Document:

EX-10.23

 Exhibit 10.23 

CERTAIN IDENTIFIED INFORMATION IN THIS DOCUMENT HAS BEEN EXCLUDED PURSUANT TO REGULATION S-K, ITEM
601(B)(10) BECAUSE IT IS BOTH NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE REGISTRANT IF PUBLICLY DISCLOSED. [******] INDICATES THAT INFORMATION HAS BEEN REDACTED 

BARDIN ROAD BUSINESS PARK 

INDUSTRIAL LEASE 

BETWEEN 
 CPF BARDIN JV
LP 
 AS LANDLORD 

AND 
 RENT THE RUNWAY,
INC., 
 AS TENANT 

FOR THE PREMISES LOCATED AT 

BUILDING NO. B 
 1111 W
BARDIN ROAD 
 ARLINGTON, TEXAS 76017 
  

 Table of Contents 

 

							
	 	  	 	  	Page	 
			
	1.	  	LEASE OF PREMISES	  	 	5	 
			
	2.	  	RENT	  	 	6	 
			
	3.	  	USE	  	 	13	 
			
	4.	  	LETTERS OF CREDIT.	  	 	14	 
			
	5.	  	CONDITION OF PREMISES.	  	 	20	 
			
	6.	  	UTILITIES.	  	 	25	 
			
	7.	  	RULES AND REGULATIONS	  	 	25	 
			
	8.	  	CERTAIN RIGHTS RESERVED TO LANDLORD	  	 	26	 
			
	9.	  	MAINTENANCE AND REPAIRS	  	 	27	 
			
	10.	  	TENANT’S WORK	  	 	29	 
			
	11.	  	INSURANCE	  	 	30	 
			
	12.	  	WAIVER AND INDEMNITY	  	 	34	 
			
	13.	  	FIRE AND CASUALTY.	  	 	35	 
			
	14.	  	CONDEMNATION	  	 	36	 
			
	15.	  	ASSIGNMENT AND SUBLETTING	  	 	37	 
			
	16.	  	SURRENDER	  	 	40	 
			
	17.	  	DEFAULTS AND REMEDIES	  	 	40	 
			
	18.	  	HOLDING OVER	  	 	43	 
			
	19.	  	SUBSTITUTION OF OTHER PREMISES	  	 	44	 
			
	20.	  	ESTOPPEL CERTIFICATES	  	 	44	 
			
	21.	  	SUBORDINATION	  	 	44	 
			
	22.	  	ENVIRONMENTAL MATTERS	  	 	45	 
			
	23.	  	TENANT’S BROKER	  	 	48	 
			
	24.	  	NOTICES	  	 	49	 
			
	25.	  	MISCELLANEOUS	  	 	49	 

  
 i 

 DEFINITIONS INDEX 

 

					
	 Defined Term
	  	 Section
	 
	 Affiliate
	  	 	15(c)	 
	 Agreed Rate
	  	 	(a)(i)	 
	 Allowance
	  	 	5(d)(i)	 
	 Allowed Interior Alteration
	  	 	10(a)	 
	 Alteration
	  	 	10(a)	 
	 Annual Reconciliation
	  	 	(b)(ii)	 
	 Anticipated Completion Date
	  	 	5(f)	 
	 Antiterrorism Laws
	  	 	3(b)(iii)(A)	 
	 Anti-Terrorism Order
	  	 	25(s)	 
	 Base Rent
	  	 	(b)(i)	 
	 Beneficiary
	  	 	18	 
	 Building
	  	 	1	 
	 Building Shell
	  	 	9(d)	 
	 Business Day
	  	 	18	 
	 CERCLA
	  	 	22(a)(i)	 
	 Closed Loop
	  	 	[x	] 
	 Comerica
	  	 	18	 
	 Commencement Date
	  	 	1(c)	 
	 Common Areas
	  	 	8(c)	 
	 Completion Estimate
	  	 	13(b)	 
	 Construction Drawings
	  	 	5(c)	 
	 Construction Management Fee
	  	 	5(d)(iii)	 
	 Contest Resolution Deadline
	  	 	3(b)(iii)(B)	 
	 Costs of Reletting
	  	 	17(b)(i)	 
	 Credit
	  	 	18	 
	 Deadline Completion Date
	  	 	5(f)	 
	 Debtor Relief Laws
	  	 	(a)(i)	 
	 Default
	  	 	17(a)	 
	 Default Rate
	  	 	(f)(i)	 
	 Delivery Date
	  	 	1(d)	 
	 Early Access Date
	  	 	5(j)	 
	 Effective Date
	  	 	Caption	 
	 Electrical Service
	  	 	18	 
	 End Date
	  	 	(a)(ii)	 
	 Environmental Conditions
	  	 	22(a)(iii)	 
	 Environmental Costs
	  	 	22(a)(iv)	 
	 Environmental Law or Laws
	  	 	22(a)(i)	 
	 Environmental Laws
	  	 	3(b)(iii)(A)	 
	 Estoppel Certificate
	  	 	20	 
	 Excluded Costs
	  	 	(a)(ii)	 
	 Excluded Environmental Conditions
	  	 	22(a)(v)	 
	 Excluded Taxes
	  	 	(a)(iii)	 
	 Exhibit
	  	 	1(c)	 

  
 ii 

					
	 Exiting
	  	 	25(v)	 
	 Expenses
	  	 	(a)(iv)	 
	 Expiration Date
	  	 	1(c)	 
	 Extension Notice
	  	 	18	 
	 Extension Rate
	  	 	18	 
	 Fair Market Rental Value
	  	 	18	 
	 Financial Statements
	  	 	25(j)(i)	 
	 First Adjustment Date
	  	 	(a)(iii)	 
	 First Issuer
	  	 	(a)(iv)	 
	 For Rent
	  	 	6	 
	 GAAP
	  	 	15(c)	 
	 Garbage
	  	 	9(c)	 
	 Governmental Authority
	  	 	3(b)(i)	 
	 GREEN
	  	 	1(c)	 
	 Green Certification
	  	 	1(c)	 
	 Green Cleaning Agents
	  	 	[x	] 
	 Hard Costs
	  	 	5(d)(i)	 
	 Hazardous Materials
	  	 	22(a)(ii)	 
	 Improvements
	  	 	3	 
	 Initial Term
	  	 	1(c)	 
	 Jersey Barrier
	  	 	18	 
	 Land
	  	 	1	 
	 Landlord
	  	 	Caption	 
	 Landlord Party
	  	 	12(a)(i)	 
	 Landlord’s Liability Insurance
	  	 	11(b)	 
	 Landlord’s Market Rate Designation Notice
	  	 	18	 
	 Landlord’s Property Insurance
	  	 	11(a)	 
	 Landlord’s ROFO Notice
	  	 	18	 
	 Landlord’s Work
	  	 	5(b)(i)	 
	 Law
	  	 	3(b)(i)	 
	 LC Proceeds
	  	 	(a)(vi)	 
	 Lease
	  	 	Caption	 
	 Letter of Credit
	  	 	(a)(v)	 
	 Market Rate Outside Agreement Date
	  	 	18	 
	 Mishandled LC Proceeds
	  	 	(a)(vii)	 
	 Mortgagee
	  	 	21(a)	 
	 Nondisturbance Provision
	  	 	21(b)	 
	 Ordinary Wear and Tear
	  	 	9(b)	 
	 Other Designated Additional Insureds
	  	 	11(d)(ii)	 
	 Outside Equipment
	  	 	1(e)	 
	 Outside Equipment Areas
	  	 	1(e)	 
	 Permitted Recipient
	  	 	25(j)(ii)	 
	 Permitted Transfer
	  	 	15(b)	 
	 Permitted Use
	  	 	3(a)	 
	 Premises
	  	 	1	 
	 Prevailing Party
	  	 	17(e)	 

  
 iii 

					
	 Prime Rate
	  	 	17(b)(iii)	 
	 Project
	  	 	3	 
	 Property
	  	 	1	 
	 Punch List Items
	  	 	5(e)	 
	 Qualified Bank
	  	 	(a)(viii)	 
	 Qualified Capital Costs
	  	 	(a)(v)	 
	 Qualified LC
	  	 	(a)(ix)	 
	 Quick
	  	 	18	 
	 RCRA
	  	 	22(a)(i)	 
	 Renewal Options
	  	 	18	 
	 Renewal Term
	  	 	18	 
	 Rent
	  	 	(a)(vi)	 
	 Required Removables
	  	 	10(b)	 
	 Required Use Permits
	  	 	5(a)(ii)	 
	 Reserved Areas
	  	 	1(ii)	 
	 ROFO
	  	 	18	 
	 ROFO Space
	  	 	18	 
	 Rules and Regulations
	  	 	7	 
	 Schedule
	  	 	Caption	 
	 Second Firm
	  	 	(e)(ii)	 
	 Security Deposit Account
	  	 	(a)(x)	 
	 Signs
	  	 	25(u)	 
	 Standard CGL Policy
	  	 	11(d)(i)	 
	 Structural Defects
	  	 	9(e)	 
	 Subordination Agreement
	  	 	21(a)	 
	 Substantially Complete
	  	 	5(e)	 
	 Superior Instrument
	  	 	21(a)	 
	 Sustainability Initiative
	  	 	1(c)	 
	 Taking
	  	 	14	 
	 Taxes
	  	 	(a)(vii)	 
	 Tenant
	  	 	Caption	 
	 Tenant Delay
	  	 	5(e)	 
	 TENANT PARTIES
	  	 	12(b)	 
	 TENANT PARTY
	  	 	12(b)	 
	 Tenant Reimbursement Amount
	  	 	(b)(ii)	 
	 Tenant’s Broker
	  	 	23	 
	 Tenant’s Excess Share
	  	 	5(d)(i)	 
	 Tenant’s Firm
	  	 	(e)(i)	 
	 Tenant’s Liability Insurance
	  	 	11(d)	 
	 Tenant’s Market Rate Acceptance Notice
	  	 	18	 
	 Tenant’s Market Rate Objection Notice
	  	 	18	 
	 Tenant’s Property
	  	 	11(c)	 
	 Tenant’s Property Insurance
	  	 	11(c)	 
	 Tenant’s Proportionate Share of Expenses
	  	 	(a)(viii)	 
	 Tenant’s Work
	  	 	10(a)	 
	 Term
	  	 	1(c)	 
	 Transfer
	  	 	15(a)	 
	 Transferee
	  	 	18	 
	 Utility
	  	 	6(a)	 

  
 iv 

 INDUSTRIAL LEASE 

This Industrial Lease (this “Lease”) is made and entered into as of March 31, 2018, (the “Effective
Date”) by and between the party designated as the landlord in the Schedule (“Landlord”) and the party(ies) designated as the tenant(s) in the Schedule (collectively, “Tenant”). The Lease consists of the
following Schedule (the “Schedule”), Terms and Conditions and Exhibit(s) referenced herein. 
 SCHEDULE 

 

			
	Landlord:	  	 Name: CPF BARDIN JV LP
 Entity: Limited
Partnership
 State of Formation: Delaware
 Address:
         c/o Barings
     150 South Wacker Drive, Suite 350

    Chicago, Illinois 60606
  

with copy to:
  

Name:             TRANSWESTERN

Address:         5001 Spring Valley Road

    Suite 400W

    Dallas, Texas 75244

    Attn: Property Manager

		
	Tenant:	  	 Name: RENT THE RUNWAY, INC.
 Federal Tax
Identification No.: 80-0376379
 Entity: Corporation

State of Formation: Delaware
 Address:
         345 Hudson Street, 6th floor
     New York, New York 10014

    Attn: Legal Department

		
	Guarantor:	  	None
		
	Land:	  	The land legally described in Exhibit B attached hereto, upon which Buildings A and B, and all common areas appurtenant thereto, sit.
		
	Building:	  	Building B: 1111 W Bardin Road, Arlington, TX 76017
		
	Premises:	  	Approximately 319,886 leasable square feet as shown on the Floor Plan attached hereto as Exhibit C

			
	Property:	  	The Land, together with buildings and improvements now or hereafter located on the Land, and all easements, licenses and rights-of-way appurtenant to
the Land, commonly known as Bardin Road Business Park
		
	Initial Term:	  	One Hundred Forty Four (144) months commencing on June 1,2018
		
	Commencement Date:	  	June 1,2018
		
	Expiration Date:	  	May 31,2030
		
	Delivery Date:	  	The first to occur of the Early Access Date (defined in Section 5(i) below), or the Commencement Date

  

							
	Base Rent:	 	Period of Term	  	Annual Base Rent	  	Monthly Base Rent
		 	6/1/2018 - 1/31/2019	  	$[******] (8 Months)	  	$[******]
		 	2/1/2019 - 11/30/2019	  	$[******] (10 months)	  	$[******]
		 	12/1/2019 - 5/31/2020	  	$[******] (6 months)	  	$[******]
		 	6/1/2020 - 5/31/2021	  	$[******]	  	$[******]
		 	6/1/2021 - 5/31/2022	  	$[******]	  	$[******]
		 	6/1/2022 - 5/31/2023	  	$[******]	  	$[******]
		 	6/1/2023 - 5/31/2024	  	$[******]	  	$[******]
		 	6/1/2024 - 5/31/2025	  	$[******]	  	$[******]
		 	6/1/2025 - 5/31/2026	  	$[******]	  	$[******]
		 	6/1/2026 - 5/31/2027	  	$[******]	  	$[******]
		 	6/1/2027 - 5/31/2028	  	$[******]	  	$[******]
		 	6/1/2028 - 5/31/2029	  	$[******]	  	$[******]
		 	6/1/2029 - 5/31/2030	  	$[******]	  	$[******]

  

			
	Leasable Area of Project B:	  	Building B: 1111 W Bardin Road, Arlington, TX 76017 - 420,000 square feet
		
	Leasable Area of Property	  	840,000 square feet
		
	Project B:	  	Building B, together with the land on which Building B is located and the common areas serving Building B
		
	Tenant’s Proportionate Share of Expenses:	  	[******]% of the Property
		
	Tenant’s Proportionate Share of Taxes:	  	[******]% of Project B
		
	Initial Monthly Estimated Tenant Reimbursement Amount:	  	$[******]
		
	Permitted Use:	  	[******]

  
 2 

			
	Security for Tenant’s Obligations:	  	Letter of Credit initially in the amount of $[******], subject to reduction as provided in the definition of Qualified LC in Section 4(a) below, and any cash proceeds thereof.
		
	Tenant’s Broker:	  	 Name:Cresa Partners
 Address:
        3475 Piedmont Road, Suite 900
     Atlanta, Georgia 30305

    Attention: Jim Bob Taylor

		
	Maximum Allowance:	  	$[******]
		
	Renewal Term:	  	Two (2) renewal options of Five (5) years each
		
	ROFO Space:	  	The adjacent vacant space in Building B, containing approximately 100,114 square feet
		
	EXHIBITS:	  	
	A	  	Site Plan
	B	  	Legal Description of Land
	C	  	Floor Plan
	C-l	  	Load Limit Specifications
	D	  	Rules and Regulations
	E	  	Commencement Date Confirmation
	F	  	Landlord’s Work
	F-l	  	Cost Estimate
	G	  	Approved Form of Letter of Credit
	H	  	Renewal Options
	I	  	Right of First Opportunity
	J	  	“Green” Lease Terms
	K	  	Memorandum of Lease Form
	L	  	Monthly Minimum Letter of Credit Amounts

  
 3 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease in multiple original
counterparts as of the date written above. 
  

