent that damage is caused by Tenant, Tenant’s agents, contractors or employees, subject to Section 26(C) below. In addition,
subject to Section 21, Landlord shall maintain landscaping, parking and other paved areas, and common improvements (e.g. drainage, lighting, etc.) serving the Building in good order, condition, and repair. Landlord shall remove snow and ice
from the parking and other all paved areas on the Land in accordance with the standards attached hereto as Exhibit L. Landlord shall keep the parking areas lit during night time hours. The parties acknowledge that it is their intention that
pursuant to this Lease Tenant has responsibility for all non-structural maintenance and repair to the Premises. Except as expressly set forth in this Lease, Landlord has no obligation to provide any services to Tenant. 
 (B) Tenant Self-Help. In the event Landlord fails to make promptly any repairs required of Landlord hereunder, or fails to perform any of its
other obligations, Tenant may, at its option, if such failure continues for more than thirty (30) days after Tenant has provided notice to Landlord (except that no prior notice shall be required in an emergency), make such repairs or perform
such obligations to Landlord’s account and the cost thereof will become an obligation of Landlord under this Lease, payable within thirty (30) days of demand and any such amount shall bear interest at the Lease Interest Rate, as defined in
Section 5, from the date of demand. If Landlord fails timely to pay any amounts due to Tenant pursuant to this Section 15 and Tenant obtains an arbitrator’s award that Landlord should have paid such amount, Tenant shall have the right
to deduct such amounts from the next installments of Base Rent and other charges due from Tenant under the Lease. 
 (C) Landlord
Fault. 
 (1) Rent Abatement. If the Premises, or any portion thereof, become untenantable by reason of Landlord Fault, as
hereinafter defined, for a period of more than Abatement Period, as hereinafter defined, after Tenant gives Landlord written notice of such event, then Tenant’s obligation to Base Rent and other charges due under the Lease shall be equitably
abated during such period of untenantability. The “Abatement Period” shall be defined as five (5) business days, except that to the extent that Landlord is delayed in curing such condition by reason of such force majeure, the
Abatement Period shall be extended by such delay up to a maximum of ten (10) additional business days. 
 (2) Termination. If the
Premises, or any portion thereof, become untenantable by reason of Landlord Fault for a period of more than Termination Period, as hereinafter defined, in the event of force majeure) after Tenant gives Landlord written notice of such event, then
Tenant shall have the right to terminate this Lease upon written notice to Landlord. The “Termination Period” shall be defined as one hundred twenty (120) days, except that to the extent that 

  

 -12- 

 
Landlord is delayed in curing such condition by reason of such force majeure, the Termination Period shall be extended by such delay up to a maximum of sixty
(60) additional business days. 
 (3) Landlord Fault. “Landlord Fault” shall be defined as: (i) any failure by
Landlord to perform any maintenance or repairs which are required to be performed by Landlord hereunder, (ii) any breach by Landlord in its maintenance and repair obligations under this Lease, or (iii) the negligence or willful misconduct
of Landlord, or Landlord’s agents, employees or contractors. 
 (4) The provisions of this Section 13(C) shall not apply in the
event of untenantability caused by fire, other casualty or taking. 
 Section 14 - Alterations and Additions. 
 (A) Tenant’s Right to Make Alterations. Tenant shall not make alterations or additions to the Premises, without obtaining Landlord’s
prior written consent. Notwithstanding the foregoing: 
 (i) All initial Tenant improvements are subject to Landlord’s prior written
consent, which consent shall not be unreasonably withheld, delayed or conditioned. Thereafter, Tenant shall have the right to make interior non-structural alterations which do not affect common building systems without Landlord’s consent, and

 (ii) if Tenant leases the ROFO Space (i.e. so that the Premises become the entirety of the Property), Tenant shall have the right, upon at
least five (5) business days prior written notice but without Landlord’s consent, to make any alterations, improvements or additions which Tenant desires, provided that: (x) there is no reduction in the value of the Premises,
(y) Tenant gives Landlord at least five (5) business days prior written notice, and (z) at the end of the term, Tenant delivers to Landlord a space which can function as a warehouse and manufacturing facility (although Tenant shall
have no obligation to leave any trade fixtures or business equipment in the Premises), together with ancillary office space. 
 Landlord shall respond to any
request for Tenant consent under this Section 14 within ten (10) business days of Landlord’s receipt of such request. Tenant shall not make any penetrations of the roof or exterior wall except for roof penetrations at a location
approved by Landlord and performed by a contractor approved by Landlord (Landlord hereby agreeing that Tenant may, without obtaining Landlord’s consent, engage contractors who: (i) install and/or maintain Tenant’s business equipment
and trade fixtures, and (ii) performance maintenance and repairs required to be performed by Tenant pursuant to the provisions of this Lease), so long as said work shall not affect the shell or structure of the Building. Landlord may require
evidence reasonably satisfactory to Landlord of available financing for any such alterations or additions; provided, however, that so long as Cytyc Corporation or a Permitted Transferee, as defined in Section 22, is the holder of the
Tenant’s interest under this Lease, Tenant shall have no obligation to provide such evidence to Landlord. All such allowed alterations shall be at Tenant’s expense (except for the Tenant Improvement Allowance to be provided by Landlord
pursuant to Sections 1(B) and 15 hereof) and shall be in quality at least equal to the present construction. Tenant shall provide the Landlord with plans and specifications for all alterations and will provide Landlord with monthly lien waivers from
its general contractor. No Landlord’s approval of consent under this Section 14 shall be unreasonably withheld, conditioned, or delayed. 
  

 -13- 

 (B) Mechanics Liens. Tenant shall not permit any mechanics’ liens, or similar liens, to
remain upon the Premises for labor and material furnished to Tenant or claimed to have been furnished to Tenant in connection with work of any character performed or claimed to have been performed at the direction of Tenant and shall, within thirty
(30) days of its receipt of written notice of such lien from Landlord, to cause any such lien to be released of record, bonded over, or secured in a manner reasonably satisfactory to Landlord without cost to Landlord. 
 (C) Removal of Alterations. Any alterations or improvements made by Tenant shall become the property of Landlord at the termination of occupancy
as provided herein; provided, however, that, in any event, Tenant shall have the right to remove its trade fixtures, business equipment, and Tenant’s Removable Property, as set forth on Exhibit H. Landlord reserves the right, which right
may be exercised by Landlord at the time that Landlord approves Tenant’s plans for the alterations or improvements in question, to require that Tenant demolish and remove, at Tenant’s sole expense, any alterations or improvements made by
Tenant. In no event, however, shall Tenant be required to remove: (i) any portion of the initial Tenant Work, except as set forth in Exhibit M and (ii) any of the items listed on Exhibit I. Such demolition and removal will be
completed prior to Tenant vacating the premises upon the expiration or termination of this Lease. 
 Section 15 – Tenant
Improvement Allowance. The Landlord shall provide a Tenant Improvement Allowance of $1,150,000 for Tenant’s Work, within twenty-one (21) days of Landlord’s receipt of bona fide independent third party invoices from Tenant,
verification that the work has been completed by Landlord’s architect of record for the property, lien waivers from Tenant’s general contractor or construction manager, listing all subcontractors and materialmen being paid (with amount
being paid) and lien waivers from Tenant’s subcontractors and materialmen providing one hundred thousand ($100,000) dollars or more in services or product. (In the event Tenant engages a construction manager, the threshold for lien waivers
shall be fifty thousand ($50,000) dollars from individual subcontractor and materialmen or more in services. Construction manager lien waiver shall identify all subcontractors and materialmen being paid (with amounts being paid).) Tenant shall have
the right to apply any unused portion of the Tenant Improvement Allowance, up to a maximum of One Hundred Fifty Thousand Dollars ($150,000.00) against Tenant’s obligations to pay Base Rent and other charges due under the Lease. If Landlord
fails timely to pay any portion of the Tenant Improvement Allowance to Tenant, Tenant shall have the right to deduct the amount due from Landlord to Tenant against the next installment(s) of Base Rent and other charges due under the Lease. Landlord
acknowledges that it has approved the plans and specifications for Tenant Work referenced on Exhibit C. 
 Section 16 –
Intentionally Omitted. 
 Section 17 - Machinery, Equipment and Trade Fixtures. Tenant agrees that it will repair any damage
to the Premises caused by the installation or removal by Tenant of any machinery, equipment, trade fixtures or appurtenances installed by Tenant in the Premises. Tenant agrees that (a) all machinery and equipment, and appurtenances thereto,
installed in the Premises by Tenant, or by any employee, agent or subcontractor of Tenant, or by any subtenant of Tenant, which may be removed from the Premises without substantial damage to the Premises, and 