			
	LANDLORD:	  	TENANT:
		
	CPF BARDIN JV LP, a Delaware limited partnership	  	RENT THE RUNWAY, INC., a Delaware corporation
		
	By: CPF BARDIN INVESTOR, LLC, a	  	By: /s/ Scarlett O’Sullivan
	       Delaware limited partnership, its general	  	Print Name: Scarlett O’Sullivan
	       partner	  	Title: CFO
		  	Date: April 11, 2018
		
	       By: BARINGS LLC, a Delaware limited	  	
	              liability company, its manager	  	
		
	              By: /s/ Susan Hammersley	  	
	              Print Name: Susan Hammersley	  	
	              Title: Vice President	  	
	              Date: April 16, 2018	  	

  
 4 

 TERMS AND CONDITIONS 

1. LEASE OF PREMISES. Demise. Subject to the covenants, terms, provisions and conditions of this Lease, Landlord leases
to Tenant and Tenant leases from Landlord the premises described in the Schedule (the “Premises”), which are contained in the building described in the Schedule (the “Building”), which is located on the land
described in the Schedule (the “Land”), which comprises a part of the real property (the “Property”) described in the Schedule, including all mechanical (HVAC), electrical, plumbing, life safety and other units,
systems and equipment located in or exclusively serving the Premises, together with the right in common with others to use the Common Areas, but excepting and exclusively reserving unto Landlord the use of: 

 

	 	(i)	 the roof of the Building (excluding the interior surface of the ceiling in the Premises);

  

	 	(ii)	 the following, to the extent marked “reserved” in the floor plan attached as Exhibit C (the
“Reserved Areas”): (a) telephone, electrical and janitorial closets, (b) equipment rooms, building risers or similar areas that are used by Landlord for the provision of common Utilities, and (c) the areas within the
Premises used for the installation of common Utility lines and other installations serving occupants of the Building, subject to the covenants, terms, provisions and conditions of this Lease. Landlord reserves the right to add land to the Property
and/or additional improvements on the Property and/or such land, including without limitation the proposed Building C and appurtenant land, provided such additions do not materially adversely affect Tenant’s use of the Premises and subject to
the covenants, terms, provisions and conditions of this Lease (and in such event, the Leasable Area of the Property and Tenant’s Proportionate Share thereof shall be adjusted accordingly); 

 

	 	(iii)	 rights to the land and improvements below the floor of the Premises; and 

 

	 	(iv)	 the improvements and air rights outside the demising walls of the Premises (other than the Common Areas).

 Despite the definitions of Land and Property above, if a proposed Building C (similar in design and function to
Building A and B) is constructed on the land adjacent to the Land described in Exhibit A and such new Building C is incorporated into the Property as a unified project (under common management or an operating agreement, declaration, REA or similar
agreement), then Landlord may, at its option, expand the Property to include that Building C and the land under and around it, in which case the Leasable Area of the Property and Tenant’s Proportionate Share thereof shall be adjusted
accordingly. 
 (b) Covenant of Quiet Enjoyment. Subject to the other provisions of this Lease, Landlord covenants that neither
Landlord nor anyone else lawfully claiming superior title through or under Landlord will disturb Tenant’s possession of the Premises during the Term. 

  
 5 

 (c) Term. The initial term of this Lease (the “Initial Term”)
shall commence on the commencement date described in the Schedule (the “Commencement Date”) and expire on the expiration date described in the Schedule (the “Expiration Date”), unless terminated earlier as otherwise
provided in this Lease, and subject to renewal if and to the extent described in the Schedule. The Initial Term, as permissibly extended, is hereinafter called the “Term”. The Commencement Date and the Expiration Date shall
be confirmed by execution by the parties of a Commencement Date Confirmation in the form attached hereto as Exhibit E within ten (10) days after the actual Commencement Date is ascertained. 

(d) Possession. Landlord agrees to deliver possession of the Premises to Tenant on the delivery date described in the Schedule (the
“Delivery Date”). If for any purpose, including the performance of any of Tenant’s Work, Tenant takes occupancy of the Premises prior to the Commencement Date (which Tenant may not do unless the Delivery Date is a date
occurring prior to the Commencement Date), then all of the terms and provisions of this Lease shall apply to such pre-Term occupancy by Tenant, except that Tenant shall not be obligated to pay Base Rent or
Tenant Reimbursement Amount for any period before the Commencement Date, but Tenant shall pay for all incremental expenses incurred as a result of Tenant’s occupancy prior to the Commencement Date (e.g. electricity, etc.). 

(e) Outside Equipment Areas. Notwithstanding anything to the contrary in this Lease, subject to Landlord’s approval thereof in
accordance with the terms of this lease, as part of Tenant’s Work, Tenant shall install certain equipment (“Outside Equipment”), including (without limitation) Tenant’s generator and chillers, in Project B in
areas outside the Premises (“Outside Equipment Areas”). All such Outside Equipment Areas shall be deemed part of the Premises for purposes of this Lease, including (without limitation) the maintenance, insurance,
indemnification and environmental provisions of this Lease. 
 2. RENT. 

(a) Definitions. For purposes of this Lease, the following terms shall have the following meanings: 

(i) “Agreed Rate” means an interest rate, or imputed interest rate, or discount rate of 10% per annum. 

(ii) “Excluded Costs” means the following: 

(A) Excluded Taxes, as defined below; 

(B) depreciation or other non-cash expenses, except the amortization expense and
imputed interest relating to Qualified Capital Expenditures as described in Section 2(c) below; 
 (C) capital
expenditures, including roof replacements, parking lot replacements, replacements of any common Building HVAC units, and any other expenditures that Landlord must capitalize under generally accepted accounting principles; however, the amortization
expense and imputed interest relating to Qualified Capital Expenditures as described in Section 2(c) below will not be Excluded Costs and will be included in Expenses; 

  
 6 

 (D) interest and principal payments and other costs of obtaining or
servicing mortgages or other loans made to Landlord (except that this clause will not prevent Landlord from including amortization of Qualified Capital Expenditures as described below); and any rental payments on any ground lease or other superior
lease (except for rental payments thereunder which are in the nature of charges to cover or reimburse Taxes or other costs that would, if paid directly by Landlord, qualify as Expenses and not be Excluded Costs under other clauses of this
definition); 
 (E) costs paid or incurred to procure tenants, to lease space, or to sell or otherwise transfer any interest
in the Property, including advertising costs, brokerage commissions, legal fees for negotiating leases or sales contracts, and costs paid or incurred to make improvements for, or to provide allowances or other inducements to, any tenant; 

(F) any cost or expenditure for which (and to the extent) Landlord is compensated or reimbursed (whether by insurance proceeds,
condemnation proceeds, or otherwise), except through tenant reimbursements; 
 (G) the cost of providing any service to other
tenants or to unleased, leasable (i.e., not Common Area) space that Landlord does not provide or make available to Tenant (without a specific additional charge) under this Lease, including the costs of Utilities that Tenant obtains directly from
utility providers as provided in Section 6(a) below; and the cost of providing any level of service to other tenants that substantially exceeds the level of service provided by Landlord to Tenant (without a specific additional charge) under
this Lease; 
 (H) salaries and fringe benefits paid to or for executives or employees above the grade of property manager,
and a percentage of the salary and benefits paid to or for any other employee of Landlord who spends a substantial portion of his or her time at work on matters unrelated to the Property, which percentage will equal 100% less Landlord’s
reasonable estimate of the percentage of the employee’s time at work devoted to matters related to the Property; 
 (I)
dividends paid by Landlord; 
 (J) (J) losses charged against income to write off or provide a reserve for uncollectible rent
or other receivables of Landlord; 
 (K) any uninsured costs incurred to repair and restore or replace the Building or other
tangible property of Landlord after it is damaged by a fire or other casualty, except that costs for which Landlord is not compensated or reimbursed by insurance only because of a reasonable insurance deductible or self-insured retention that
benefits Tenant (by reducing the insurance premiums included in Expenses) will not be Excluded Costs; 

  
 7 

 (L) the portion, if any, of any fee or price paid by Landlord to an
affiliate that exceeds the fee or price Landlord would reasonably have been expected to pay in an arms-length transaction; 

(M) fees, dues, and other contributions paid by or for Landlord to real estate or other civic organizations; 

(N) political and charitable contributions; 

(O) costs of removing or encapsulating Hazardous Substances, except that costs of removing normal construction, office, and
cleaning supplies and materials and costs of normal and customary testing and monitoring for Hazardous Substances will not constitute Excluded Costs, and will be included in Expenses; 

(P) costs of defending, prosecuting, or otherwise participating in any lawsuit or arbitration that results from an actual or
alleged breach of contract by Landlord; 
 (Q) costs incurred to collect Rents or to otherwise enforce any lease because the
tenant under the lease commits a breach of the lease; 
 (R) costs incurred because of, or to correct, any failure of the
Property to comply with Laws, except costs that Landlord incurs because of any changes after the Effective Date in Laws or in the enforcement or generally accepted interpretation thereof; 

(S) damages paid or payable by Landlord that are proximately caused by negligence or willful misconduct of Landlord or its
employees or affiliates; 
 (T) rentals and other expenses incurred in leasing
air-conditioning equipment or other equipment that are ordinarily considered to be real property improvements or fixtures, except those (if any) the price of which would be a Qualified Capital Expenditure if
Landlord had purchased rather than leased them; 
 (U) Landlord’s general
off-site administrative and overhead costs or any factor added to other costs to cover general off-site administrative and overhead costs or to provide Landlord an
additional profit; except that: 
  

	 	(1)	 Excluded Costs will not, and Expenses will, include reasonable management fees (not to exceed 3% of
Landlord’s gross revenue from the Property) and imputed interest on unamortized Qualified Capital Expenditures as described in Section 2(c); and 

  
 8 

	 	(2)	 if, in addition to paying a the 3% management fee to its property manager for the Property, Landlord reimburses
the property manager for incidental out-of-pocket expenses (e.g., bank fees and mileage reimbursement), then this clause (U) will not prevent Landlord from
including those reimbursements in Expenses and excluding them from Excluded Costs. 

 (iii)
“Excluded Taxes” means the following, except, if at any time during the Term, any of the foregoing is levied or assessed by any governmental entity, as a substitute for (but not in addition to), in whole or in part, real estate
taxes or other ad valorem taxes, such tax shall constitute and be included in Taxes, but only to the extent that such real estate taxes or other ad valorem taxes are reduced: 

(A) taxes on or measured by net income of Landlord or of any consolidated tax group of which Landlord is part, but any
gross rents taxes or sales taxes on rents shall be included in Taxes; 
 (B) estate or inheritance taxes; 

(C) any transfer, succession, or change of ownership taxes assessed on Landlord’s transfer or conveyance of rights or
interest in this Lease or in Project B , but not any increases in ad valorem taxes assessed against the Project B resulting from such change of ownership or the sale price thereof, which shall be included in Taxes; 

(D) penalties or interest that would not have been imposed but for a failure of Landlord to (a) file its tax returns
properly and timely, or (b) make a timely payment of taxes (other than those taxes, if any, for which Tenant itself has not made a timely required payment or reimbursement to Landlord); excluding, however, any penalties or interest imposed
because of Landlord’s failure to prevail in a good faith dispute with tax authorities where Landlord’s reasonable position, had it prevailed, would have benefited Tenant; and 

(E) franchise taxes payable by Landlord for the privilege of doing business as an entity (separate and apart from its owners)
in Texas or any other jurisdiction. 
 (iv) “Expenses” shall mean all expenses, costs and
disbursements—other than Excluded Costs and Taxes—paid or incurred by Landlord in connection with the ownership, management, maintenance, operation, replacement and repair of the Property. Expenses shall be determined on an accrual basis
and accounted for consistently from year to year. 
 (v) “Qualified Capital Costs” means any capital
expenditure that is made primarily because of changes after the Effective Date in Laws or in the enforcement or generally accepted interpretation thereof, or (b) to improve the Property’s security or life safety or to reduce Expenses. For
example, the cost of a replacing Common Area lighting will constitute a Qualified Capital Expenditure if Landlord determines that the replacement will be more economical over time because of lower repair costs or utility costs. 

  
 9 

 (vi) “Rent” shall mean Base Rent, Tenant Reimbursement
Amount and any other sums or charges owing by Tenant to Landlord under this Lease. 
 (vii) “Taxes” shall
mean all taxes, assessments and fees levied upon or against Project B (excluding those taxes, assessments and fees relating solely to buildings other than the Building), the property of Landlord located therein or the rents collected therefrom,
other than Excluded Taxes. Taxes will include, except to the extent an Excluded Tax, all charges by any governmental entity based upon the ownership, leasing, renting or operation of the Property, including all reasonable costs and expenses of
protesting any such taxes, assessments or fees. Taxes shall not include any Excluded Taxes. For the purpose of determining Taxes for any given calendar year, the amount to be included for such calendar year (A) from all Taxes (including real
estate taxes) other than special assessments which are payable in installments, shall be the amount accrued, assessed or otherwise levied for such calendar year (without regard to when such Taxes are due for payment or paid) and (B) from
special assessments which are payable in installments shall be the amount of the installment (and any interest) due and payable during such calendar year. (However, to avoid double counting, Taxes will be accounted for consistently from year to
year.) With respect to the allocation of Taxes, the Taxes for Building B may include taxes, assessments and/or fees on the land on which Building B is located, as well as additional land, and therefore, until such time as the real estate taxes for
Building B are separately assessed, Landlord will reasonably and equitably allocate such Taxes for Building B. 
 (viii)
“Tenant’s Proportionate Share of Expenses” shall mean the percentage described in the Schedule, which has been determined by dividing the number of leasable square feet in the Premises by the number of leasable
square feet in the Property. 
 (ix) Tenant’s Proportionate Share of Taxes” shall mean the percentage described in
the Schedule, which has been determined by dividing the number of leasable square feet in the Premises by the number of leasable square feet in Project B. 

(b) Components of Rent. Tenant agrees to pay the following amounts to Landlord: 

(i) Base rent (“Base Rent”) to be paid in monthly installments in the amounts described in the Schedule in
advance on or before the first day of each month of the Term, except that Tenant shall pay to Landlord upon Tenant’s execution of this Lease, the installment of Base Rent which is due for the first month of the Term for which Base Rent is due.

  
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 (ii) Additional rent (“Tenant Reimbursement Amount”) in an
annual amount equal to the sum of (A) Tenant’s Proportionate Share of Expenses for each calendar year, plus (B) Tenant’s Proportionate Share of Taxes for each calendar year. Prior to each calendar year, Landlord shall furnish
Tenant with Landlord’s good faith estimate of the amount of Tenant Reimbursement Amount that will accrue for such calendar year, and Tenant shall pay Landlord one-twelfth (1/12111) of such estimate on the first day of each month during such calendar year, except that Tenant shall pay to Landlord upon Tenant’s execution of this Lease, the installment of estimated Tenant
Reimbursement Amount which is owing for the first month of the Term for which Tenant Reimbursement Amount is due. Such estimate may be revised by Landlord whenever it obtains information relevant to making such estimate more accurate. The initial
monthly estimated Tenant Reimbursement Amount is described in the Schedule. Within 120 days after the end of each calendar year, Landlord shall deliver to Tenant a statement (the “Annual Reconciliation”) setting forth the actual
Expenses and Taxes for such calendar year and the total amount of estimated Tenant Reimbursement Amount that Tenant has paid for such calendar year. Within thirty (30) days after receipt of such Annual Reconciliation, Tenant shall pay to
Landlord the amount of Tenant Reimbursement Amount owing for such calendar year minus all estimated Tenant Reimbursement Amount paid by Tenant for such calendar year. If the total estimated Tenant Reimbursement Amount paid by Tenant for such
calendar year exceeds the amount of Tenant Reimbursement Amount owing for such calendar year, then Landlord shall apply such excess as a credit against future payments required of Tenant under this Lease or promptly refund such excess to Tenant if
the Term has already ended, provided Tenant is not then in Default hereunder, in either case without interest to Tenant. 
 (c) Recovery
of Qualified Capital Expenditures. For purposes of calculating Expenses, Landlord will amortize any Qualified Capital Expenditure with interest over time, rather than include the entire expenditure in Expenses at the time the expenditure is
made. More specifically, Landlord may add periodic charges to Expenses to amortize the Qualified Capital Expenditure over its useful economic life and provide for imputed interest on the unamortized balance at the Agreed Rate. 

(d) Prorations for any Short First and Last Years. If the Term begins on any date other than January 1, Landlord must prorate
Expenses and Taxes for the calendar year in which the Term begins. Similarly, if the Term (including any extension) ends on a date other than on December 31, Landlord must prorate Expenses and Taxes for the calendar year in which the Term ends.

 (e) Verification of Expenses. 

(i) Tenant’s Right to Review. Tenant may engage an accounting firm
(“Tenant’s Firm”) to review Landlord’s books and records relating to Expenses and Taxes during regular business hours at the management office of Landlord or Landlord’s property manager,
subject to the following conditions: (a) no Default has occurred and is continuing; (b) Tenant has made timely payments of all amounts required by the preceding provisions of this Section 2; (c) Tenant must have given at least 30 days
advance notice to Landlord of the date of the commencement of the review; (d) after the review is commenced, it must be conducted expeditiously; (e) a review that extends to Expenses or Taxes for a given calendar year must be started no
later than 90 days after Tenant’s receipt of the Annual Reconciliation Statement for that year and must be completed no later than sixty (60) days after it is started; (f) Tenant’s Firm must (1) be engaged on a non-contingent fee basis, (2)

  
 11 

 
be a nationally or regionally recognized certified public accounting firm that offers a full range of accounting services, and (3) otherwise be reasonably acceptable to Landlord; and
(g) all communications with Landlord (and Landlord’s representatives) relating to the review must be by employees of Tenant or Tenant’s Firm. Tenant and Tenant’s Firm, and the Second Firm, if applicable, shall keep the results of
any such inspection strictly confidential, and shall enter into a commercially reasonable non-disclosure agreement upon Landlord’s request. 

(ii) Disputed Amounts. If Landlord disagrees with the results of Tenant’s review and the parties do not otherwise
resolve their disagreement within 30 days, Landlord and Tenant shall work in good faith to agree on another independent, neutral accounting firm (a “Second Firm”) to consider the results of Tenant’s review and, as the Second
Firm deems necessary, to conduct its own review of the relevant books and records, and any determination of Expenses or Taxes made by the Second Firm will be binding on the parties. 

(iii) Resulting Adjustments. After Tenant’s review and the resolution of any disagreement between Landlord and
Tenant over the results, if Tenant has overpaid or underpaid the Tenant Reimbursement Amount calculated by reference to the Expenses or Taxes reviewed, then (1) Landlord must credit within 30 days any prior overpayment against payments then due
or to become due from Tenant or refund within 30 days the prior overpayment to Tenant, and (2) Tenant must correct within 30 days any prior underpayment by making another payment to Landlord. 

(iv) Costs of the Review. Tenant must pay all costs incurred because of any review described in this Section 2(e),
including the fees of Tenant’s Firm and of any Second Firm selected as provided above, except that if Tenant’s review of Expenses or Taxes for any calendar year results in the determination that Landlord’s Annual Reconciliation had
overstated those Expenses or Taxes by more than 10%, then Landlord must pay the fees of any Second Firm involved and must reimburse to Tenant the reasonable, out of pocket hourly or flat fees paid by Tenant to Tenant’s Firm. 

(v) Termination of Rights to Object. Despite the foregoing, Tenant’s right to review or object to any Expenses or
Taxes reported in an Annual Reconciliation will terminate and be waived 120 days after Tenant receives the Annual Reconciliation, unless and except to the extent that Tenant makes specific objections to those Expenses or Taxes by notice to Landlord
given before the end of the 120-day period. 
 (f) Payment of Rent. The following provisions
shall govern the payment of Rent: (i) Tenant shall pay Rent to Landlord at Landlord’s address described in the Schedule (Attention: Accounting), or to such other party or to such other address as Landlord may hereafter designate by written
notice to Tenant; (ii) if the Term commences or ends on a day other than the first day or last day of a calendar month, then Rent for the month in which the Term so begins or ends shall be prorated based upon the number of days in the
applicable month; 

  
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 (i) Expenses and Taxes shall be prorated for any partial calendar year
within the Term based upon the ratio that the number of days in such partial calendar year bears to 365; (iv) except as otherwise provided in this Lease, (a) all Rent shall be paid to Landlord without demand, offset or deduction, and
(b) the covenant to pay Rent shall be independent of every other covenant in this Lease; (v) any Rent payment owing by Tenant to Landlord which is not paid when due shall bear interest from the date due until the date paid at a rate (the
“Default Rate”) equal to one and one-half percent (l’A%) per month, but in no event higher than the maximum rate permitted by applicable Law. In addition, Tenant shall pay Landlord a late
charge for any Rent payment which is paid more than five (5) days after its due date equal to five percent (5%) of the amount of such Rent payment (but not less than $ 150), provided that, with respect to the first and second delinquency in any
calendar year, no late charge shall be due unless Tenant fails to pay the delinquency within five (5) days after written notice of such delinquency is given to Tenant; (vi) if modifications are made to the Property changing the number of
leasable square feet contained in the Property, then Landlord shall make an appropriate adjustment to Tenant’s Proportionate Share of Expenses and Tenant’s Proportionate Share of Taxes; (vii) Tenant’s agreement to pay any
underpayment of Tenant Reimbursement Amount for the calendar year in which the Term ends, and Landlord’s obligation to refund any overpayments of Tenant Reimbursement Amount for the calendar year in which the Term ends shall survive the end of
the Term; (viii) each amount owed to Landlord under this Lease for which the date of payment is not expressly fixed shall be due within ten (10) days after Tenant receives a statement or invoice showing such amount is payable; (ix) if
Landlord fails to give Tenant an estimate of Tenant Reimbursement Amount prior to the beginning of any calendar year or partial calendar year within the Term, then Tenant shall continue to pay estimated Tenant Reimbursement Amount at the rate for
the previous calendar year until Landlord delivers such estimate; and (x) Landlord shall have the right to apply payments received from Tenant pursuant to this Lease (regardless of Tenant’s designation of any contrary application) to
satisfy any obligations of Tenant hereunder in the order in which those obligations became or will become due. 
 3. USE. 

(a) Permitted Use. Tenant may use the Premises only for the uses described in the Schedule (the “Permitted Use”) or
other lawful uses approved in advance in writing by Landlord, which approval will not be unreasonably withheld, delayed, or conditioned. 

(b) Prohibited Uses. 

(i) Tenant shall not cause or permit the Premises to be used in any way which (i) constitutes a material violation of any
federal, state or local law, statute, ordinance, code, rule order or decree (individually, a “Law” and collectively, the “Laws”), or (ii) constitutes a nuisance or waste. To be clear, any violation of Laws that
is asserted by any Governmental Authority will be considered material for purposes of this provision. As used herein, “Governmental Authority” means the United States, the State of Texas, the county, the city, and any other
political subdivision in which the Land is located, and any other political subdivision, agency, or instrumentality exercising jurisdiction over Landlord, Tenant, or Project B. 

  
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 (ii) If, however, any Governmental Authority asserts a violation of
Laws—other than a violation of Environmental Laws or Anti-Terrorism Laws—Tenant may in good faith and by appropriate and lawful proceedings contest the assertion and pending the contest Tenant will not be in default under this Lease
because of the assertion so long as Tenant satisfies the following conditions: (1) Tenant must diligently prosecute the contest to completion in a manner reasonably satisfactory to Landlord; (2) Tenant must cause the Premises to comply
with the Laws at issue promptly after a final determination by a court of competent jurisdiction that the same are valid and apply to the Premises; and (3) Tenant must conclude the contest, correct any violations of such Laws, and pay all
claims asserted against Landlord or Project B because of such violations, all before the Contest Resolution Deadline. 

(iii) As used herein: 

(A) “Environmental Laws” has the meaning indicated in Section 22(a) below; “Antiterrorism
Laws” means the Laws referenced in Section 25(r)(i) below; and 
 (B) “Contest Resolution
Deadline” means, with regard to any contest of an asserted violation of Laws undertaken by Tenant as expressly permitted by this Lease, the earliest of (1) the date that any criminal prosecution is instituted or overtly threatened
against Landlord because of the subject matter of the contest, (2) the date that any writ or other court order is issued under which property in which Landlord has an interest (including Project B) may be seized or sold because of the subject
matter of the contest, (3) the date any other action is taken or overtly threatened by any Governmental Authority against Landlord or any such property because of the subject matter of the contest, (4) the last day of the Term, or
(5) the reasonable deadline therefor established by Landlord as necessary to complete a sale or financing involving Project B. 

(iv) Tenant shall not use or install any of Tenant’s Property in or to the Premises which would exceed the load referenced
in Exhibit C-l. 
 4. LETTERS OF CREDIT. 

(a) Definitions. For purposes of this Lease, the following terms shall have the following meanings: 

(i) “Debtor Relief Laws” means federal and state bankruptcy, insolvency, reorganization, receivership, or
similar debtor relief Laws affecting the rights of creditors generally, including the federal Bankruptcy Code as amended from time to time. 

(ii) “End Date” means the date that is the earlier of (A) 4 months after the Expiration Date (as extended
pursuant to Exhibit H if and after Tenant has exercised its right to extend the Term as provided in Exhibit H) or (B) 6 months after any date on which this Lease is terminated before the end of the Term and a final determination has
been made as to what amounts, if any, were owed and unpaid from Tenant to Landlord under this Lease. 

  
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 (iii) “First Adjustment Date” means the date that is 29
months after the Commencement Date. 
 (iv) “First Issuer” means Comerica Bank. 

(v) “Letter of Credit” means any letter of credit issued to and accepted by Landlord as contemplated by this
Section 4. 
 (vi) “LC Proceeds” means funds paid to Landlord under any Letter of Credit. 

(vii) “Mishandled LC Proceeds” means any LC Proceeds (1) that are paid because of a draw on the Letter of
Credit by Landlord that is not in accordance with the terms of Section 4(c) below; or (2) that Landlord (A) is not holding in one or more Security Deposit Accounts in accordance with Section 4(f)(i) and (B) has not applied
or returned in accordance with Section 4(f)(ii). 
 (viii) “Qualified Bank” means a commercial bank
that is organized under the Laws of the United Sates; that is authorized to issue letters of credit in the United States; that has total assets in the United States of at least $5 billion and an investment grade credit rating according to
Moody’s Investor Service, Inc. or Standard & Poor’s Corporation; that has one or more branches or offices in a major city in USA’s contiguous 48 States, where draws on any Qualified LC issued by it may be presented and paid;
and that is otherwise acceptable to Landlord in its reasonable discretion. As of the Effective Date, the First Issuer is a Qualified Bank. 

(ix) “Qualified LC” means an irrevocable, unconditional standby letter of credit issued in favor of Landlord
(as beneficiary) by a Qualified Bank (as issuer) for the account of Tenant (as applicant and account party) that satisfies all of the following requirements: 

(A) The letter of credit must have an initial expiration date no earlier than the first anniversary of the date it was issued
to Landlord. It must also provide that it will be automatically renewed without any action by Landlord for a one year period on the initial expiration date and on each anniversary of such date, unless at least 60 days before the then- existing
expiration date, the issuer notifies Landlord and Tenant (by certified mail return receipt requested or by recognized overnight courier service) that the issuer has elected not to renew the letter of credit for any additional one-year periods, provided that the final renewal period may be less than one year in order to end on the End Date. Tenant acknowledges that the election by the issuing bank not to renew the letter of credit will
not, in any event, diminish the obligation of Tenant to maintain a Qualified LC in favor of Landlord through the End Date. 

  
 15 

 (B) The letter of credit must state that it (and any proceeds drawn under
it) may be transferred any number of times by letter of credit beneficiary, without charge to the transferor or the transferee. However, to accomplish the transfer of the letter of credit, the issuer may require that the letter of credit be
surrendered to the issuer so that the issuer can provide a new substitute letter of credit that names the transferee as the beneficiary. 

(C) The minimum required dollar amount of any letter of credit issued to Landlord will depend on the date it is issued. If it
is issued before the First Adjustment Date, the minimum required amount will be $4,700,000. If it is issued on or after the First Adjustment Date, and if no Default then exists at the time of Tenant’s proposed reduction, the minimum required
amount will equal the applicable minimum amount specified as the Minimum LOC Balance set forth in Exhibit L attached to this Lease that corresponds to the most recent reduction date set forth in said Exhibit L. 

(D) The letter of credit must allow draws to be presented in a major city in USA’s contiguous 48 States. 

(E) The letter of credit must provide that it is payable at sight on presentment to the issuing bank with a simple sight draft
or drawing certificate. The letter of credit may require that the sight draft or drawing certificate be signed by a person who purports to be an authorized representative or agent of the letter of credit beneficiary. It may also require that the
sight draft or drawing certificate include a statement by the beneficiary as follows, “This draw on the letter of credit is allowed by the express terms of beneficiary’s lease with [Tenant],” A required
form of sight draft or drawing certificate, consistent with the forgoing, may be attached to the letter of credit. 
 (F) The
letter of credit must either be in the form attached as Exhibit G or in another form satisfactory to Landlord. 
 (x)
“Security Deposit Account” means a segregated bank account established and maintained by Landlord at a Qualified Bank to hold LC Proceeds, and only LC Proceeds, pending the application or return of those LC Proceeds as provided in
Section 4(f)(ii). (Any net interest earned on any Security Deposit Account will be added to the LC Proceeds in the account and will be considered LC Proceeds for purposes of this Lease.) Notwithstanding the foregoing, the Security Deposit
Account need not be segregated nor provide interest at any time when the LC Proceeds held by Landlord are less than $50,000. 
 (b)
Letters of Credit Required. 
 (i) Concurrently with its signing of this Lease, Tenant must cause the First Issuer to
issue a Qualified LC in favor of Landlord. In addition, at least 30 days before the expiration of any Letter of Credit previously delivered to Landlord, unless the expiration will occur after the End Date, Tenant must cause a Qualified Bank to issue
a new, substitute Qualified LC to Landlord to replace the expiring Letter of Credit. After 

  
 16 

 
receiving any such new, substitute Qualified LC, Landlord will promptly surrender the Letter of Credit it replaces to Tenant or to the issuer of such Letter of Credit. The initial Letter of
Credit and each substitute Letter of Credit issued to Landlord as herein provided, and any Security Deposit Account held hereunder, will serve as security for the faithful performance and observance by Tenant of all of the terms, conditions and
provisions of this Lease, including without limitation, the timely surrender of possession of the Premises to Landlord in the condition required under Section 16 below. 

(ii) If, before the End Date, the issuer of any outstanding Letter of Credit ceases to be a Qualified Bank or is placed into
receivership or conservatorship by the Federal Deposit Insurance Corporation or any successor or similar entity, then Tenant must cause another issuer, which is a Qualified Bank, to issue a new, substitute Qualified LC to Landlord no later than the
earlier of (x) the day before the expiration of the outstanding Letter of Credit or (y) 30 days after being notified by Landlord that Landlord requires the substitution. After receiving any such new, substitute Qualified LC, Landlord will
promptly surrender the Letter of Credit it replaces to Tenant or to the issuer of such Letter of Credit. 
 (c) Tenant’s Right to
Substitute or Amend. At any time, so long as no Default then exists, Tenant may substitute a new Qualified LC (as specified in the definition of Qualified LC above) for the then outstanding Letter of Credit. Without limiting the forgoing, at any
time when the amount of an outstanding Letter of Credit exceeds the minimum amount required under this Lease from time to time for any new Qualified LC, and so long as no Default then exists, Tenant may substitute a new Qualified LC for the
outstanding Letter of Credit or may amend the outstanding Letter of Credit to reflect the new reduced minimum amount in accordance with the schedule therefor attached hereto as Exhibit L. After receiving any such new, substitute Qualified LC,
Landlord will promptly surrender the Letter of Credit it replaces to Tenant or to the issuer of such Letter of Credit. Or in the alternative, after receiving any such qualifying amendment to the Letter of Credit, Landlord will accept such amendment
in writing. 
 (d) Return of the Letter of Credit After the End Date. Promptly after the End Date, Landlord will surrender any then
outstanding Letter of Credit to Tenant or to the issuer of the Letter of Credit. 
 (e) Draws on the Letter of Credit. Landlord may
draw on any Letter of Credit in whole or in part as Landlord determines in its sole and absolute discretion: 
 (i) when any
Default exists; 
 (ii) at any time within the last 30 days before the Letter of Credit will expire, unless (a) the
expiration will occur after the End Date, or (b) Landlord has received a new a new, substitute Qualified LC to replace the expiring Letter of Credit as provided in Section 4(b)(i) above; 

(iii) after any failure of Tenant to deliver a new, substitute Qualified LC as required by, and within the time specified in,
Section 4(b)(ii) above; 

  
 17 

 (iv) if any petition is filed with a court of competent jurisdiction against
Tenant, or an involuntary legal proceeding is otherwise commenced against Tenant, that seeks: 
 (v) (A) to adjudicate it a
bankrupt or insolvent or its dissolution, liquidation, or reorganization, (B) other relief under Debtor Relief Laws, or (C) the appointment of a receiver, trustee, custodian, conservator, or other similar official for it or for any of its
significant assets, and either the petition or proceeding remains undismissed or unstayed for a period of 30 consecutive days or any of the actions sought in the petition or proceeding (including the entry of an order for relief or the appointment
of a receiver, trustee, custodian, conservator, or other similar official) is ordered or approved by the court; or 
 (vi) if
Tenant files any petition or answer in any court, voluntarily commences any legal proceeding, or consents to or takes any corporate action to initiate or authorize any petition or proceeding, that seeks (l)to adjudicate it as bankrupt or insolvent
or its dissolution, liquidation, or reorganization, (2) other relief under Debtor Relief Laws, or (3) the appointment of a receiver, trustee, custodian, conservator, or other similar official for it or for any of its significant assets.