  

 -14- 

 
(b) all furniture, furnishings and movable trade fixtures installed in the Premises, including, without limitation, all Tenant’s Removable Property
listed on Exhibit H, shall be deemed to remain personal property and that all such machinery, equipment, appurtenances, furniture and movable trade fixtures of Tenant or of any employee, agent or subcontractor or subtenant of Tenant, must be
removed, prior to the expiration of this Lease or its earlier termination for any cause herein provided for. Tenant shall repair any damage occasioned by such removal and shall restore the Premises to its condition as at the Rent Commencement Date,
reasonable wear and tear, taking by eminent domain and damage due to fire or other casualty, and damage caused the fault or neglect of Landlord, or Landlord’s agents, employees or contractors excepted. Any such property which is required to be
removed pursuant to the provisions hereof and which is not so removed prior to the expiration or earlier termination of this Lease and the vacancy of the Property by Tenant may be removed from the Premises by Landlord and stored for the account of
Tenant; and if Tenant shall fail to reclaim such property within thirty (30) days following: (i) such expiration or earlier termination of this Lease, and (ii) the vacancy of the Premises by Tenant, such property shall be deemed to
have been abandoned by Tenant and may be appropriated, sold, destroyed, or otherwise disposed of by Landlord upon ten (10) days prior written notice to Tenant and without obligation to account therefore except to the extent that the value
recovered by Landlord on account of the disposal of such property exceeds any amount then due from Tenant to Landlord. Tenant shall pay to Landlord all reasonable costs incurred by Landlord in removing, storing, selling, destroying or otherwise
disposing of any such property. 
 Section 18 - Utilities, Cleaning and Trash Removal. Tenant shall make arrangements for, and
shall pay when due all charges for (i) all utilities, including but not limited to gas, electricity, heat, power, telephone, (ii) cleaning and janitorial services for the interior of the Premises, (iii) trash removal services for all
wastes from the Premises, and (iv) any other services supplied to Tenant at the Premises, and shall hold and save Landlord harmless from any expense or liability connected to claims for non-payment of such services. Landlord shall be under no
responsibility to supply either heat or hot water to the Premises at any time whatsoever. Landlord will provide utility connections up to the Premises. In no event shall Landlord be responsible or liable to Tenant or anyone claiming under Tenant for
failure or cessation of supply of any utilities. Tenant shall be responsible to maintain the Premises’ HVAC Unit and shall obtain an annual service contract for its HVAC Unit with a service provider reasonably acceptable to Landlord.

 Section 19 – Use of-the Premises. 
 (A) The Premises shall be used for office, manufacturing, distribution, warehousing, research and laboratory purposes (“Contemplated Uses”), and for any other lawful use compatible with the neighborhood and
the buildings (by way of example call centers and retail centers are not deemed to be a compatible use.) In its use of the Premises, Tenant shall comply with all statutes, ordinances and regulations applicable to the use thereof, including, without
limiting the generality of the foregoing, the Zoning Ordinance of the Town of Marlborough, Massachusetts, as now in effect or as hereafter amended; provided, however, that none of the foregoing limit the Permitted Use or the manner or hours of
operation of the Premises for the Permitted Use. In addition, if the applicable codes require or if the insurance underwriters suggest that Tenant’s use suggests or requires any additional safety sprinklers or safety appliances be installed,
Tenant shall furnish such items at its sole cost and expense. 
 (B) Tenant shall not injure or deface, or commit waste with respect to the
Premises, nor occupy or use the Premises in such manner as to constitute a nuisance of any kind, nor for 

  

 -15- 

 
any purpose nor in any manner in violation of any present or future laws, rules, requirements, orders, directions, ordinances or regulations of any
governmental or lawful authority including Boards of Fire Underwriters, Tenant shall, immediately upon the discovery of any unlawful, illegal or disreputable use, take all necessary steps to discontinue such use. Without limiting the foregoing,
Tenant acknowledges that the operation or storage of motor vehicles within the Premises is prohibited. Tenant shall pay all extra insurance premiums, which may be caused by the use that Tenant may make of the Premises. 
 (C) Tenant shall procure all licenses or permits required by any use of the Premises by Tenant. Landlord shall cooperate with Tenant (at no cost to
Landlord), in such manner as Tenant may reasonably request, in its attempts to obtain such licenses and permits. 
 (D) Tenant’s use of
any access roads, parking areas and loading areas on the Property shall be subject to any reasonable, non-discriminatory rules or regulations that may be established from time to time by Landlord. In the event of any conflict between the Lease and
such rules and regulations, the provisions of the Lease shall control. Notwithstanding the foregoing, if Tenant leases the ROFO Space, this Section 19(D) shall be void and without further force or effect. 
 (E) Tenant shall not permit any employee or servant of Tenant to violate the covenants or obligations of Tenant hereunder, and Tenant shall use
reasonable efforts to prevent any invitee of Tenant from violating any Tenant’s covenants and obligations under this Lease. 
 (F)
During the term of the Lease or any Extension Term, the Landlord agrees that it will not lease any space in the building to any business entity or activity which is directly competitive with any products or services currently being distributed or
sold by Cytyc. Any entity or person which develops, manufactures or sells medical devices or medical diagnostic services or devices shall be considered to be “directly competitive” for the purposes of this Section 19(F). These
companies currently include, but are not limited to, Quest Diagnostics Cervical Cancer Division, Laboratory Corporation of America Cervical Cancer Diagnostics Division, TriPath Imagin, Inc., Digene Corporation, Monogen Corporation, Conceptus, Zoft,
and the competing divisions of Johnson & Johnson and Boston Scientific. 
 Section 20 – Use of Roof. 
 (A) Location of Roof Premises. Tenant may use a portion of the exterior space of the roof (the “Roof Premises”) for the installation of
satellite or antenna devices, and other equipment necessary for Tenant’s business operations in the Premises. The Roof Premises is the portion of the roof located over the Premises is located as shown on Exhibit D annexed hereto and made
a part hereof. If Tenant exercises the ROFO Space and is then leasing the entire Building, the Roof Premises shall be defined as the entire roof of the Building. In the event that either: (x) the operation of any roof-top equipment owned by
Tenant causes interference with the operation of roof-top equipment owned by another tenant, or (y) the operation of any roof-top equipment owned by another tenant cause interference with the operation of roof-top equipment owned by Tenant,
then Landlord and Tenant shall cooperate with each other in such manner as either party may reasonably request with the goal of eliminating such interference in a manner which allows all parties to continue to operate their roof-top equipment.