 As between Landlord and Tenant, Tenant agrees not to oppose or interfere with any draw on any Letter of Credit that is expressly permitted by the
forgoing provisions of this Section 4(e), and Landlord agrees not to make any draw on any Letter of Credit except when expressly permitted by the forgoing provisions of this Section 4(e). Tenant understands, however, that—as between
Landlord and the issuer of any Letter of Credit—nothing in this Lease will excuse the issuer from honoring the Letter of Credit. 
 Landlord will not be
required to notify Tenant or to exercise any other remedies that Landlord may have before making any draw on an outstanding Letter of Credit that is expressly permitted by this Section 4(e). Landlord may make any such draw without prejudice to
any other right or remedy available to Landlord under this Lease or Laws. 
 (f) Use of LC Proceeds. 

(i) Pending Landlord’s application or return of any LC Proceeds (in accordance with the next Section 4(f)(ii),
Landlord shall hold those LC Proceeds in one or more Security Deposit Accounts to secure Tenant’s obligations under this Lease. 

(ii) After making a draw on any Letter of Credit as provided in Section 4(e), Landlord must hold, apply or return the
resulting LC Proceeds as follows: 
  

	 	(1)	 Landlord may apply the resulting LC Proceeds in one or more of the following ways: 

 

	 	(A)	 to pay any past due Base Rent or Tenant Reimbursement Amount; 

  
 18 

	 	(B)	 to pay any liquidated claim for damages owed to Landlord by Tenant under this Lease; or 

 

	 	(C)	 as otherwise necessary to cure any outstanding Default; or 

 

	 	(2)	 Landlord may return any unapplied LC Proceeds to Tenant on or before the End Date; or 

 

	 	(3)	 If Landlord has fully drawn on the Letter of Credit pursuant to any of
sub-clauses (ii) through (vi) of Section 4(e) above, then Landlord may hold the LC Proceeds in the Security Deposit Account as a security deposit hereunder, but in the case of subclauses
(ii) and (iii), only until such time as a replacement Letter of Credit from a Qualified Issuer complying with the requirements hereof is delivered to Landlord. 

(g) Transfers by Landlord. If ownership of Project B is transferred (by sale, by operation of law, or otherwise), Landlord shall
transfer any outstanding Letter of Credit, Security Deposit Accounts, and unapplied LC Proceeds to the new owner. Tenant will cooperate in effecting all such transfers, and Landlord will cause any such new owner to accept and expressly agree to be
bound by this Lease (including all of the provisions of this Section 4) as a new Landlord. Landlord must not transfer any outstanding Letter of Credit, Security Deposit Accounts, or unapplied LC Proceeds to anyone except a new owner of Project
B in accordance with this Section 4(g). 
 (h) General Terms. Tenant further covenants that it shall not assign or encumber the
LC Proceeds or any Security Deposit Accounts or any part thereof or interest therein, and that neither Landlord nor its successors or assigns shall be bound by any such assignment or encumbrance. Landlord shall not be required to pursue or exhaust
any of its other rights or remedies against Tenant before drawing on any Letter of Credit or applying any LC Proceeds as permitted by this Section 4. In no event shall Landlord’s receipt of LC Proceeds be considered an advance payment of
Rent or liquidated damages, and in no event shall Tenant be entitled to use LC Proceeds, other than Mishandled LC Proceeds as provided below, for the payment of Rent. In the event of a transfer of the Letter of Credit by Landlord, Tenant agrees to
promptly pay all transfer fees required by the Qualified Bank and otherwise cooperate to effectuate such transfer. Notwithstanding the fact that the approved form of Letter of Credit attached hereto shows an End Date of September 30,2030,
Tenant shall be obligated to maintain the Letter of Credit required hereunder during any Renewal Term and as a condition to any extension hereof, and shall provide a new replacement Letter of Credit for such purposes no later than 30 days prior to
the expiration of any Letter of Credit. 

  
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 (i) Mishandling of LC Proceeds. Despite anything to the contrary in
other provisions of this Lease, and without limiting Tenant’s other available remedies, if Tenant obtains a final judgment against Landlord from a court with jurisdiction over Landlord stating or to the effect that Landlord’s actions have
resulted in Mishandled LC Proceeds, then: 
 (1) Tenant may elect to credit and offset (dollar for dollar) those Mishandled LC Proceeds, to
the extent they are not otherwise recovered by Tenant, against any current or future unpaid payments of Base Rent; provided, however, the offset permitted against any monthly installment of Base Rent owed by Tenant to Landlord will not exceed 50% of
that monthly installment; and 
 (2) the minimum required dollar amount of any Qualified LC subsequently issued to Landlord, as described in
Section 4(ix)(C) above, will be reduced by the amount of those Mishandled LC Proceeds. 
 5. CONDITION OF PREMISES. 

(a) Delivery Condition. 

(i) Except as otherwise provided in this Lease: (1) Landlord will not be obligated to alter, remodel, decorate, clean or
improve the Premises or the Property or to demolish and/or remove any improvements, equipment or property located in the Premises (or to provide Tenant with any credit or allowance for any of the foregoing); (2) no representation regarding the
condition of the Premises or the Property have been made by or on behalf of Landlord or relied upon by Tenant; and (3) Tenant shall accept the Premises in an “as-is” “where-is” condition and configuration on the date upon which Landlord delivers possession thereof to Tenant, except that Landlord shall perform the Landlord’s Work described in Section 5(b)(i)
below in a good and workmanlike manner and in accordance with all Laws, including local zoning ordinances and building codes. 

(ii) Tenant, at its expense, shall (x) obtain any and all certificates of occupancy, special use permits, sign permits,
business licenses and other permits and licenses which may be required by applicable Law for Tenant’s use and occupancy of the Premises (“Required Use Permits”), and (y) make any and all improvements, alterations and
additions within the Premises (other than Landlord’s Work) which may be required to obtain such Required Use Permits. The failure of Tenant to obtain any such Required Use Permit shall not be a condition precedent to Tenant’s obligation to
pay Rent or to perform any of its other obligations hereunder or affect the validity of this Lease. 
 (iii) Landlord
represents to Tenant that, as of the Effective Date, Landlord has no actual knowledge of, and has received no notice from any Governmental Authority of, any material outstanding violations of Environmental Laws or other Laws based on the condition
of Project B. 
 (iv) Nothing in this Section 5(a) will excuse the obligations expressly imposed on Landlord by other
provisions of this Lease to make repairs or replacements at Project B. 

  
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 (b) Landlord’s Work. 

(i) Landlord agrees to perform certain tenant improvement work (“Landlord’s
Work”) in the Premises shown or described in Exhibit F attached hereto. The scope of Landlord’s Work described in Exhibit F has been heretofore approved by Landlord and Tenant. Approval by Landlord of
Landlord’s Work and the Construction Drawings (as hereinafter defined), shall not constitute any warranty by Landlord to Tenant of the adequacy of the design therein for Tenant’s intended use of the Premises nor shall Landlord’s
approval of Landlord’s Work create any liability or responsibility on the part of Landlord for the compliance thereof with applicable statutes, ordinances, regulations, laws, codes and industry standards relating to handicap discrimination
(including, without limitation, the Americans with Disabilities Act). 
 (ii) Attached hereto as Exhibit F-1 is a contractor’s cost estimate for the work described therein which estimates the cost of Landlord’s Work, excluding the Construction Management Fee, provided that such estimate is only an
estimate and not an assurance or guaranty of the maximum cost of Landlord’s Work, and as such remains subject to change. Tenant hereby acknowledges that the performance of Landlord’s Work will occur during normal business hours and may
extend beyond the Delivery Date while Tenant is in occupancy of the Premises. Except as provided in Section 5(f) below, no interference to Tenant’s business operation in the Premises caused by Landlord’s Work shall operate to postpone
the Commencement Date, entitle Tenant to any abatement of Rent, constitute a constructive eviction or give rise to any liability of Landlord. 

(iii) Tenant and Landlord shall cooperate and coordinate any concurrent work in the Premises. Landlord shall use reasonable
efforts to minimize the disruption to Tenant’s construction in or use of the Premises caused by the performance of Landlord’s Work, and Tenant shall use reasonable efforts to minimize the disruption to the performance of Landlord’s
Work caused by Tenant’s construction or use of the Premises. 
 (c) Construction Drawings. Landlord shall prepare final
construction drawings and specifications for Landlord’s Work (the “Construction Drawings”) based upon and consistent with the description of Landlord’s Work in Exhibit F and any plans, drawings, specifications,
finish details and other information furnished by Tenant to Landlord. Tenant shall approve or give reasons for disapproval of the Construction Drawings within five (5) days after receipt of same from Landlord. Any such disapproval by Tenant
must be reasonable. If reasonably disapproved by Tenant, Landlord will promptly make revisions to the Construction Drawings to address the reasons for disapproval and resubmit the Construction Drawings for Tenant’s approval. Tenant shall
reimburse to Landlord the out of pocket cost paid by Landlord to any third party design professionals or contractors for preparing the Construction Drawings, subject to application of the Allowance against such cost. 

  
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 (d) Allowance. 

(i) Landlord shall perform the Landlord’s Work shown in accordance with the Construction Drawings and in accordance with
the other requirements of this Lease. Landlord’s construction manager for the Landlord’s Work shall be Langford Realty Management, who shall supervise the general contractor selected by Landlord. Landlord shall pay for a portion of the
cost of the Landlord’s Work (i.e., the sum of the Hard Costs of Landlord’s Work and the Construction Management Fee) in an amount (the “Allowance”) not to exceed the Maximum Allowance and Tenant shall pay for any and all
costs and expenses associated with the Landlord’s Work (including, without limitation, such additional expenses which result from any special work, materials, finishes or installations required by Tenant, unforeseen field conditions, or from
any delays in the Landlord’s Work occasioned by Tenant) in excess of the Maximum Allowance, if any (“Tenant’s Excess Share”). The Allowance may be used and applied only against the cost of labor and
materials, general contractor’s overhead and profit, contractors* insurance, taxes, bonds and permit fees, impact fees and other similar fees required (collectively, “Hard Costs”) in connection with Landlord’s Work,
except that (x) up to $[******] (i.e., $[******] per rentable square foot of the Premises) of the Allowance may be used by Tenant to reimburse Tenant for the following documented,
out-of-pocket “soft” costs incurred by Tenant: costs paid by Tenant for the purchase and installation of Tenant’s furniture, fixtures and equipment,
architectural and engineering fees and the Construction Management Fee (defined below), (y) up to $[******] (i.e., $[******] per rentable square foot of the Premises) of the Allowance may be used by Tenant to reimburse Tenant for the Hard Costs of
Tenant’s Work, and (z) any unused Allowance may be used for approved change orders as provided in Section 5(i) below. 

(ii) All costs of Landlord’s Work (which shall include the Construction Management Fee [defined below], which Construction
Management Fee shall be deducted from the Allowance by Landlord) in excess of the Maximum Allowance shall be paid by Tenant to Landlord upon Landlord’s demand therefor. Tenant shall not be entitled to any credit or payment from Landlord for any
portion of the Allowance not utilized by Tenant on or before the date that is nine (9) months after the Commencement Date of the Term of the Lease. 

(iii) For purposes hereof, the “Construction Management Fee” shall equal the sum of (x) $[******] plus
(y) two percent (2%) of the difference of (i) $[******] subtracted from (ii) the total of all Hard Costs of Landlord’s Work and all architectural and engineering fees incurred by Landlord. 

(iv) Notwithstanding anything to the contrary herein, in addition to the Allowance, Landlord shall contribute $[******] towards
the cost of Landlord’s Work, representing half of certain costs associated with the construction of the demising wall between the Premises and other premises, plus the amount of $[******] representing the contractor’s overhead therefor,
for a total contribution of $[******]. 
 (e) Substantial Completion. Landlord shall use commercially reasonable efforts to cause
Landlord’s Work to be Substantially Complete within a reasonable period of time after this Lease is fully executed and delivered. Landlord’s Work shall be deemed “Substantially Complete” on the earliest date upon which all
of Landlord’s Work has been completed in substantial compliance with the Construction Drawings and the requirements of this Lease, other than any minor details of construction, mechanical adjustment or any other similar matter, the
noncompletion of which would not materially interfere with Tenant’s use of the Premises (“Punch 

  
 22 

 
List Items”); provided, however, if Landlord is delayed in completing Landlord’s Work because of a Tenant Delay, then Landlord’s Work shall be deemed to be Substantially
Complete on the earliest date (as reasonably determined by Landlord’s architect) that Landlord’s Work would have been Substantially Complete but for such Tenant Delay. As used herein, “Tenant Delay” shall mean a delay in
Substantial Completion that would not have occurred but for (i) Tenant’s failure to furnish any information or approvals which Landlord reasonably requests in connection with Landlord’s Work within five (5) days after
Tenant’s receipt of such request, (ii) any special equipment or materials requested by Tenant which have unusually long lead times; (iii) any changes in Landlord’s Work or in the Construction Drawings requested by Tenant after
the initial approval of the Construction Drawings, or (iv) any delay in the performance of any Landlord’s Work resulting from the concurrent performance of Tenant’s Work in the Premises. When Landlord’s Work—other than Punch
List Items—has been (or is about to be) completed, Landlord shall give Tenant written notice thereof. Within three (3) business days after Tenant’s receipt of such notice, Landlord and Tenant shall conduct a walk-through of the
Premises and prepare a joint list of Punch List Items identifying any incomplete or incorrect items of Landlord’s Work. Landlord will thereafter complete and/or correct such Punch List Items with reasonable diligence. 

(f) Landlord Delays. The parties anticipate that Landlord’s Work will be Substantially Complete on or before September 1,
2018, subject to extension for any Tenant Delays (the “Anticipated Completion Date”). If, however, Landlord does not Substantially Complete Landlord’s Work by the date (the “Deadline Completion Date”) which is
ninety (90) days after the Anticipated Completion Date for any reason other than a Tenant Delay, this Lease shall continue in full force and effect, and Landlord shall have no liability to Tenant by reason thereof; provided that for each day
(if any) after the Deadline Completion Date (which Deadline Completion Date is subject to extension for Tenant Delays, if any) that Tenant’s opening for business in the Premises is postponed beyond Tenant’s anticipated opening date of
February 1, 2019 as a result of Landlord’s failure to Substantially Complete Landlord’s Work on or before the Deadline Completion Date, Tenant shall be entitled to one day of rent abatement, as its sole remedy for such delay.
Notwithstanding the foregoing to the contrary, the parties acknowledge that obtaining permits after April 5, 2018, and having the applicable authorities determining that the 2009 IECC is applicable to Landlord’s Work and Tenant’s
Work, shall be deemed Tenant Delays. Further, if issuance of the permit required to perform Tenant’s Work is delayed solely as a result of incomplete or incorrect Landlord’s Work, and if such delay in issuance of such permit delays
Tenant’s substantial completion of Tenant’s Work for more than ninety (90) days after Tenant notifies Landlord of such permit delay, this Lease shall continue in full force and effect, but for each day (if any) after such 90-day period (subject to extension beyond 90 days by the number of days of Tenant Delays, if any) that Tenant’s opening for business in the Premises is postponed beyond Tenant’s anticipated opening date
of February 1,2019, Tenant shall be entitled to one day of rent abatement, as its sole remedy for such delay. With respect to the Base Rent accruing for any given day, the foregoing abatement remedies in this subsection 5(f) shall be mutually
exclusive and not cumulative. 
 (g) Assignment of Contractor and Vendor Warranties. Landlord agrees to assign to Tenant all
contractors’ and manufacturers’ warranties for Landlord’s Work received by Landlord. Such contractors’ warranties shall expire no sooner than one year after Landlord’s Work is Substantially Complete. 

  
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 (h) Payment. Prior to commencing the Landlord’s Work, Landlord will submit to
Tenant a written statement of (a) the cost of the Landlord’s Work, which cost shall include the Construction Management Fee for Landlord’s field supervision, administration and overhead, and (b) Tenant’s share of the cost of
the Landlord’s Work. Tenant agrees, within five (5) days after receipt of such a statement of cost, to execute and deliver to Landlord, in the form then reasonably proposed by Landlord, an authorization to proceed with the Landlord’s
Work, and Tenant shall also then pay to Landlord the amount (if any) reasonably estimated and set forth in Landlord’s statement for Tenant’s Excess Share. Delays in the performance of the Landlord’s Work resulting from the failure of
Tenant to comply with the provisions of the preceding sentence shall be deemed to be delays caused by Tenant. None of Landlord’s Work shall be commenced until Tenant has fully complied with the preceding portions of this Section 5(f). 

(i) Change Orders. Landlord shall have no obligation to implement any change to the Landlord’s Work specified in the Construction
Drawings unless (1) Landlord and Tenant have agreed on a written change order that describes the change, in the form then reasonably proposed by Landlord, including Tenant’s authorization to proceed with such change order, and
(2) Tenant shall have paid to Landlord the increase (if any) in Tenant’s Excess Share that will be caused by the change order, as reasonably estimated by Landlord (and the cost of the change order shall include the amount of the increase
in the Construction Management Fee based on including the cost of such change order in the cost of Landlord’s Work). If Tenant does not to execute and deliver to Landlord such authorization to proceed with the change order and pay any increase
in Tenant’s Excess Share as a result thereof, within five (5) days after Landlord’s request, Landlord shall proceed to perform only Landlord’s Work specified in the Construction Drawings and not the change order. 

(j) Early Access. Landlord grants to Tenant and Tenant’s agents a license to enter the Premises after this Lease is fully executed
and delivered and before the Commencement Date (the “Early Access Date”), in order for Tenant to start moving its equipment into the Premises, subject to the following conditions: 

(i) Prior to entering the Premises, Tenant shall provide Landlord certificates of insurance (as required by Section 11(f)
below). 
 (ii) Tenant’s agents, contractors, workmen, mechanics, suppliers and invitees shall work in harmony and not
interfere with Landlord and Landlord’s agents in performing Landlord’s Work, any Landlord’s work in other premises and in common areas of the Building, or the general operation of the Building. If at any time such entry shall cause or
threaten to cause such disharmony, Landlord may withdraw such license upon twenty-four (24) hours’ prior written notice to Tenant until such disharmony is corrected. 

(iii) Any such entry into and occupation of the Premises by Tenant shall be deemed to be under all of the terms, covenants,
conditions and provisions of the Lease, excluding only the covenant to pay Rent before the Commencement Date and specifically including the provisions of Sections 11,12 and 25(s) of this Lease. Landlord shall not be liable for any injury, loss or
damage which may occur to any of Tenant’s equipment or other property placed in the Premises prior to the Commencement Date, the same being at Tenant’s sole risk and liability. Tenant shall be liable to Landlord for any damage to the
Premises or to any portion of Landlord’s Work caused by Tenant or any of Tenant’s employees, agents, contractors, workmen or suppliers. 

  
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 6. UTILITIES. 

(a) Tenant’s Utilities. Tenant shall directly obtain from, and contract with the applicable utility or service
provider and pay for, all gas, electricity, local and long distance telephone, security, alarm, office cleaning and any other services or utilities (individually, a “Utility” and collectively the “Utilities”)
which Tenant desires within the Premises or which may be legally required within the Premises for Tenant’s use and occupancy of the Premises. If by agreement of Landlord and Tenant, Landlord will itself provide any Utility to the Premises or
the Building, then (i) Tenant shall pay to Landlord all costs of furnishing such Utility to the Premises, if such Utility is separately submetered to the Premises (or Landlord is otherwise able to fairly allocate the cost of such Utility to the
Premises), or (ii) all costs for furnishing such Utility to the Building shall be included in Expenses, if such Utility is commonly metered to the Premises together with any or all other tenant spaces located in the Building. In addition to
paying the cost of Utilities consumed in the Premises, and notwithstanding anything to the contrary in this Lease, Tenant must also pay for the costs of Utilities consumed by, and maintain, repair and replace at Tenant’s sole cost, the Outside
Equipment. 
 (b) Interruptions in Utilities. Tenant agrees that Landlord shall not be liable for damages for any failure or
interruption in furnishing any Utility; nor shall any such failure or interruption be considered to be an eviction or disturbance of Tenant’s use of the Premises, or relieve Tenant from its obligation to pay any Rent when due or from any other
obligations of Tenant under this Lease. Notwithstanding the foregoing, if any such interruption or discontinuance is caused by the gross negligence of Landlord or Landlord’s agent or contractor, and such interruption or discontinuance continues
for five (5) consecutive business days and as a result thereof Tenant is unable to and does not use all or any significant portion of the Premises for the normal conduct of business or any other purpose (except storage of Tenant’s
property) then for so long as the interruption or discontinuance continues thereafter, Rent shall be abated in proportion to the portion of the Premises which Tenant is unable to use as a result of the interruption or discontinuance of services,
provided that in the event the condition exists solely in the Premises, the abatement shall not commence until the sixth (6th) consecutive business day after Tenant notified Landlord of such condition. 

7. RULES AND REGULATIONS. Tenant shall observe and comply, and shall cause the Tenant Parties to observe and comply, with the
rules and regulations listed on Exhibit D attached hereto and with such reasonable modifications and additions thereto as Landlord may make from time to time for the benefit of all tenants of Project B, including Tenant (collectively, the
“Rules and Regulations”). Landlord shall not be liable for the failure of any person to obey the Rules and Regulations. Despite the foregoing, however, Tenant shall not be required to comply with any Rules and Regulations
that conflict with the other provisions of this Lease or that are written or applied in a manner that discriminates against Tenant as compared to Landlord’s other tenants. 

  
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 8. CERTAIN RIGHTS RESERVED TO LANDLORD. Landlord reserves the following
rights, each of which Landlord may exercise without notice to Tenant and without liability to Tenant, and the exercise of any such rights shall not be deemed to constitute an eviction or disturbance of Tenant’s use or possession of the Premises
and shall not give rise to any claim for set-off or abatement of rent or any other claim: 
 (a) to
change the name or street address of the Building or the Premises, provided that Landlord reimburses Tenant for costs (not to exceed $500) incurred reprinting reasonable quantities of Tenant’s printed business materials which are then in stock
and which is rendered obsolete by reason of such relocation; 
 (b) to install, affix and maintain any and all signs on the exterior or
interior of the Building, but not on the interior of the Premises or the exterior of the Building where the signs would appear to be associated with Tenant, except in each case for directional signs or signs required by law or for safety; 

(c) to make repairs, decorations, alterations, additions, or improvements, whether structural or otherwise, in and about the Property, but
outside the Premises (other than in the Reserved Areas), including, without limitation, alterations of the location or configuration of all common electrical, plumbing and life safety units, systems and equipment, driveways, entrances, fire lanes,
sidewalks, parking areas, staging areas, lawns and landscaped areas (collectively, the “Common Areas”); provided that all such work by Landlord is done in a manner that does not prevent or significantly interfere with Tenant’s
use of or access to the Premises or with the parking allocated to Tenant as provided in Section 25(t) below; 
 (d) (d) to grant to any
person or to reserve unto itself the exclusive right to conduct any business or render any service in or to the Property, except in the Premises, and so as long as such right does not preclude Tenant from using the Premises for the purposes stated
herein; 
 (e) to inspect the Premises at reasonable times after reasonable notice to Tenant; 

(f) show the Premises to prospective purchasers, investors and lenders at any time and to prospective tenants during the last 12 months of the
Term; 
 (g) to show to prospective tenants and to prepare the Premises for reoccupancy at any time after Tenant has abandoned or been
evicted from the Premises; 
 (h) to install, use and maintain in and through the Premises pipes, conduits, wires and ducts serving the
Building, provided that such installation, use and maintenance does not unreasonably interfere with Tenant’s use of the Premises; 
 (i)
to regulate delivery and usage of the loading docks, staging areas, drive aisles and parking areas within the Common Areas; provided that such regulation does not unreasonably interfere with Tenant’s use of the Premises or Tenant’s non-exclusive use of the Common Areas as contemplated by other provisions of this Lease; and 
 (j) to take
any other action which Landlord deems reasonable in connection with the operation, maintenance or preservation of the Property, including, without limitation, entering the Premises to gain access to any utility facility or roof accessway in the
Premises; provided that such entry does not unreasonably interfere with Tenant’s use of the Premises or Tenant’s non-exclusive use of the Common Areas as contemplated by other provisions of this
Lease. 

  
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 9. MAINTENANCE AND REPAIRS. 

(a) Tenant’s General Maintenance. Except as otherwise provided in other provisions of this Lease, Tenant, at its
expense, shall keep and maintain the Premises in good order, condition and repair (including making any necessary replacements) and in compliance with all applicable Laws. All maintenance, repairs or replacements shall be performed by Tenant in a
good, workmanlike and lien-free manner, consistent with the quality of labor and materials used in the initial build-out of the Premises and in accordance with all applicable Laws. Tenant’s obligations
hereunder shall include, without limitation, all repairs and replacements to: HVAC units, doors, loading docks, windows, interior walls, interior portions of exterior walls, ceilings, floors, utility meters, those ducts, shafts, vents, pipes and
conduits located inside of, on or exclusively serving the Premises, and those ducts, shafts, vents, pipes and conduits (if any) located outside of the Premises and which are installed by or on behalf of Tenant. Tenant’s obligations hereunder
shall also include maintaining in good order, condition and repair, all mechanical, electrical, plumbing, sprinkler, alarm and other systems and equipment located inside of, on or exclusively serving the Premises, and all supplemental or special
heating or air conditioning units installed by Tenant to exclusively serve the Premises. Notwithstanding the foregoing, Tenant shall make no alteration to or adjustment of the HVAC Units or of any sprinkler or alarm units, equipment or systems
serving the Building or the Premises, without Landlord’s prior written consent. All glass, both interior and exterior, in or on the Premises shall be at the sole risk of Tenant, and any glass broken shall be promptly replaced by Tenant with
glass of the same kind, size and quality. Tenant shall commit no waste to the Premises, and shall initiate and carry out a program of regular maintenance and repair of the Premises, including without limitation, the painting and refinishing of
interior areas when reasonably needed. Tenant will not use electricity in excess of the electric service capacity limits specified in Exhibit F, as those capacity limits may be increased from time to time by reason of Tenant’s
installation, but only after obtaining Landlord’s prior written approval, of any additional electrical wiring or related equipment which may be required for the increase. Notwithstanding anything to the contrary in this Lease, Tenant shall
maintain, repair and replace, at Tenant’s sole cost, the Outside Equipment. 
 (b) Exceptions to Tenant’s
Maintenance Obligations. Nothing in this Section 9 will obligate Tenant to (1) provide any maintenance for or repairs or replacements to the Building that any of Section 9(d) obligates Landlord to provide (although this clause
(1) will not excuse Tenant’s obligation to reimburse Landlord for repairs required because of damage to the Building caused by Tenant itself when the waiver in Section 11(g) does not apply); (2) repair or rectify Structural Defects,
which are the subject of Section 9(e); (3) make repairs or replacements after a fire or other casualty that Section 13 requires Landlord to make; (4) make repairs or replacements after a Taking that Section 14 requires Landlord
to make; (5) make payments or reimbursements that are excused by Landlord’s waivers in Section 11(g); or (6) rectify or mitigate Excluded Environmental Conditions (as defined in Section 22(a)(v) below). Also,
Tenant’s obligation to maintain the Premises will be subject to Ordinary Wear and Tear. As used in this Lease, “Ordinary Wear and Tear” means the deterioration of any item of tangible property that results
from ordinary uses (consistent with the purposes for which the item was designed and constructed or 

  
 27 

 
manufactured) during the intervals between (and despite) periodic maintenance, repairs, or replacements of parts or components that a responsible prudent owner of the item would ordinarily do to
keep the item in good working condition. Under this definition, Ordinary Wear and Tear will not include damage or deterioration that such ordinary periodic maintenance, repairs, or replacements would prevent, nor will it include damage or
deterioration that results from negligence, carelessness, accident, misuse or abuse of the item 
 (c) Garbage Storage/Removal.
Tenant, at its expense, shall cause the removal of all garbage, debris and refuse (collectively, the “Garbage”) from the Premises at reasonable intervals, and shall, prior to removal, store the Garbage in appropriate refuse
containers and otherwise abide by all Rules or Regulations imposed by Landlord with respect thereto, or as otherwise required by applicable Law. Tenant may store Garbage in one or more dumpsters located outside the Premises as shown in Exhibit
C or in other areas (if any) expressly designated by Landlord outside the Premises. 
 (d) Landlord’s General
Maintenance. Subject to Ordinary Wear and Tear, Landlord shall keep and maintain in good order, condition and repair and in compliance with applicable Laws, the roof, exterior walls (except doors, windows and interior portions of exterior
walls), foundation, and structural portions of the Building (the “Building Shell”) and all Common Areas (excluding Tenant’s Outside Equipment), the cost of which shall be included in Expenses (except Excluded Costs).
Landlord shall not be in default with respect to its obligations to make any repairs unless and until Tenant has given written notice to Landlord of the need to make such repairs, and Landlord has failed to commence to make such repairs within a
reasonable time after receipt of such notice, or fails to proceed with reasonable diligence to complete such repairs. Subject to the waiver in Section 11(g) for damage by fire or other casualty, Tenant shall reimburse Landlord for the cost of
any such repairs to the Building necessitated by the negligent acts or omissions of any Tenant Party. 
 (e) Structural Defects.
Without limiting the foregoing, after the discovery of any defects in the Building Shell (“Structural Defects”) that materially and adversely affect the permitted use of the Premises by Tenant, Landlord must make repairs as
necessary to rectify those Structural Defects. (Structural Defects may include, for example, defective steel or concrete within slab floors or load bearing walls of the Premises, but will not include, for example, defective floor coverings,
sheetrock, or wall coverings within the Premises.) The cost of rectifying Structural Defects will not be included in Expenses. 
 (f)
Excluded Environmental Conditions. Landlord shall rectify or mitigate Existing Environmental Conditions that are known or discovered—to the extent, if any, required by any Governmental Authority enforcing Environmental Laws. Costs
associated with Excluded Environmental Conditions will not be included in Expenses. 
 (g) HVAC Maintenance. Tenant, at its expense,
shall (i) engage a reputable, licensed HVAC contractor approved by Landlord, to keep and maintain in good condition and repair (and to make all necessary replacements thereof) and in compliance with all applicable Laws, all rooftop heating and
air conditioning units exclusively serving the Premises (the ‘HVAC Units”), and (ii) provide Landlord with a copy of the applicable HVAC maintenance contract, which contract shall include at least quarterly inspections and cleaning of
such HVAC Unit(s), and 

  
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all inspection reports generated under the maintenance contract. Tenant shall also perform or cause the HVAC contractor to perform such adjustments and servicing to the HVAC Units as each such
inspection report recommends or requires and any additional repairs, testing and servicing to the HVAC Units as shall be necessary and reasonably requested by Landlord. Notwithstanding the foregoing to the contrary, Landlord, at its sole option,
upon at least thirty (30) days prior written notice to Tenant, may itself engage a HVAC contractor selected by Landlord to keep and maintain the HVAC Units in good condition and repair (and make all necessary replacements thereof) and in
compliance with all applicable Laws, the cost of which shall be included in Expenses (and apportioned between only those tenants of the Building for which Landlord provides such HVAC maintenance services). 