  

 -16- 

 (B) Use of Roof Premises. Tenant shall not, without the prior written consent of Landlord, assign
the use of the Roof Premises, sublet the Roof Premises or any portion thereof or mortgage, pledge or encumber its leasehold interest hereunder other than to a subtenant or assignee permitted pursuant to Section 22. 
 (C) Equipment Installation. Tenant may, at its sole expense, make such installations on the Roof Premises as may be approved by Landlord, which
approval shall not be unreasonably withheld, conditioned, or delayed. Tenant shall be obligated first to seek to engage Landlord’s roofing contractor for such work, provided that Landlord’s contractor offers Tenant a competitive price and
is able to complete the work in a timely manner. If Landlord’s contractor is unable to meet these requirements, Tenant may hire a contractor of its own choice; provided, however, that Tenant obtains from its contractor, for the benefit of
Landlord a warranty of said contractor’s work for fifteen (15) years from the date of completion of the work. However, before making any installations on the Roof Premises, in order to prevent damage to the roof or the voiding or other
problems with the enforcement of the warranty of the roof, Tenant agrees to (i) provide Landlord and Landlord’s engineers with Tenant’s plans and specifications for any such installation, and (ii) obtain Landlord’s prior
written consent to such installation (which consent shall not be unreasonably withheld, conditioned or delayed); and Tenant shall, at its sole cost and expense, have such roofing contractor and/or designee perform any work that affects the roof or
roof warranty. Once such installation has been made, Tenant will not make any alterations to same without obtaining the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed. Landlord shall have
the right to disapprove any installations or alterations that may void or adversely affect the roof warranty. 
 (D) Installation
Compliance With Laws. Tenant shall have Landlord’s roofing contractor install all equipment, at the sole cost, expense, and risk of Tenant, and shall do so in a good, workmanlike manner and in compliance with all federal, state, and local
building, zoning, electric, telecommunications, and safety codes, ordinances, standards, regulations, laws, and requirements, including, without limitation, those of the Federal Communications Commission. Tenant, at its sole cost and expense, shall
obtain any permits, licenses, variances, or other approvals required with respect to the installation or operation of the equipment to be installed by Tenant or to the alterations to be performed by Tenant. Tenant shall deliver true and complete
copies thereof to Landlord prior to commencing any installations or alterations. Subject to Section 26(C), Tenant shall be responsible for any damage to the roof to the extent caused by Tenant’s roofing contractor and such responsibility
shall survive the termination of this Lease. 
 (E) Tenant’s Compliance With Laws. Tenant, at its sole cost and expense, shall
comply with all applicable laws relating to the use of the Roof Premises at the Premises, to the extent that compliance with same arises out of Tenant’s use of the Roof Premises, including without limitation, its installation or operation of
the equipment thereon. 
 (F) Utility Service. Tenant shall make arrangements for, and shall pay when due, all charges payable to the
electric and/or telephone company for utility services related to the Roof Premises. Tenant shall install, or cause to be installed, a separate meter for said utilities, or Tenant shall connect such utilities to the meter which measures the
consumption of electric current in the Premises. In no event shall, subject to Section 13(C) Landlord be responsible or liable to Tenant or anyone claiming under Tenant for failure or cessation of supply of utility service. 
  

 -17- 

 (G) Landlord’s Right of Entry. Landlord shall have the right to enter the Roof Premises at
any time in the event of an emergency and at all reasonable times and upon reasonable notice for the purpose of (i) inspecting same; (ii) making any repairs to the Roof Premises as may be necessary, in Landlord’s judgment, or
(iii) exhibiting the Roof Premises for purpose of sale, lease, ground lease, or financing. 
 (H) Health Hazards. Anything to the
contrary contained herein notwithstanding, if, during the Lease Term, Landlord, in its reasonable judgment, believes that any of Tenant’s uses of the Roof Premises poses a human health or environmental hazard that cannot be remediated or has
not been remediated within sixty (60) days after Tenant has been notified thereof, then (i) Tenant shall immediately cease such use of the Roof Premises; and (ii) Tenant shall remove the equipment causing such hazard from the Roof
Premises within thirty (30) days thereafter. 
 Section 21 - Management. Subject to the provisions of this Section 21,
unless otherwise determined by Landlord, Ram Management Company (“Property Manager”) shall provide building management services. Notwithstanding the foregoing, if Tenant leases the ROFO Premises, then, at Tenant’s sole discretion,
Tenant may engage its own Property Manager. In such event: (i) Tenant shall have no further obligation to pay any Operating Costs, except for Insurance Costs, as defined in Section 4(A)(1), (ii) Tenant shall have no further
obligation to pay Property Management Fee Rent except as set forth in Section 4(B) and may hire its own Property Manager, and iii Landlord shall have no further obligation to provide any further services pursuant to Section 13(A) other
than those set forth in the first sentence of Section 13(A). 
 Section 22 - Subleasing – Assignment. 
 (A) General Restriction. Except as set forth in this Section 22, Tenant shall not, without the prior written consent of Landlord, assign this
Lease in whole or in part, sublet the Premises or any portion thereof or mortgage, pledge or encumber its leasehold interest hereunder. With respect to assignment, Tenant may not assign the Tenant’s interest without Landlord’s consent,
which Landlord may grant or deny in its discretion. With respect to a sublet, the Landlord’s consent will not be unreasonably withheld if: (i) the proposed subtenant’s use of the Premises is not a Permitted Use, and (ii) the
proposed subtenant’s financial statements and financial capacity are reviewed by and acceptable to Landlord, taking into account the then financial condition of the Tenant. Any request for such consent shall be accompanied with reasonably
detailed information regarding the creditworthiness and business experience of the proposed assignee or subtenant. Tenant shall reimburse Landlord for its reasonable legal fees (which shall not exceed $2,500) incurred in connection with any such
consent requested by Tenant, In the event of such assignment or sublease, Tenant shall remain liable to Landlord for all the rentals called for under the terms of this Lease and for the performance of all covenants herein to be performed by Tenant.
It is agreed that if Landlord shall consent to such assignment or subletting, and Tenant shall thereupon assign this Lease or sublet all or any portion of the Premises to anyone other than a Permitted Transferee, then Tenant shall pay to Landlord
fifty percent (50%) of any net proceeds in excess of the rental payable by Tenant in respect of the affected portion of the Premises derived from any third party sublease or assignment, after deduction of: (i) Tenant’s subleasing expenses
(which expenses shall include third party out of pocket expenses incurred by Tenant in connection with sublease or assignment in question), and (ii) fifty percent (50%) of the unamortized cost of the initial Tenant’s Work (i.e. such
cost to be amortized on a straight line basis over the initial term of the Lease) to the extent paid by Tenant and to the extent allocable during the term of the sublease or assignment in question to the affected portion of the Premises. 

 

 -18- 

 (B) Notwithstanding anything in this Section 22 to the contrary, Tenant will have the right, without
Landlord’s consent, to assign Tenant’s interest in this Lease, and to sublease the Premises, or any portion thereof, to any of the following entities (each a “Permitted Transferee”): 
 (1) any entity (each a “Permitted Successor”) which succeeds to Tenant’s business in the Premises as the result of the merger,
consolidation, or other corporate reorganization of Tenant, or from the sale of all, or substantially all, of the assets of Tenant, as long as the Permitted Successor, satisfies the following financial test immediately following such transaction: it
shall have a net worth of at least one hundred fifty million dollars ($150,000,000), a Current Ratio (defined as current assets divided by current liabilities) of 2.0, a Total Debt to Equity Ratio (defined as total debt divided by shareholders’
equity) of 1, and Interest Coverage (defined as the ratio of annual Operating Income (EBIT) compared to annual interest due on all debt) of 3, as evidenced by audited financial statements provided to Landlord by Tenant., and 
 (ii) any entity which controls, is controlled by, or is under common control with Tenant (each an “Affiliate”) 
 Section 23 - Mechanic’s Lien. In the event of the filing in the Middlesex County Registry of Deeds of any notice of a builder’s,
supplier’s or mechanic’s lien on the Premises arising out of any work performed by or on behalf of Tenant, Tenant shall, within thirty (30) days of the filing of such lien, cause said lien to be released and discharged, bonded over,
or secured in a manner reasonably satisfactory to Landlord without cost to Landlord. 
 Section 24 - Liability. 
 (A) Landlord’s Liability. Except for injury or damage caused by the willful misconduct or negligent act of Landlord, its servants, employees,
agents, or contractors, Landlord shall not be liable for any injury or damage to any person happening on or about the Premises or for any injury or damage to the Premises or to any property of Tenant or to any property of any third person, firm,
association or corporation on or about the Premises. Tenant shall, except for injury or damage caused as aforesaid, indemnify and save Landlord harmless from and against any and all liability and damages, costs and expenses, including reasonable
counsel fees, and from and against any and all suits, claims and demands of any kind or nature, by and on behalf of any person, firm, association or corporation, arising out of or based upon any injury or damage to the extent caused by the
negligence or willful misconduct of Landlord, or Landlord’s servants, employees, agents, or contractors. 
 (B) Tenant’s
Liability. Tenant shall, except to the extent of injury or damage for which Landlord is responsible pursuant to Section 24(A), indemnify and save Landlord harmless from and against any and all liability and damages, costs and expenses,
including reasonable counsel fees, and from and against any and all suits, claims and demands of any kind or nature, by and on behalf of any person, firm, association or corporation, arising out of or based upon any injury or damage: (i) which
shall happen in the Premises during the term of this Lease, or (ii) to the extent caused by the negligence or willful misconduct of Tenant, or Tenant’s servants, agents, employees or contractors. 
  

 -19- 

 (C) Limitations on Landlord’s Liability. Tenant agrees to look solely to Landlord’s
interest in the Property (which interest shall include all sale, insurance and taking proceeds) for recovering of any judgment or claim against Landlord. It is understood and agreed that all covenants of Landlord contained in this Lease shall be
binding upon Landlord and Landlord’s successors only with respect to breaches during Landlord’s and Landlord’s successors’ respective ownership of Landlord’s interest hereunder; provided that no holder of Landlord’s
interest shall be released from liability unless its immediate successor assumes the obligations of Landlord under the Lease arising after such succession. 
 (D) Consequential Damages. In no event shall either party ever be liable to the other party for any indirect, special, or consequential damages suffered by the other party or any other party from whatever
cause; provided, however, that nothing in this Section 24(D) shall relieve Tenant from any liability which Tenant has to Landlord under Section 36. 
 Section 25 - Liability Insurance. Tenant shall throughout the term hereof procure and carry, at its expense, commercial general liability insurance on the Premises with an insurance company authorized to
do business in Massachusetts and having a rating of not less than A-VII in Best’s Insurance Guide and licensed to do business in the Commonwealth of Massachusetts. Such insurance shall be carried in the name of and for the benefit of Tenant and
Landlord; shall be written on an “occurrence basis” and shall provide coverage of at least $5,000,000.00 in case of death of or injury to one person; at least $5,000,000.00 in case of death of or injury to more than one person in the same
occurrence; and at least $2,000,000.00 in case of loss, destruction or damage to property. Such insurance may be carried by Tenant under a combination of a base policy and an umbrella policy. Tenant shall also maintain workers’ compensation
insurance and commercial automobile insurance as required by applicable law. Tenant shall furnish to Landlord a certificate of such insurance that shall provide that the insurance indicated therein shall not be canceled unless the insurer uses
commercially reasonable efforts to give at least thirty (30) days’ written notice to Landlord. 
 Section 26 - Fire and
Extended Coverage Insurance. 
 (A) Insurance on the Building. Landlord shall procure and continue in force during the term hereof
fire and extended coverage insurance on the Building, at one hundred percent of replacement cost above foundation walls, exclusive of the any improvements made by Tenant. Landlord shall consult with Tenant prior to placing any such insurance and
such coverage is same or better than Landlord’s policy of insurance in Landlord’s commercially reasonable opinion, and if Tenant is able to obtain such insurance from an insurance company which is reasonably acceptable to Landlord and its
mortgagee on a less costly basis, Landlord shall obtain such insurance from the company proposed by Tenant. 
 (B) Insurance on
Tenant’s Property. Tenant shall procure and continue in force during the term hereof fire and extended coverage insurance on any and all improvements made by Tenant, and personal property and fixtures of Tenant which are situated in the
Premises. 
 (C) All insurance policies carried by either party covering the Premises, including but not limited to contents, fire and
casualty insurance, shall expressly waive any right on the part of the insurer against the other party (and Landlord’s insurer shall waive any such right which it has against any permitted subtenant or assignee). The parties hereto agree that
their policies will 

  

 -20- 

 
include such waiver clause or endorsement so long as the same shall be obtainable without extra cost, or if extra cost shall be charged therefore so long as
the other party pays such extra cost. If extra cost shall be chargeable therefore, each shall advise the other thereof and of the amount of the extra cost, and the other party, at its election, may pay the same, but shall not be obligated to do so.
Each of the parties hereby waives all claims for recovery from the other party (and Landlord hereby waives any such claims which it has against any permitted subtenant or assignee) for any loss or damage to any of its property insured under such
insurance policies, whether or not containing such subrogation waivers. 
 Section 27 – Condemnation, Destruction or Damage.