10. TENANT’S WORK. 

(a) Requirements. Tenant shall not make any addition (including the installation of Tenant signage on the exterior of the Premises),
alteration, or improvement to Project B (an “Alteration”), other than Allowed Interior Alterations, without the prior written consent of Landlord, which consent will not be unreasonably withheld, delayed, or conditioned. However,
Tenant may make, at its sole expense, Allowed Interior Alterations consistent with the Permitted Uses, including alterations to make the Premises ready for Tenant’s initial occupancy. “Allowed Interior Alteration” means an
addition, alteration, or improvement entirely within the interior of the Premises that (1) does not involve any structural changes to or penetrations of the Building Shell, (2) will not adversely affect the Building’s common systems
(if any), including any common HVAC, plumbing, electric, or other systems outside the Premises, and (3) is done in accordance with all Laws, including local building codes, and (4) the estimated cost thereof does not exceed $250,000,
provided, however, that the performance of the Allowed Interior Alteration shall remain subject to all of the other provisions of this Section 10. Any Alteration which Tenant desires to perform in or for the Premises is hereinafter called
“Tenant’s Work”. (To be clear, Tenant’s Work will not include Landlord’s Work or the installation or removal of personal property, including Tenant’s clothes cleaning equipment. However, the
attachment of any such personal property to the Building will constitute Tenant’s Work, and thus the attachment itself will be subject to the terms and conditions of this Section. If, for example, Tenant wants to bolt any item of Tenant’s
clothes cleaning equipment to the slab floor of the Building, Tenant must (A) have Landlord’s prior written consent— as would be required for any Alteration involving a penetration of the slab floor; and (B) comply with the
requirements listed in the next sentence regarding submissions for Landlord’s prior approval.) In the event Tenant proposes to perform any Tenant’s Work other than Allowed Interior Alterations, Tenant shall, prior to commencing such
Tenant’s Work, submit to Landlord for prior written approval: (i) initial detailed plans and specifications (and Tenant shall thereafter submit to Landlord for approval, any and all proposed changes to such plans and specifications or the
Tenant’s Work); (ii) a list of the names, addresses and copies of contracts for all contractors; (iii) a detailed cost estimate for the Tenant’s Work; (iv) all necessary permits evidencing compliance with all applicable
governmental rules, regulations and requirements; (v) certificates of insurance in form and amounts reasonably required by Landlord, naming the Landlord Parties as additional insureds; (vi) all other documents and information as Landlord
may reasonably request in connection with such Tenant’s Work. Tenant shall pay to Landlord within thirty (30) days after billing, (y) an amount equal to the sums paid by Landlord for third party examination of Tenant’s plans and
specifications for any Tenant’s Work (excluding Allowed Interior Alterations), and (z) a fee for Landlord’s oversight and coordination 

  
 29 

 
of such Tenant’s Work (excluding Allowed Interior Alterations) equal to five percent (5%) of the cost of such Tenant’s Work. Landlord’s approval of any Tenant’s Work shall not
constitute a representation by Landlord that such Tenant’s Work complies with applicable Laws or will be adequate for Tenant’s use. All Tenant’s Work shall be performed in a good and workmanlike manner and in compliance with all
applicable Laws. In addition, all Tenant’s Work other than Allowed Interior Alterations shall be performed in accordance with plans and specifications approved by Landlord as provided in this Section 10(a) and shall meet or exceed the
standards for construction and quality of materials reasonably established by Landlord for the Building. 
 (b) Ownership. All real
property improvements included in or resulting from Tenant’s Work shall be owned by Landlord and shall remain upon the Premises upon the end of the Term without compensation to Tenant; provided, however, Landlord, by written notice to Tenant
given within sixty (60) days prior to the end of the Term, may require Tenant to remove, at Tenant’s expense, any Tenant’s Work of a nature that would require removal and repair costs that are materially in excess of the removal and repair
costs associated with standard industrial/office improvements (for example, internal stairways, raised floors, personal baths and showers, vaults, elevators, rolling file systems, conveyor systems, cranes, racks, or other structural alterations or
modifications), (collectively referred to as the “Required Removables”). The Required Removables designated by Landlord shall be removed by Tenant before the end of the Term. Notwithstanding the foregoing, Tenant may, before
undertaking any Tenant’s Work, request in writing that Landlord advise Tenant whether such Tenant’s Work or any portion of such Tenant’s Work will be designated as a Required Removable. Within ten (10) days after receipt of
Tenant’s request, Landlord shall advise Tenant in writing as to which portions of such Tenant’s Work, if any, will be considered to be Required Removables. 

(c) Liens. Upon completion of any Tenant’s Work, Tenant shall promptly furnish Landlord with (i) full and final waivers of
lien covering all labor and materials included in such Tenant’s Work, and (ii) ‘‘as- built” plans for such Tenant’s Work (excluding Allowed Interior Alterations). . If any
mechanic’s lien is filed against the Property, or any part thereof, arising out of or alleged to arise out of any Tenant’s Work (including Allowed Interior Alterations), Tenant shall within twenty (20) days after written notice
thereof, cause such lien to be released of record (either by payment in full or by appropriate statutory bonding procedure, if applicable). If Tenant fails to have such Hen so released, then Landlord, without investigating the validity of such lien,
may pay or discharge such lien, and Tenant shall reimburse Landlord upon demand for the amount so paid by Landlord, including Landlord’s expenses and attorneys’ fees. 

11. INSURANCE. 
 (a)
Landlord’s Property Insurance. Landlord shall purchase and maintain in effect throughout the Term, (i) policies of insurance (the “Landlord’s Property Insurance”) covering the
Property. The Landlord’s Property Insurance: 
 (i) will be for the benefit of and shall name (x) Landlord as named
insured and (y) each Mortgagee, under a standard New York Mortgagee Clause; 
 (ii) will provide “special
form” (formerly known as “all risk”) coverage and shall include loss of rents for at least one (1) year; 

  
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 (iii) may also cover such other risks or hazards which are now or may
hereafter be customarily insured against with respect to properties similar in construction, design, general location, use and occupancy to the Property; and 

(iv) will cover 100% of the replacement cost of the Building and other real property improvements at Project B (excluding, at
Landlord’s option, excavation, foundations, and footings below the surface of the ground or below the lowest basement level), including all improvements made as part of Landlord’s Work. 

(b) Landlord’s Liability Insurance. Landlord shall also maintain commercial general liability insurance (the
“Landlord’s Liability Insurance”) for accidents in the Common Areas, providing a minimum limit of $[******] per occurrence and $[******] in the aggregate. The cost of the Landlord’s Property Insurance
and the Landlord’s Liability Insurance shall be included in Expenses. 
 (c) Tenant’s Property Insurance.
Tenant shall purchase and maintain in effect throughout the Term, (i) policies of insurance, with responsible companies authorized to do business in the State of Texas(the “Tenant’s Property Insurance”)
covering all of Tenant’s tangible personal property in the Premises (“Tenant’s Property”), including all office furniture, trade fixtures, office equipment, machinery, moveable partitions, moveable wall and
floor coverings, inventory, merchandise, racking, and equipment. The Tenant’s Property Insurance will: 
 (i) will be
for the benefit of and shall name Tenant as named insured, and it may also be for the benefit of any lender to Tenant who has a security interest in any of Tenant’s Property; 

(ii) will provide “special form” (formerly known as “all risk”) coverage; 

(iii) may also cover such other risks or hazards which are now or may hereafter be customarily insured against with respect to
properties similar to Tenant’s Property in the Premises; and 
 (iv) will cover 100% of the replacement cost of the
Tenant’s Property in the Premises. 
 (d) Tenant’s Liability Insurance. Tenant shall also maintain commercial
general liability insurance (the “Tenant’s Liability Insurance”) for accidents in the Premises, providing a minimum limit of $[******] per occurrence and $[******] in the aggregate. The Tenant’s
Liability Insurance will: 
 (i) be written on an “occurrence” basis using the ISO’s current commercial
general liability policy form (CG 0001) (the “Standard CGL Policy”) or another equivalent policy form; 

(ii) be endorsed to include Landlord, Landlords property manager, and such other parties in interest as Landlord may from time
to time reasonably designate (by name) to Tenant in writing (“Other Designated Additional Insureds”) as additional insureds using ISO form CG 2011, without modification, or another equivalent substitute form providing
the same or greater coverage to Landlord and the Other Designated Additional Insureds; 

  
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 (iii) contain no other endorsements or added special provisions that limit
or exclude such coverage of Landlord or Other Designated Additional Insureds because of their negligence; 
 (iv) contain no
endorsement or other added special provision that deletes or limits the Standard CGL Policy’s separation of insureds provision; and 

(v) contain no endorsement or other added special provision that deletes or limits the Standard CGL Policy’s contractual
liability coverage for “insured contracts”. 
 (e) Tenant’s Worker’s Compensation
Insurance. Tenant shall also maintain commercial workers’ compensation insurance with statutory limit covering, at the Premises, Tenant’s employment of workers and anyone for whom Tenant may be liable for workers’ compensation
claims. (To be clear, workers’ compensation insurance is required and no alternative forms of insurance are permitted.) Tenant shall also maintain employer’s liability insurance with a policy limit of not less than $[******] each accident,
and $[******] disease-each employee. The insurance policies required under this Section 11(e) will be endorsed to waive the insurance carriers’ right of subrogation against Landlord. 

(f) Insurance Certificates. On or before the earlier to occur of the Lease Commencement Date and the date Tenant takes possession of the
Premises, Tenant shall furnish to Landlord and its Property Manager, “ACORD form” certificates of insurance (or equivalent evidence of insurance) as confirmation of the aforesaid insurance coverage, including naming Landlord and
Landlord’s Property Manager as additional insureds on a primary non-contributory basis under the Tenant’s Liability Insurance. Also, at least ten (10) days before the expiration date of any
policy required of Tenant, and otherwise promptly after any renewal or replacement of any such policy if it is renewed or replaced before it expires, Tenant must provide a new certificate of insurance to Landlord to confirm the continuation of
coverage. 
 (g) Other Insurance Provisions and Requirements. The insurance requirements set forth above in this Section 10(c)
are independent of the waiver, indemnification, and other obligations under this Lease and will not be construed or interpreted in any way to restrict, limit or modify the waiver, indemnification and other obligations or to in any way limit any
party’s liability under this Lease. In addition to the requirements set forth in this Section 11(g), the insurance required of Landlord or Tenant under this Lease must be issued by an insurance company with a rating of no less than A-VIII in the current Best’s Insurance Guide and must be admitted to engage in the business of insurance in the state in which the Building is located. Tenant is responsible for providing Landlord and
Landlord’s Property Manager with copies of any and all cancellation and non-renewal notices for each policy required to be carried hereunder, 30 days prior to such cancellation or non-renewal (10 days for non-payment of premium). Landlord shall have the right to approve all deductibles and self-insured retentions under Tenant’s Liability Policy,
subject to the following: (1) Landlord will not require any lower self insured retention or deductible under Tenant’s Liability Policy than the self insured retention and deductibles applicable to Landlord’s Liability Policy; and
(2) in any event, such approval shall not be unreasonably withheld, conditioned or delayed. 

  
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 (h) Waivers of Subrogation. Notwithstanding anything to the contrary set forth
herein: 
 (i) Waiver by Tenant. Landlord shall not be liable (by way of subrogation or otherwise) to Tenant or anyone
claiming through Tenant (including any insurance company insuring Tenant’s property) for any loss or damage to Tenant’s Property in or around the Premises that is caused by a fire or other casualty which is insured or required by this
Lease to be covered under Tenant’s Property Insurance, EVEN IE SUCH LOSS OR DAMAGE MIGHT HAVE BEEN OCCASIONED BY THE NEGLIGENCE OR WILLFUL ACTS OR OMISSIONS OF THE LANDLORD, AND EVEN IF LANDLORD MIGHT BE STRICTLY LIABLE FOR THE LOSS OR
DAMAGE BUT FOR THIS PROVISION. Tenant shall notify its property insurers of this waiver, and Tenant must have its property insurance policies endorsed to make them valid notwithstanding this waiver if the endorsement is necessary to
prevent a loss of insurance coverage. 
 (ii) Waiver by Landlord. Tenant shall not be liable (by way of subrogation or
otherwise) to Landlord or anyone claiming through Landlord (including any insurance company insuring Landlord’s property) for any loss or damage to the Land, the Building, or any other property of Landlord on or about the Land that is caused by
a fire or other casualty which is insured or required by this Lease to be covered under Landlord’s Property Insurance, EVEN IF SUCH LOSS OR DAMAGE MIGHT HAVE BEEN OCCASIONED BY THE NEGLIGENCE OR WILLFUL ACTS OR OMISSIONS OF THE TENANT, AND
EVEN IF TENANT MIGHT BE STRICTLY LIABLE FOR THE LOSS OR DAMAGE BUT FOR THIS PROVISION. Landlord shall notify its property insurers of this waiver, and Landlord must have its property insurance policies endorsed to make them valid notwithstanding
this waiver if the endorsement is necessary to prevent a loss of insurance coverage. 
 For the purpose of the foregoing waivers, the amount of any
deductible applicable to any loss or damage shall be deemed covered by, and recoverable by the insured under the insurance policy to which such deductible relates. 

(i) Avoid Action Increasing Rates. Tenant shall comply with all applicable Laws, and requirements and recommendations of insurance
rating agencies with respect to the Premises, and shall not, directly or indirectly, knowingly make any use of the Premises which may (1) thereby be prohibited, (2) jeopardize any insurance coverage maintained by Landlord,
(3) increase the cost of such insurance, or (4) require Landlord to obtain additional insurance coverages not required by the provisions above; provided, however, this Section 1 l(i) is subject to the other provisions of this Lease
and, consequently, this Section 1 l(i) is will not prevent Tenant from using the Premises for the Permitted Uses. 
 (j) Failure to
Insure. If either party fails to maintain any insurance which it is required to maintain pursuant to this Section 11, then it shall be liable to the other party for any loss or damages proximately caused by such failure to maintain such
insurance. Neither party may self-insure against any risks required herein to be covered by insurance. 

  
 33 

 (k) Representations. Neither party makes any representation that the limits of
liability specified above for required insurance coverages are adequate to protect against all losses or damages attributable to insurable occurrences. If either party believes that any of its insurance coverage required in this Section 11 is
insufficient, that party shall provide, at its own expense, such additional insurance as it deems adequate. 
 (l) Additional
Requirements. Tenant shall require each of its construction contractors and their subcontractors, while they perform work at the Property, to maintain insurance that meets the requirements in Sections 11(d) and 11(e) above, including liability
insurance that covers Landlord and Other Designated Additional Insureds as additional insureds. In addition to the requirements set forth above, each such contractor, and subcontractor will be required to maintain General Liability coverage to
include completed operations coverage extending out through the date that is three (3) years after Tenant’s Work is Substantially Complete. 