 (A) Termination Rights on Takings. If the entirety of the Premises are taken by eminent domain, or condemned for public use, or if
such portion of the Premises are so taken or condemned such that, in Tenant’s bona fide business judgment, the continued operation of Tenant’s business in the Premises will be materially adversely affected, this Lease may be terminated by
Tenant, and thereafter neither party shall have rights or obligation that incur after said termination. If the entirety of the Property is so taken or condemned, or if, prior to the time that Tenant leases the ROFO Premises, such portion of the
Property is so taken or condemned, such that, in Landlord’s bona fide business judgment, the continued operation of the Property is uneconomic, this Lease may be terminated by Landlord. 
 (B) Awards. Except as hereinafter set forth, any and all awards for such taking shall be the exclusive property of Landlord. Notwithstanding the
foregoing, Tenant shall have the right to claim and recover (i) any sum awarded to Tenant for damages to or loss of Tenant’s business, and (ii) such compensation as may be separately awarded or recoverable by Tenant on account of any
and all costs or losses related to removing Tenant’s merchandise, furniture, fixtures, leasehold improvements, and equipment to a new location, so long as such claims do not diminish the award available to Landlord with respect to the Building
or Property, or its mortgagee, and such claim is payable separately to Tenant. Notwithstanding anything to the contrary herein contained, in the event that either party exercises the option set forth in Section 27(A) to terminate this Lease,
then Tenant shall have the right to claim and recover for Covered Alterations (as defined below) as follows: (i) any claim payable separately to Tenant shall be payable only so long as such claim does not diminish the award available to
Landlord and/or its mortgagee; and (ii) if there is a single award, then the award allocable to the Premises, after deduction of all reasonable costs, including without limitation, costs to restore, if applicable, and reasonable attorney’s
fees, incurred by Landlord in establishing said claim and collecting said award, shall be allocated between Landlord’s (and its mortgagee’s) interest and Tenant’s interest as follows and in the following order: (1) first, the
entire claim of any mortgagee shall be paid; (2) second, Landlord shall be reimbursed for the fair market value of its interest in Premises (less the amount of the principal of any mortgage paid to mortgagee pursuant to clause (1));
(3) third, Tenant shall be reimbursed for the unamortized portion of the cost of any alterations or improvements paid for solely by Tenant (“Covered Alterations”), amortized over the initial term of the Lease; and (4) the balance
of the award, if any shall be paid to Landlord. 
 (C) Casualty. 
 (1) Landlord’s Restoration Obligation. Landlord shall, within sixty (60) days if the cost to repair is not more than $500,000.00
(“Minor Damage”), or seventy-five (75) days if the cost to repair is over $500,000.00 (“Major Damage”), after the Premises or the Building are 

  

 -21- 

 
damaged by any fire or other casualty, deliver to Tenant a reasonable estimate (“Restoration Period Estimate”) from a reputable contractor, of the
date by which the repair and restoration necessary as a result of such fire or other casualty can be substantially completed. Subject to the provisions of this Section 27(C), if the Premises or the Building shall be damaged by fire or other
casualty, Landlord shall promptly and diligently, to the extent of insurance proceeds made available to Landlord specifically for such repair, and subject to reasonable delays for insurance adjustment, delays caused by Tenant, and other delays
beyond Landlord’s reasonable control, restore the Premises and the Building to substantially the same condition as when possession was initially delivered to Tenant; provided, however, Landlord shall not be required to rebuild, restore, repair
or replace alterations or improvements made by Tenant to the extent that the cost of the same exceeds the Tenant Improvement Allowance or other improvements, alterations and additions, inventory, fixtures, furniture, furnishings, equipment and other
personal property of Tenant. If such fire or other casualty shall have damaged the Premises and the Building necessary to Tenant’s occupancy, Tenant shall be entitled to an equitable abatement of Base Rent and other charges payable by Tenant
under the Lease continuing from the date of such casualty until such time as any restoration or repairs which Landlord is required to undertake are restored substantially completed. 
 (2) Tenant’s Right to Terminate. If, based upon the Restoration Period Estimate, the estimated date by which Landlord would substantially
complete repairs and restoration will be later than the date that is six (6) months after the date of the Restoration Period Estimate, Tenant shall have the right, which shall be exercisable by written notice given by Tenant to Landlord to
terminate this Lease, effective not more than ninety (90) days after the date of such notice from Tenant. 
 (3) Landlord’s
Right to Terminate. Landlord may elect not to rebuild and/or restore the Premises and the Building, and instead terminate this Lease by notifying Tenant in wilting of such termination (“Landlord’s Termination Notice”) within the
latest of: (x) forty-five (45) days after the date of discovery of the damage, or (y) thirty (30) days after the date of the Restoration Period Estimate (such latest date, the “Landlord’s Termination Date”) such
notice to include a termination date giving Tenant ninety (90) days to vacate the Premises, but Landlord may so elect only if the Premises damaged by fire or other casualty or cause, if one or more of the following conditions are present:

 (i) the damage is caused by a peril or cause which is not covered by Landlord’s insurance policies (and/or would not be covered by the
policies Landlord is required to carry pursuant to this Lease) and, in Landlord’s reasonable judgment, the cost to repair the damage exceeds $1,500,000 (such amount, the “Uninsured Loss”), provided, however, if Tenant agrees to pay
for the Uninsured Loss, and deposits such sum with Landlord’s mortgagee (or if there is no mortgagee, with a mutually acceptable escrow agent) within ten (10) business days after Tenant receives Landlord’s notice of termination, then
Landlord shall not have the right to elect not to rebuild or restore and to terminate the Lease based on this subsection (i); or 
 (ii) the
damage occurs during the last twenty-four (24) months of the Lease Term, provided, however, if the damage occurs during the last twenty-four (24) months of the Lease Term, and Tenant has an option to extend under Section 7 that has
not yet been exercised, and Tenant exercises such option, by written notice given to Landlord within ten (10) business days after Tenant receives Landlord’s notice of termination, then 
  

 -22- 

 
Landlord shall not have the right to elect not to rebuild or restore and to terminate the Lease based on this subsection (ii). 
 (4) Time for Repair. If neither Tenant nor Landlord elects to terminate this Lease pursuant to the termination rights set forth in
Section 27(B) or 27(C) respectively (if applicable), then, Landlord shall substantially complete such repairs within: six (6) months for Major Damage, or four (4) months in the case of Minor Damage, or, in either case, such longer
period as may be set forth in the Restoration Period Estimate (the applicable time period for substantial completion of such repairs and/or restoration is referred to herein as the “Repair Period”) after Landlord’s receipt of written
notice from Tenant that it is waiving its right to terminate pursuant, subject to delays due to causes beyond Landlord’s reasonable control, not to exceed four (4) months for Major Damage and not to exceed forty-five (45) days for
Minor Damage, and subject to delays caused by Tenant. If the repairs to be made by Landlord are not actually substantially completed within the applicable Repair Period, as extended for the period of time (“Excused Delay Period”) that
Landlord is delayed as the result of causes beyond Landlord’s reasonable control (limited, as aforesaid), Tenant shall have the right to terminate this Lease by providing written notice to Landlord (the “Damage Termination Notice”),
such termination to be effective on a date (the “Damage Termination Date”) set by Tenant in such Damage Termination Notice that is not more than one hundred and twenty (120) days after Landlord’s receipt of the Damage Termination
Notice. 
 Section 28 - Repossession by Landlord. At the expiration of this Lease or upon the earlier termination of this Lease
for any cause herein provided for, Tenant shall peaceably and quietly quit the Premises and deliver possession of the same to Landlord. 
 Section 29 - Mortgage Lien. Tenant agrees that this Lease and all rights of Tenant hereunder are and shall be subject and subordinate to the lien of (1) any mortgage constituting a lien of the Property, or any part thereof,
at the date hereof, (2) the lien of any mortgage hereafter executed to a bank, trust company or other recognized lending institution to provide permanent financing or refinancing of the land and improvements containing the Premises, and
(3) any renewal, modification, consolidation or extension of any mortgage referred to in clause (1) and (2). Tenant shall, upon demand at any time or times with at least ten (10) business days prior written notice, execute,
acknowledge and deliver to Landlord without any expense to Tenant, any and all instruments that may be necessary or proper to subordinate this Lease and all rights of Tenant hereunder to the lien of a mortgage referred to in (2) or (3) of
the preceding sentence. It shall be a condition to the subordination of the Lease in accordance with this Section 29, that Landlord deliver to Tenant a nondisturbance agreement from the holder of the mortgage in question, in form reasonably
acceptable to Tenant. 
 Section 30 - Tax Incentive Financing. Landlord agrees to use reasonable efforts to support Tenant’s
efforts to obtain Tax Incentive Financing. 
 Section 31 - Environmental Matters. 
 (a) Tenant represents and warrants that it shall not use the Premises for the Storage, Treatment or Disposal of Hazardous Wastes, except in full
compliance with all applicable laws, regulations and requirements of Governmental Authorities (as hereinafter defined). For the purposes of this Lease, the terms Hazardous Waste, Storage, Treatment and Disposal are defined by cumulative reference to
the following sources, as amended from time to time: (1) The 

  

 -23- 

 
Resource Conservation and Recovery Act of 1976, 42 USC §6901 et seq (RCRA); (2) EPA Federal Regulations promulgated thereunder and codified in 40
C.F.R. Parts 260-265 and Parts 122-124; (3) Chapter 21C and 21E of the Massachusetts General Laws; and regulations promulgated thereunder by any agency or department of the Commonwealth of Massachusetts. Promptly, upon the request of Landlord,
Tenant shall provide Landlord with a list of all Hazardous Materials generated, stored, treated, or used on the Premises. It shall be a condition to Landlord’s receipt of any such information that Landlord execute and deliver to Tenant a
Nondisclosure Agreement in the form attached hereto as Exhibit J. 
 (b) As used in this Section, the term “Hazardous
Material” shall mean any substance, water or material which has been determined by any state, federal or local government authority to be capable of posing a risk of injury to health, safety and property, including, but not limited to, all of
those materials, wastes and substances designated as hazardous or toxic by the U.S. Environmental Protection Agency, the U.S. Department of Labor, the U.S. Department of Transportation, and/or any other governmental agency, federal, state, or local,
now or hereafter authorized to regulate materials and substances in the environment (collectively “Governmental Authority(ies)”). 
 (c) Tenant agrees to take responsibility for any remedial action required by Government Authorities having jurisdiction regarding any Hazardous Material or Hazardous Waste owned, controlled, used or manufactured by Tenant, or for which
Tenant is otherwise legally responsible. Tenant shall pay all costs in connection with any such investigation or remedial activity including, without limitation, all installation, operation, maintenance, testing, and monitoring costs, all power and
utility costs and any and all pumping taxes or fees that may be applicable to Tenant’s activities. Tenant shall perform all such work in a good, safe and workmanlike manner, in compliance with all laws and regulations thereto, and shall
diligently pursue any required investigation and remedial activity until Tenant is allowed to terminate these activities by those Government Authorities having jurisdiction. 
 (d) Tenant shall conduct any testing, monitoring, reporting and remedial activities in connection with the Premises in a good, safe and workmanlike
manner and in compliance with all laws and regulations applicable thereto. Tenant shall promptly, upon written request of Landlord, from time to time, provide Landlord with copies of any testing results and reports that are generated in connection
with Tenant’s activities and that are submitted to any Government Authority. 
 (e) Tenant shall indemnify, hold harmless, and defend
Landlord, its officers, members, employees and agents (collectively “Indemnities”) against all claims, demands, losses, liabilities, costs and expenses, including reasonable attorneys’ fees, (collectively “Liabilities”)
imposed upon or accruing against Indemnitees as actual and direct costs of investigatory or remedial action required by any Government Authority having jurisdiction or as damages to third persons for personal injury or property damage arising from
the existence of Hazardous Material or Hazardous Waste referred to in subparagraph (c). Such Liabilities shall include, without limitation: (i) injury or death to any person, (ii) damage to any other property, (iii) the cost of any
demolition and rebuilding of the improvements containing the Premises, repair, or remediation and the preparation of any closure or other activity required by any Governmental Authority, (iv) any lawsuit brought or threatened, good faith
settlement reached, or governmental order relating to the presence, disposal, release or threatened release of any Hazardous Material or Hazardous Waste referred to in subparagraph (c), on, from or under the land and building 

  

 -24- 

 
containing the Premises, and (v) the imposition of any liens on the land and building containing the Premises arising from Tenant’s activities on
or about the Premises or from the existence of Hazardous Material or Hazardous Waste referred to in subparagraph (c). 
 (f) Tenant shall
have no responsibility for Hazardous Waste or Hazardous Materials existing on the Premises on the date that Tenant first takes occupancy of the Premises, except that Tenant shall be responsible for any costs and expenses incurred by or assessed
against Landlord which result from Tenant’s activities or from aggravation of such preexisting conditions during the tenancy of Tenant. 
 (g) Tenant shall use its best efforts (including payment of money) not to cause or suffer any lien to be recorded against the land and building containing the Premises as a consequence of, or in any way related to, the presence, remediation
or disposal of Hazardous Material or Hazardous Waste in or about the Premises, including any mechanics’ liens and any so-called state, federal or local “superfund” lien relating to such matters. 
 (h) Notwithstanding anything herein to the contrary, Landlord warrants that, to the best of its knowledge, there are, as of the Execution Date of this
Lease, no Hazardous Material or Hazardous Waste located in, on or under the Premises, the Building, or the Land. To the extent that any pre-existing Hazardous Materials or Hazardous Waste are discovered after the Execution Date of this Lease,
Landlord agrees, at no cost to Tenant, to be responsible for removal of and remediation of any such Hazardous Materials or Hazardous Waste. Landlord agrees to provide Tenant with its Phase I report for Tenant review. 
 Section 32 - Americans With Disabilities Act. Upon delivery, the Premises, the Building and the Land will be in compliance with the American
With Disabilities Act (ADA) and applicable State and City laws and ordinances. Any modifications required by said Act, or modifications necessitated by Tenant Improvement Work, shall be the responsibility of Tenant. 
 Section 33 - Default. The following shall be deemed to be “Events of Default” by Tenant: (i) Tenant fails to pay any
installment of Base Rent or Additional Rent within seven (7) days after Tenant receives written notice from Landlord that the same is past due, or (ii) Tenant defaults in the performance or observance of any other covenant or condition in
this Lease and such default remains unremedied for twenty (20) days after written notice thereof Tenant receives written notice from Landlord of such default, or such longer period of time as Tenant may reasonably require to cure such default
so long as Tenant commences to cure such default within such twenty (20) day period and diligently prosecutes such cure to completion, or (iii) Tenant makes an assignment for the benefit of creditors, files a voluntary petition in
bankruptcy, is adjudicated insolvent or bankrupt, petitions or applies to any tribunal for any receiver or any trustee of or for Tenant of any substantial part of its property, commences any proceeding relating to Tenant or any substantial part of
its property under any reorganization, arrangement, readjustment of debt, dissolution or liquidation law or statute of any jurisdiction, whether now or hereafter in effect, or (iv) there is commenced against Tenant any such proceeding which
remains undismissed for a period of ninety (90) days, or any order approving the petition in any such proceeding is entered, or Tenant by any act indicates its consent to, or acquiescence in any such proceeding or the appointment of any
receiver of or trustee for Tenant of any substantial part of its property, or (v) suffers any such receivership or trusteeship to continue undischarged for a period of sixty (60) days, Upon the occurrence of any Event of Default, then in
any of such events, Landlord may immediately or at any time thereafter and 