12. WAIVER AND INDEMNITY. 

(a) Waiver by Tenant. 

(i) Except as otherwise provided in this Lease: Tenant releases Landlord, Landlord’s members, each Mortgagee and their
respective directors, officers, shareholders, affiliates, agents and employees (Landlord and each of said persons and entities being hereinafter individually called a “Landlord Party” and collectively called the
“Landlord Parties”), from, and waives all claims for, damage or injuiy to person or property and loss of business sustained by Tenant and resulting from the Property or the Premises or any part thereof or any equipment
therein becoming in disrepair, or resulting from any accident in or about the Property. This paragraph shall apply particularly, but not exclusively, to flooding, damage caused by any equipment and apparatus, water, snow, frost, steam, roof leaks,
excessive heat or cold, broken glass, sewage, gas, odors, excessive noise or vibration or the bursting or leaking of pipes, plumbing Fixtures or sprinkler devices. 

(ii) Despite the foregoing, nothing in this Section 12(a) will excuse Landlord or other Landlord Parties from liability
for anything any of them may do that constitutes or qualifies as negligence, willful misconduct, or a breach of the other provisions of this Lease. Also, nothing in this Section 12(a) will excuse Landlord’s agreements in Section 12(c)
below, 
 (b) TENANT INDEMNITY. TENANT AGREES TO INDEMNIFY, DEFEND AND HOLD HARMLESS THE LANDLORD PARTIES FROM AND AGAINST
ANY AND ALL CLAIMS, DEMANDS, ACTIONS, LIABILITIES, DAMAGES, COSTS AND EXPENSES (INCLUDING ATTORNEYS’ FEES), FOR INJURIES TO ANY PERSONS AND DAMAGE TO OR THEFT OR MISAPPROPRIATION OR LOSS OF PROPERTY OWNED BY ANY THIRD PARTIES
THAT: 

  
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	 	(1)	 OCCURS IN OR ABOUT THE PROPERTY; AND 

 

	 	(2)	 ARISES FROM (A) THE TENANT’S USE AND OCCUPANCY OF THE PREMISES
OR (B) ANY ACTIVITY, WORK, OR THING DONE, OR AUTHORIZED BY TENANT IN OR ABOUT THE PREMISES, INCLUDING, WITHOUT LIMITATION, ANY TENANT’S WORK PERFORMED BY OR ON BEHALF OF TENANT; 

(EXCEPT IF AND TO THE EXTENT SAME IS CAUSED BY THE NEGLIGENCE OR WILLFUL MISCONDUCT OF ANY LANDLORD PARTY), OR THAT IS PROXIMATELY CAUSED BY ANY DEFAULT
UNDER THIS LEASE BY TENANT OR TENANT’S SUBTENANTS, ASSIGNEES, INVITEES, LICENSEES, EMPLOYEES, CONTRACTORS AND AGENTS (TENANT AND EACH OF SAID PERSONS AND ENTITIES BEING HEREINAFTER INDIVIDUALLY CALLED A “TENANT PARTY” AND COLLECTIVELY
CALLED THE “TENANT PARTIES”). IF ANY SUCH PROCEEDING IS FILED AGAINST ANY LANDLORD PARTY, THEN TENANT SHALL DEFEND SUCH LANDLORD PARTY IN SUCH PROCEEDING AT TENANT’S SOLE COST BY LEGAL COUNSEL REASONABLY SATISFACTORY TO SUCH LANDLORD
PARTY, IF REQUESTED BY SUCH LANDLORD PARTY. THE FOREGOING INDEMNITY SHALL SURVIVE THE END OF THE TERM. 
 (c) Landlord Indemnity.
Landlord agrees to indemnify, defend and hold harmless the Tenant Parties from and against any and all claims, demands, actions, liabilities, damages, costs and expenses (including attorneys’ fees), for injuries to any persons and damage to or
theft or misappropriation or loss of property owned by any third parties that: 
 (1) occurs in or about the Property; and 

(2) arises from any activity, work, or thing done, or authorized by Landlord in or about the Common Areas; 

(except if to the extent same is caused by the negligence or willful misconduct of any Tenant Party), or that is proximately caused by any default under this
Lease by Landlord or other Landlord Parties. If any such proceeding is filed against any Tenant Party, then Landlord shall defend such Tenant Party in such proceeding at Landlord’s sole cost by legal counsel reasonably satisfactory to such
Tenant Party, if requested by such Tenant Party. The foregoing indemnity shall survive the end of the Term. 
 13. FIRE AND CASUALTY.

 (a) Damage. If all or any part of the Premises is damaged by fire or other casualty, Tenant shall immediately notify Landlord
in writing. During any period of time that all or a material portion of the Premises is rendered untenantable as a result of a fire or other casualty, Base Rent and Tenant Reimbursement Amount shall abate for the portion of the Premises that is
untenantable and not used by Tenant. Landlord shall have the right to terminate this Lease if: (i)the Building shall be damaged so that, in Landlord’s reasonable judgment, substantial alteration or reconstruction of the Building shall be
required at a cost that will exceed 35% of the value of the 

  
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Building prior to the fire or other casualty (whether or not the Premises has been damaged); (ii) Landlord is not permitted by Law to rebuild the Building in substantially the same form as
existed before the fire or casualty; or (iii) the Premises have been materially damaged and there is less than two (2) years of the Term remaining on the date of the casualty. Landlord may exercise its right to terminate this Lease by
notifying Tenant in writing within ninety (90) days after the date of casualty. If Landlord does not terminate this Lease, Landlord shall commence and proceed with reasonable diligence to repair and restore the Building and the Premises.
Landlord shall not be liable for any loss or damage to Tenant’s Property or to the business of Tenant resulting in any way from the fire or other casualty or from the repair and restoration of the damage. Also, in connection with the casualty,
the waivers in Section 11(g) will apply. 
 (b) Restoration. If all or any portion of the Premises shall be made untenantable by
fire or other casualty, Landlord shall, with reasonable promptness, cause an architect or general contractor selected by Landlord to provide Landlord and Tenant with a written estimate of the amount of time required to substantially complete the
repair and restoration of the Premises and make the Premises tenantable again, using standard working methods (the “Completion Estimate”). If the Completion Estimate indicates that the Premises cannot be made tenantable within two
hundred seventy (270) days from the date the repair and restoration is started, then regardless of anything in Section 13(a) above to the contrary, either party shall have the right to terminate this Lease by giving written notice to the
other of such election within ten (10) days after receipt of the Completion Estimate. Tenant, however, shall not have the right to terminate this Lease if the fire or casualty was caused by the willful misconduct of any Tenant Party (e.g.,
arson). Also, if the damage was due to any negligent act or omission of a Tenant Party, then Tenant shall pay to Landlord the difference (if any) between the actual cost of repair and any insurance proceeds received by Landlord resulting from any
commercially reasonable deductible that applies to Landlord’s property insurance. 
 14. CONDEMNATION. Either party may
terminate this Lease if the whole or any material part of the Premises, or any part of Project B necessary for Tenant’s access to or parking for the Premises (unless reasonable alternative access or parking is provided), shall be taken or
condemned for any public or quasi-public use under any applicable Law, by eminent domain or private purchase in lieu thereof (each, a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any
portion of the Building or the Property which would leave the remainder of the Building unsuitable for use as an industrial building in a manner comparable to the use of the Building prior to the Taking. In order to exercise its right to terminate
this Lease, Landlord or Tenant, as the case may be, must provide written notice of termination to the other within forty-five (45) days after the terminating party first receives notice of the Taking and the scope of the Taking. Any such
termination shall be effective as of the date the physical taking of the Premises or the portion of the Building or the Property occurs. If this Lease is not terminated, the leasable area of the Premises and/or the Property and Tenant’s
Proportionate Share of Expenses and Tenant’s Proportionate Share of Taxes shall, if applicable, be appropriately adjusted. In addition, Rent for any portion of the Premises taken or condemned shall be abated during the unexpired Term effective
as of the date when the physical taking of the portion of the Premises occurs. All compensation awarded for a Taking of the Land or real property improvements, the leasehold interest or sale proceeds from a sale in lieu thereof, shall be the
property of Landlord, any right to receive such compensation or proceeds being expressly waived by Tenant. However, Tenant may file a separate claim at its expense, for Tenant’s Property, for business interruption, and for relocation expenses,
provided the filing of the claim by Tenant does not purport to extend to any interest of Tenant in the Land or real property improvements or the leasehold interest under this Lease. 

  
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 15. ASSIGNMENT AND SUBLETTING. 

(a) Transfer. Except by a Permitted Transfer, Tenant shall not, without the prior written consent of Landlord, which approval will not
be unreasonably withheld, delayed, or conditioned: (i) assign, reassign, convey, mortgage or otherwise transfer this Lease or any interest hereunder, or (ii) sublease the Premises, or any part thereof, whether voluntarily or by operation
of Law; (iii) permit the use of the Premises by any person or entity other than Tenant and its employees. Any such transfer, sublease or use described in the preceding sentence is hereinafter called a “Transfer”.
Landlord’s consent to any Transfer shall not constitute a waiver of Landlord’s right to withhold its consent to any future Transfer. Landlord’s consent to any Transfer or acceptance of rent from any party other than Tenant shall not
release Tenant from any covenant or obligation under this Lease. Landlord may require as a condition to its consent to any assignment of this Lease that the assignee sign a commercially reasonable form of assumption agreement. If Tenant is a
corporation, limited liability company, partnership, or similar entity, and if the person or entity which owns or controls a majority of the voting shares/rights in Tenant at any time changes, and such change was effectuated solely for the purpose
of avoiding the consent requirement for a transfer of this Lease (i.e., a subterfuge), then such change of ownership or control shall constitute a Transfer. 

(b) Permitted Transfer. Notwithstanding Section 15(a) above, each of the following will be a “Permitted
Transfer” and will not require prior the consent of Landlord: 
 (i) a transfer (directly or indirectly) of
any or all of the stock or other ownership interests in Tenant so long as Tenant is a corporation, limited liability company, partnership, or similar entity (unless such transfer is a subterfuge as described immediately above); 

(ii) any other transaction that creates a Qualified Successor to Tenant so long as Tenant is a corporation, limited liability
company, partnership, or similar entity; 
 (iii) a sale of all or substantially all of Tenant’s assets to a Qualified
Purchaser; 
 (iv) any listing or registration of Tenant or its stock on a recognized security exchange; 

(v) any subleases or similar arrangements that, in the aggregate, cover less than 20,000 square feet of the Premises and that
are made to allow vendors, services suppliers, or customers of Tenant to operate in the Premises in ways that Tenant considers to be necessary or helpful to its business; and (vi) any assignment of this Lease or sublease of all or any part of
the Premises, to an Affiliate of Tenant; 

  
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 provided, that: (i) Tenant gives Landlord a written notice of (x) any assignment or sublease to
the Affiliate not later than thirty (30) days prior to the effective date of such assignment or sublease, together with current financial statements of Tenant and of the Affiliate, and (y) any other Permitted Transfer not later than ten
(10) days prior to the effective date of such Transfer (or upon such later date that Tenant is first permitted to give such notice if prohibited by law or contract to give such prior notice prior to such Transfer), together with current
financial statements of Tenant and of the transferee; (ii) no Default by Tenant has occurred and is continuing under this Lease; (iii) with respect to any such Transfer that involves an assignment of this Lease, the assignee assumes this
Lease by a written assumption agreement delivered to Landlord on or prior to the effective date of such assignment; 
 (vi)
the transferee shall use the Premises only for Permitted Uses; (v) the occurrence of the Transfer shall not waive Landlord’s rights as to any subsequent Transfer; and (vi) Tenant shall not be released from any liability under this
Lease (whether past, present or future) by reason of the Transfer. 
 (c) As used herein, (1) “Affiliate” means any person
or entity who or which controls, is controlled by, or is under common control with Tenant and which is solvent and creditworthy, (2) ‘‘control” shall mean the possession of the power to direct the management and policies of the
applicable controlled entity through the ownership (directly or indirectly) of more than fifty percent (50%) of the voting or equity securities in such controlled entity, (3) ‘‘Qualified Successor” means any business entity in which
or with which Tenant is merged or consolidated in accordance with applicable statutory provisions governing merger and consolidation of business entities, so long as (A) Tenant’s obligations under this Lease are assumed by the Successor;
and (B) the Tangible Net Worth of the Successor is not less than $38,000,000, (4) ‘‘Qualified Purchaser” means any person or entity who or which acquires all or substantially all of the assets of Tenant, so long as the Tangible
Net Worth of the Purchaser is not less than $38,000,000; and (5) ‘‘Tangible Net Worth” means the excess of total assets over total liabilities, in each case as determined in accordance with generally accepted accounting principles
consistently applied (“GAAP”), excluding however, from the determination of total assets, all assets which would be classified as intangible assets under GAAP, including, without limitation, good will, licenses, patents, trademarks,
trade names, copyrights and franchises. 
 (d) Tenant’s Request for Consent. If Tenant desires the consent of
Landlord to a Transfer other than a Permitted Transfer, Tenant shall submit to Landlord at least sixty (60) days prior to the effective date of the Transfer, a written notice which includes current financial statements for the transferee, a
complete copy of the Transfer documents and such other information as Landlord may reasonably request. Landlord shall not unreasonably withhold any such consent. However, Landlord shall not be deemed to have unreasonably withheld, delayed, or
conditioned its consent if, in the judgment of Landlord: (i) the transferee is of a character, image or reputation which is not in keeping with the standards or criteria used by Landlord in leasing the Property; (ii) in ways that are
material, the financial condition of the proposed transferee is inferior to the financial condition of Tenant; (iii) the purpose for which the transferee intends to use the Premises or portion thereof differs in any material way from the
Permitted Uses; (iv) the transferee (or any Affiliate of the transferee) is then a tenant or occupant of space at the Property outside the Premises, and at the time of the Transfer the Property has other comparable unleased space available;
(v) any portion of the Property or the Premises would likely become subject to materially more burdensome Laws as a result of the Transfer; (vi) the intended use of the Premises by the transferee would, in Landlord’s reasonable
judgement, more likely than not cause a violation of 

  
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Section 2(f) above; or (vii) there are other reasonable justifications for Landlord’s withholding of the consent. If any Default has occurred and is continuing at the time Tenant
requests Landlord’s consent to a proposed Transfer, then Landlord’s consent to such Transfer may be conditioned upon Tenant curing such Default. If any Default has occurred and is continuing during the term of any sublease, then Landlord
may require that all sublease payments be made directly to Landlord during and for the period such Default continues, in which event Tenant shall receive a credit against Rent in the amount of any payments received (less Landlord’s fifty
percent (50%) share of any excess described in the next section), and the subtenant shall agree in writing (either in the 
 sublease or in Landlord’s
consent document) to make rental payments under the sublease directly to Landlord upon the subtenant’s receipt of a written notice from Landlord informing the subtenant of such Default and of Landlord’s election to receive such sublease
rental payments directly from the subtenant. In addition, Tenant shall pay to Landlord all reasonable attorneys’ fees and expenses incurred by Landlord in connection with any Transfer other than a Permitted Transfer, whether or not Landlord
consents to such Transfer. 
 (e) Excess Rent. If Landlord consents to any sublease that is not a Permitted Transfer, then Tenant
shall pay Landlord fifty percent (50%) of all rent and other consideration which Tenant receives as a result of the sublease that is in excess of Base Rent and Tenant Reimbursement Amount payable to Landlord for the portion of the Premises and Term
covered by the sublease. Tenant shall pay Landlord for Landlord’s share of any excess within thirty (30) days after Tenant’s receipt of each such excess consideration. However, before calculating the excess and making any such payment
to Landlord, Tenant may deduct from the excess all reasonable, documented, out-of-pocket costs paid by Tenant to third parties to procure the sublease, including
brokerage fees, marketing costs and construction costs. 
 (f) Assignment of Sublease Revenues. Tenant absolutely assigns to Landlord
all of Tenant’s right, title and interest in and to all revenues from each sublease of all or any portion of the Premises; provided, however, that Landlord grants Tenant a license, which shall remain in effect so long as no Default exists, to
collect all such revenues (subject to Tenant’s obligation to deliver certain of such revenues to Landlord under Section 15(d) above) and to enforce the sublease, to modify it, and to terminate it as Tenant deems appropriate. Upon the
occurrence of a Default, Landlord may revoke such license by written notice to Tenant and may, by written notice to any subtenant of Tenant, demand that such subtenant pay all such revenues directly to Landlord. In such event Tenant hereby
irrevocably authorizes and directs any such subtenant to pay such revenues to Landlord, and further agrees (i) that any such subtenant shall be obligated and entitled to pay such revenues to Landlord notwithstanding any contrary contentions or
instructions later received from Tenant and (ii) that no such subtenant shall have any liability to Tenant for any such revenues paid to Landlord in accordance with the foregoing. Landlord shall not be entitled to use or enjoy any such revenues
except for the purpose of applying such revenues against unfulfilled obligations of Tenant hereunder, or to reimburse Landlord for costs incurred as a result of any Default, or to compensate Landlord for other losses suffered by Landlord as a result
of any Default. Any such revenues remaining in Landlord’s possession following the cure of all Defaults and the reimbursement of all such costs and losses shall be delivered to Tenant. No such notice to any subtenant or receipt of revenues from
any subtenant shall be deemed to constitute either (y) Landlord’s consent to such sublease or (z) the assumption by Landlord of any obligation of Tenant under such sublease, nor shall any such notice or receipt create privity
of contract between Landlord and the applicable subtenant or be construed as a nondisturbance or similar agreement between Landlord and such subtenant. 