  

 -25- 

 
without demand terminate this Lease by written notice to Tenant thereof or, without demand or notice enter upon the Premises or any part thereof in the name
of the whole and repossess the same as of Landlord’s former estate and expel Tenant and those claiming through or under Tenant and remove their effects in any manner permitted law, without being deemed guilty of any manner of trespass and
without prejudice to any remedies which might otherwise be used for arrears of rent or preceding breach of covenant. Upon such termination notice or entry this Lease shall terminate, and Tenant covenants that, in case of such termination by reason
of the default of Tenant, Tenant shall remain and continue liable to Landlord in an amount equal to the total Base Rent reserved for the balance of the term hereof plus all Additional Rent reserved for the balance of the term hereof less the net
amounts (after deducting the expenses, incurred by Landlord in good faith, of repair, renovation or demolition and reasonable attorneys fees and leasing commissions, provided that such expenses shall be amortized over the term of the replacement
lease with respect to which they were incurred) which Landlord realizes from the reletting of the Premises. As used in this Section, the term “Additional Rent” means the obligations of Tenant under Section 4 and the value of all
considerations other than rent agreed to be paid or performed by Tenant hereunder, including, without limiting the generality of the foregoing, taxes, assessments and insurance premiums. Landlord hereby agrees to use reasonable efforts to mitigate
any damages which it incurs in connection with any default by Tenant under this Lease. Landlord shall have the right, consistent with Landlord’s obligation to use reasonable efforts to mitigate its damages, as aforesaid, from time to time to
relet the Premises upon such terms as it may deem fit, and if a sufficient sum shall not be thus realized to yield the net rent required under this Lease, Tenant agrees to satisfy and pay all deficiencies as they may become due during each month of
the remaining term of this Lease. Nothing herein contained shall be deemed to require Landlord to await the date whereon this Lease, or the term hereof, would have expired had there been no default by Tenant, or no such termination or cancellation.
Tenant expressly waives service of any notice of intention to reenter and waives any and all right to recover or regain possession of the Premises, or to reinstate or redeem this Lease as may be permitted or provided for by or under any statute or
law now or hereafter in force and effect. The rights and remedies given to each party to this Lease are distinct, separate and cumulative remedies, and no one of them, whether or not exercised by such party, shall be deemed to be in exclusion of any
of the others herein or by law or equity provided. Nothing contained in this Section shall limit or prejudice the right of Landlord to prove and obtain, in proceedings involving the bankruptcy or insolvency of, or a composition with creditors by,
Tenant the maximum allowed by any statute or rule of law at the time in effect. 
 Section 34 - Legal Fees. In the event of any
litigation between the parties, the losing party shall reimburse the prevailing party for its reasonable attorney’s fees and court costs; provided, however, in any instance in which Landlord brings an action against Tenant for nonpayment of
Base Rent or Additional Rent or brings an action for eviction, Tenant shall reimburse Landlord for its reasonable attorney’s fees, expenses and costs even if the action is dismissed by Landlord; provided, however, that if Landlord receives an
adverse decision in such action, then Landlord shall not be reimbursed for its fees. 
 Section 35 - Access to Premises.

 (A) Subject to the provisions of this Section 35, Landlord or its representatives shall have free access to the Premises at
reasonable intervals during normal business hours for the purpose of inspection, or for the purpose of showing the Premises to prospective purchasers or Tenants, or for the purpose of making repairs which Landlord is obligated to make hereunder or

  

 -26- 

 
which Tenant is obligated to make hereunder but has failed or refused to make. The Landlord shall have access to the Premises at any time the Landlord deems,
in good faith, that an emergency situation exists. The preceding sentence does not impose upon Landlord any obligation to make repairs. Landlord also reserves the right to alter, change, close or limit access to any portion of the common areas on
the Property or to designate portions of such common areas for use by a single tenant of the Property; provided that: (i) Landlord may not exercise such rights in contravention of any of the provisions of this Lease, and (ii) in no event
shall the exercise of Landlord’s rights under this Section 35 materially interfere with Tenant’s use of, or access to the Premises, or Tenant’s parking rights. 
 (B) Notwithstanding anything to the contrary in the Lease contained: 
 (1) Except in emergency situations, Landlord shall give Tenant reasonable notice prior to exercising any right which it has to enter the Premises. 
 (2) In exercising any right which Landlord has to enter the Premises, Landlord shall use reasonable efforts to minimize any interference with
Tenant’s use of the Premises. 
 (3) Except in emergency situations, Tenant shall have the right to have a representative accompany
Landlord and its representatives and contractors during any entry into the Premises, 
 (4) Landlord agrees that, except in case of
emergencies threatening injuries to persons or damage to property, Tenant may require any Landlord or any person entering the Premises under Landlord’s authority to execute a confidentiality agreement in the form attached hereto as Exhibit
J prior to its entry into the Premises to protect against the disclosure of Tenant’s proprietary information. 
 (5) Tenant shall
have the right to designate secure areas in the Premises which Landlord shall have no right to enter, except in an emergency. 
 Section 36 - Holding Over. Except for written mutual consent by Landlord and Tenant, any holding over by Tenant after the expiration of the term of this Lease shall be treated as a daily tenancy at sufferance at a rate equal to
one hundred fifty percent hundred percent (150%) of the Base Rent and Additional Rent herein provided (prorated on a daily basis) and shall otherwise be on the terms and conditions set forth in this Lease as far as applicable. Tenant shall not
be responsible for any damages to Landlord based upon any hold over in the Premises after the expiration of the term of the Lease unless hold over continues for a period of at least sixty (60) days. 
 Section 37 - Notice. Any written notice, request or demand required or permitted by this Lease shall, until either party shall notify the
other in writing of a different address, be properly given if sent by certified or registered first class mail, postage prepaid, return receipt requested, or by prepaid overnight delivery service, telecopy, or telegram (with messenger delivery
specified) and shall be deemed given on the day that such writing is received. A facsimile/telecopy notice shall be deemed delivered as long as the sender receives a facsimile/telecopy receipt and concurrently sends a “hard copy” addressed
(if notice is given by mail) as follows: 
  

 -27- 

			
		
	If to Landlord:	  	With a Copy to:
		
	 c/o Ram Management Co., Inc.
	  	 Bernstein, Shur, Sawyer & Nelson

	 200 US Route One
	  	 100 Middle Street

	 Suite 200
	  	 P.O. Box 9729

	 Scarborough, ME 04074
	  	 Portland, Maine 04104-5029

	 Attn: Ms. Denine Leeman
	  	 Attn: Charles E. Miller, Esquire

	 Facsimile: 207-774-0264
	  	 Facsimile: 207-774-1127

		
	If to Tenant:	  	With a Copy to:
		
		  	 Goulston & Storrs

	 Cytyc Corporation
	  	 400 Atlantic Avenue

	 250 Campus Drive
	  	 Boston, MA 02110-3333

	 Attn: Peter J. Rowden
	  	 Attn: Raymond Kwasnick, Esq.

	 Facsimile: 508-229-2795
	  	 Facsimile: 617-574-7065

 Section 38 - Succession. This Lease shall be binding upon and inure to the benefit of
the heirs, executors, administrators, successors and assigns of the parties hereto. This section shall not be construed to give Tenant the right to assign this Lease, which shall be governed by Section 22. 
 Section 39 - Waiver. Any consent, expressed or implied, by either party to any breach by the other party of any covenant or condition of this
Lease shall not constitute a waiver of any prior or succeeding breach of the same or any other covenant or condition of this Lease. Acceptance by Landlord of rent or other payment with knowledge of a breach of or default under any term hereof by
Tenant shall not constitute a waiver by Landlord of such breach or default. This Lease shall not be modified or canceled except by writing executed by Landlord and Tenant. 
 Section 40 - No Representations. No representations of any kind or nature concerning the Premises or any part thereof not contained herein
have been made to Tenant either before or at the time of the execution of this Lease. 
 Section 41 - Brokerage.
Cushman & Wakefield of Boston, Inc. is the only broker of record in this Lease transaction and in the event a Lease is consummated they shall be compensated by the Landlord in accordance with its Listing Agreement with the Landlord.

 Section 42 - Governing Law. This Lease shall be construed and interpreted in accordance with the laws of the Commonwealth of
Massachusetts. 
 Section 43 - Jury Trial Waiver. NOTWITHSTANDING ANYTHING IN THIS LEASE TO THE CONTRARY, TENANT, FOR ITSELF
AND ITS SUCCESSORS AND ASSIGNS HEREBY KNOWINGLY, WILLINGLY, AND VOLUNTARILY WAIVES ANY AND ALL RIGHTS TENANT MAY HAVE TO A TRIAL BY JURY IN ANY EVICTION ACTION OR ANY OTHER PROCEEDING BROUGHT BY LANDLORD, OR LANDLORD’S SUCCESSORS AND/OR ASSIGNS
BASED UPON OR RELATED TO THE PROVISIONS OF THIS LEASE. 
  

 -28- 

 Section 44 - Force Majeure. With respect to any services, including, without limitation,
electric current or water to be furnished by Landlord to Tenant, or obligations to be performed by either party hereunder, neither party shall in any event be liable for failure to furnish or perform the same when (and the date for performance of
the same shall be postponed so long as such party is) prevented from doing so by strike, lockout, breakdown, accident, order or regulation of or by any governmental authority, or failure of supply, or inability by the exercise of reasonable
diligence to obtain supplies, parts or employees necessary to furnish such services, or perform such obligations or because of war or other emergency, or for any cause beyond either party’s reasonable control, or for any cause due to any act or
neglect of the other party or the servants, agents, employees, licensees, invitees of such other party; provided, however, that: (i) nothing herein shall extend or delay any termination, abatement or self-help right which Tenant has under this
Lease which is based upon a time certain, (ii) financial inability shall in no event be deemed to be a cause beyond either party’s control, and (iii) in any case where a party is unable to perform based upon a cause beyond its
control, such party shall use diligent efforts to perform such obligation, notwithstanding such cause beyond its control. Force majeure shall in no event excuse late or non-payment of Base Rent or other charges due to Landlord. 
 Section 45 - Invalidity of Particular Provisions. If any term or provisions of this Lease or the application thereof to any person or
circumstance shall, to any extent, be held to be invalid or unenforceable, the remainder of this Lease, or the application of such terms or provisions to persons or circumstances other than those as to which it is held invalid or unenforceable,
shall not be affected thereby, and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
 Section 46 - Recording. Tenant agrees not to record the within Lease, but each party hereto agrees, on the request of the other, to execute a so-called Notice of Lease. In no event shall such document set forth the rent or other
charges payable by Tenant under this Lease; and any such document shall expressly state that it is executed pursuant to the provisions contained in this Lease and is not intended to vary the terms and conditions of this Lease. 
 Section 47 - Status Report. Recognizing that either party (“Requesting Party”) may find it necessary to establish to third parties,
such as accountants, banks, mortgagees, subtenants, assignees, or the like, the then current status of performance hereunder, each party (“Responding Party”), on the request of the Requesting Party made from time to time, will within ten
(10) days furnish to the Responding Party, or the holder of any mortgage encumbering the Premises, as the case may be, a statement of the status of any matter pertaining to this Lease which is within the knowledge of such party, including
without limitation,, acknowledgments that (or the extent to which) each party is in compliance with its obligations under the terms of this Lease; provided, however, that in no event shall the Responding Party be required to incur any out-of-pocket
costs in order to respond to any such request of the Requesting Party. 
 Section 48 - Arbitration. With respect to any dispute
between the parties which, pursuant to Section 4(A)(2) of this Lease, may be resolved by arbitration, such arbitration proceedings shall be held in accordance with the Commercial Arbitration Rules of the American Arbitration Association in
Boston, Massachusetts. Notwithstanding the above sentence, in the event of eviction proceeding brought by Landlord or a proceeding brought by the Landlord for the Tenant’s failure to pay Base Rent or other charges, Landlord may elect to
arbitrate or to bring court action. 
  

 -29- 

 IN WITNESS WHEREOF, the parties hereto have caused this Lease to be executed and delivered as of the day
and year first above written. 
  

									
	WITNESS:	 	445 SIMARANO DRIVE, MARLBOROUGH, LLC (Landlord)
		 		 	By:	 	RAM MANAGEMENT CO., INC. D/B/A
		 		 		 	RAM ASSET MANAGEMENT
				
	/s/ Charles E. Miller	 		 	By:	 	/s/ Howard A. Goldenfarb
	Charles E. Miller	 		 	Name:    Howard A. Goldenfarb
		 		 		 	President of Ram Management Co., Inc.
		
		 	CYTYC CORPORATION (Tenant)
				
	 	 		 	By:	 	/s/ PATRICK J. SULLIVAN
		 		 		 	Name:	 	PATRICK J. SULLIVAN
		 		 		 	its:	 	CHAIRMAN AND CEO
		 		 		 	Thereunto duly authorized

  

 -30-

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00133-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00133-of-00352.parquet"}]]