  
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 16. SURRENDER. Upon the end of the Term or termination of Tenant’s right
to possession of the Premises, Tenant shall (a) return the Premises to Landlord in good order and broom clean condition, free of debris, Ordinary Wear and Tear and damage by fire or other casualty excepted, and (b) remove all of the
Required Removables and ail of Tenant’s Property (including all telecommunications cabling and wiring), which removal shall be done in a good, workmanlike and lien-free manner, and upon such removal Tenant shall repair all damage to the
Premises and the Property caused by the installation or removal of such items. If Tenant does not so remove any items comprising Tenant’s Property or the Required Removables, then Landlord may remove such items and repair and restore the
Premises, and Tenant shall pay the cost of such removal, repair and restoration to Landlord upon demand. Also, if Tenant does not remove any items comprising Tenant’s Property or the Required Removables, then Tenant shall be conclusively
presumed to have conveyed such items to Landlord without further payment or credit by Landlord to Tenant, or at Landlord’s sole option, such items shall be deemed abandoned, in which event Landlord may cause such items to be stored, removed or
disposed of at Tenant’s expense, without notice to Tenant and without obligation to compensate Tenant. 
 17. DEFAULTS AND
REMEDIES. 
 (a) Default. The occurrence of each of the following shall constitute an event of default by Tenant under this Lease
(a “Default”): 
 (i) Payments of Base Rent. Tenant fails to pay any Base Rent on or before the date
it first becomes due, and the failure continues for 7 days after Tenant is notified of the failure; or, Tenant fails to pay any Base Rent on or before the date it first becomes due more than two times in any period of 12 consecutive calendar months,
regardless of whether any of the payments are later made within the 7-day period after notice. 

(ii) Payments Other Than Base Rent. Tenant fails to pay any amount required by any of this Lease (other than Base Rent)
on or before the date it first becomes due, and the failure continues for 7 days after Tenant is notified of the failure; or, Tenant fails to pay any such amount (other than Base Rent) on or before the date it first becomes due more than two times
in any period of 12 consecutive calendar months, regardless of whether any of the payments are later made within the 7-day period after notice. 

(iii) Expiration or Termination of a Letter of Credit. Any Letter of Credit issued to Landlord expires or is terminated
before the End Date and before Tenant causes a Qualified Bank to issue a new, substitute Qualified LC to Landlord to replace the expired or terminated Letter of Credit. 

(iv) Dishonor of a Letter of Credit. After receiving a request and proper documentation from Landlord for a draw under a
Letter of Credit permitted by Section 4(e) above, the issuer of the Letter of Credit fails to pay the requested draw within the time allowed by the Letter of Credit. 

  
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 (v) Failure to Timely Deliver a Letter of Credit. Tenant fails to
cause a Qualified Bank to deliver a new, substitute Qualified LC to Landlord on or before the date that such delivery is required according to Section 4(b) above. 

(vi) Failure to Timely Deliver an Estoppel Certificate. Tenant fails to execute and return an Estoppel Certificate
required by Section 20 below within 10 days after receiving the Estoppel Certificate and a request from Landlord for Tenant’s execution of the same, and such failure continues for an additional 5 business days after Tenant receives another
notice from Landlord, stating that: 
  

	 	(1)	 because of Tenant’s failure to sign and return the Estoppel Certificate within the 10 business days after
Tenant received it, Tenant is at risk of a Default under Section 17(a)(vi) of this Lease; and 

  

	 	(2)	 if the failure continues for more than 5 business days after Tenant’s receipt of the notice, Landlord will
have the right to terminate this Lease or Tenant’s right to possession pursuant to Section 17(b) of this Lease. 

(vii) Failure to Timely Deliver a Subordination Agreement. Tenant fails to execute and return a Subordination Agreement
with a Nondisturbance Provision (as contemplated in Section 21(b)) within 10 days after receiving the Subordination Agreement and a request from Landlord for Tenant’s execution of the same, and such failure continues for an additional 5
business days after Tenant receives another notice from Landlord, stating that: 
  

	 	(1)	 because of Tenant’s failure to sign and return the Subordination Agreement within the 10 business days
after Tenant received it, Tenant is at risk of a Default under Section 17(a)(vii) of this Lease; and 

  

	 	(2)	 if the failure continues for more than 5 business days after Tenant’s receipt of the notice, Landlord will
have the right to terminate this Lease or Tenant’s right to possession pursuant to Section 17(b) of this Lease. 

(viii) Breach of Other Requirements. Tenant fails to comply (other than as described in the other subsections of this
Section 17(a)) with any provision in this Lease, and the failure is not cured before the earlier of (A) 30 days after notice thereof is given to Tenant, (B) the last business day before the last day of the Term, (C) the date any writ
or other court order is issued for the levy or sale of Project B or any other property of Landlord because of the failure, or (D) the date any criminal prosecution is instituted or overtly threatened against Landlord or any of its Affiliates
because of the failure; except that, so long as no such writ or order is issued and no such criminal prosecution is instituted or overtly threatened, the 30-day period within which Tenant may cure the
failure will be extended by an additional 90 days, subject to the following conditions: (l)the failure can be 

  
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cured by Tenant, but only with the extension of time despite Tenant’s diligent effort to cure; (2) Tenant must have promptly commenced the cure after being notified of the failure, and
after commencing the cure Tenant must continuously pursue the cure with reasonable diligence (and must keep Landlord informed of such steps to cure and the progress made); and (3) no extension of the period for cure will continue beyond the
last business day before the last day of the Term. 
 (b) Remedies. When any Default has occurred and is continuing, Landlord shall
have the right without further notice or demand to pursue any of its rights and remedies at Law or in equity, including any one or more of the following remedies: 

(i) Terminate this Lease, in which case Tenant shall immediately surrender the Premises to Landlord. If Tenant fails to
surrender the Premises, Landlord may, in compliance with applicable Law and without prejudice to any other right or remedy, enter upon and take possession of the Premises and expel and remove Tenant, Tenant’s Property and all parties occupying
all or any part of the Premises. Tenant shall pay Landlord on demand the amount of all past due Rent and other losses and damages which Landlord may suffer as a result of the Default, whether by Landlord’s inability to relet the Premises on
satisfactory terms or otherwise, including, without limitation, all Costs of Reletting and any deficiency that may arise from reletting or the failure to relet the Premises. “Costs of Reletting” shall mean and include all
costs and expenses incurred by Landlord in reletting or attempting to relet the Premises for the remainder of the scheduled Term, including, without limitation, reasonable legal fees, and (to the extent fairly allocable to the remainder of the
scheduled Term) brokerage commissions, the cost of alterations and the value of other concessions or allowances granted to a new tenant. 

(ii) Terminate Tenant’s right to possession of the Premises (without termination of this Lease) and in compliance with
applicable Law, expel and remove Tenant, Tenant’s Property and all parties occupying all or any part of the Premises. Landlord may (but shall not be obligated to) relet all or any part of the Premises, without notice to Tenant, for a term that
may be greater or less than the balance of the Term and on such conditions (which may include concessions, free rent and alterations of the Premises) and for such uses as Landlord in its absolute discretion shall determine. Landlord may collect and
receive all rents and other income from the reletting. Tenant shall pay Landlord on demand all past due Rent, all Costs of Reletting and any deficiency arising from the reletting or failure to relet the Premises. Except as required by Laws
(including Section 91.006 of the Texas Property Code), Landlord shall not be responsible or liable for the failure to relet all or any part of the Premises or for the failure to collect any Rent. The reentry or taking of possession of the
Premises shall not be construed as an election by Landlord to terminate this Lease unless and until a written notice of termination is given to Tenant. 

(iii) In lieu of calculating damages under Sections 15(b)(1) or 15(b)(ii) above, Landlord may elect to receive as damages the
sum of (A) all Rent accrued through the date of termination of this Lease or Tenant’s right to possession, and (B) an amount equal to the total Rent that Tenant would have been required to pay for the remainder of the
Term discounted to present value at the “Prime Rate” as defined in The Wall Street Journal (or direct successor publication) then in effect, minus the then present fair rental value of the Premises for the remainder of the
Term, similarly discounted, after deducting all anticipated Costs of Reletting. 

  
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 (c) Other Remedies. Landlord may but shall not be obligated to perform any obligation
of Tenant under this Lease as necessary to cure outstanding Defaults or to mitigate damages resulting therefrom, and if Landlord so elects, all costs and expenses paid by Landlord in performing such obligation, together with interest at the Default
Rate, shall be reimbursed by Tenant to Landlord on demand. Any and all rights and remedies set forth in this Lease: (i) shall be in addition to any and all other rights and remedies Landlord may have at Law or in equity, (ii) shall be
cumulative, and (iii) may be pursued successively or concurrently as Landlord may elect. The exercise of any remedy by Landlord shall not be deemed an election of remedies or preclude Landlord from exercising any other remedies in the future.

 (d) Waiver of Trial by Jury. Landlord and Tenant waive trial by juiy in the event of any action, proceeding or counterclaim brought
by either Landlord or Tenant against the other in connection with this Lease. 
 (e) Attorney’s Fees. If either
Landlord or Tenant brings an action or proceeding to enforce or defend its rights under this Lease the Prevailing Party in any such action or proceeding, or appeal thereon, shall be entitled to receive (and shall be awarded) all of its court costs
and reasonable attorneys’ fees. Such costs and fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. As used herein, “Prevailing
Party” shall mean the party who substantially attains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other party of its claim or defense. 

(f) Venue. If either Landlord or Tenant desires to bring an action against the other in connection with this Lease, such action shall be
brought either in any court with jurisdiction sitting in Dallas or Tarrant County, Texas. That will include any action instigated by Landlord to regain possession of any part of the Premises or for any other equitable relief against Tenant in the
state courts of Texas. Landlord and Tenant consent to the jurisdiction of such courts and waive any right to have such action transferred from such courts on the grounds of improper venue or inconvenient forum. 

18. HOLDING OVER. If Tenant retains possession of any part of the Premises after the end of the Term or termination of Tenant’s
right to possession of the Premises (it being agreed that Tenant’s failure to timely remove Tenant’s Property or the Required Removables from the Premises shall also be considered a retention of the Premises by Tenant), then such retention
of possession shall be considered a tenancy “at will” or “sufferance” (and not a month-to-month tenancy) for the entire Premises, and Tenant shall
pay Rent during such holding over at a rate equal to 125% of the rate used to calculate gross monthly Rent in effect under this Lease immediately preceding such holding over for the first 30 days of such holdover, and thereafter at a rate equal to
150% of the rate used to calculate gross monthly Rent in effect under this Lease immediately preceding such holding over, computed on a weekly basis for each week or partial week that Tenant remains in possession. In addition to the payment of the
amounts provided above, if such holdover extends beyond sixty (60) days and Landlord is unable to timely deliver possession of 

  
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any part of the Premises to a new tenant as a result of Tenant’s holdover then Tenant shall be liable to Landlord for all damages, including, without limitation, consequential damages that
Landlord suffers from the holdover. The provisions of this Section 18 do not waive Landlord’s right of re-entry or right to regain possession by actions at Law or in equity or any other rights
hereunder, and any receipt of payment by Landlord shall not be deemed a consent by Landlord to Tenant’s remaining in possession or be construed as creating or renewing any lease or right of tenancy between Landlord and Tenant.
Notwithstanding anything herein to the contrary, pursuant to Section 91.001(c) of the Texas Property Code, Landlord and Tenant specifically agree that no notice to terminate Tenant’s tenancy hereunder will be required from and after the
expiration of the Term of this Lease under Section 91.001 or Section 24.005 of the Texas Property Code before Landlord files a forcible detainer suit on grounds that the tenant is holding over beyond the end of the rental term or renewal
period (if any) hereof; and any sublease hereunder shall not be approved unless it also contains a specific comparable waiver by the subtenant thereunder. 

19. SUBSTITUTION OF OTHER PREMISES. Intentionally deleted. 

20. ESTOPPEL CERTIFICATES. Tenant agrees from time to time upon written request from Landlord, but not more often than twice in
any calendar year, to execute and deliver to Landlord or to any third party designated by Landlord in such request, a written estoppel certificate (an “Estoppel Certificate”), certifying: (i) that this Lease is unmodified and
in full force and effect (or if there have been modifications, a description of such modifications and that this Lease as modified is in full force and effect); (ii) the dates to which Rent has been paid; (iii) that Tenant is in possession of
the Premises, if that is the case; (iv) that to Tenant’s knowledge Landlord is not in default under this Lease, or, if Tenant believes Landlord is in default, the nature thereof in detail; (v) that Tenant has no off-sets or defenses to the performance of its obligations under this Lease except as provided in this Lease (or if Tenant believes there are any other off-sets or defenses, a
full and complete explanation thereof); and (vi) such additional factual matters concerning this Lease as may be reasonably requested by Landlord. Estoppel Certificates may be relied upon by any prospective purchaser, Mortgagee, prospective
Mortgagee, or other person having or acquiring an interest in the Building. Within ten (10) days after receipt from Landlord of any requested Estoppel Certificate, Tenant shall execute and return the Estoppel Certificate to Landlord (or to any
such designated third party), provided Tenant may modify any provisions in the requested Estoppel Certificate to reflect Tenant’s understanding of such facts; otherwise, the failure of Tenant to do so shall automatically constitute
Tenant’s approval of the requested Estoppel Certificate as though such Estoppel Certificate had been executed and delivered by Tenant to Landlord or such designated third party in form identical to the form submitted by Landlord to Tenant. 

21. SUBORDINATION. 

(a) This Lease is and shall be expressly subject and subordinate at all times to the following (each, a “Superior
Instrument”): (i) any ground or underlying lease of the Property, now or hereafter existing, and all amendments, renewals and modifications to any such lease; and (ii) the lien of any mortgage or trust deed now or hereafter encumbering
fee title to the Property and/or the leasehold estate under any such lease. If any such mortgage or trust deed is foreclosed, or if any such lease is terminated, upon request of the mortgagee, holder or lessor, as the case may

  
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be (each, a “Mortgagee”), Tenant will attorn to the purchaser at the foreclosure sale or to the lessor under such lease, as the case may be. Notwithstanding anything to the
contrary contained herein, any Mortgagee may subordinate, in whole or in part, its Superior Instrument to this Lease by sending Tenant notice in writing subordinating the Superior Instrument to this Lease. The foregoing provisions are declared to be
self-operative and no further instruments shall be required to effect such subordination and/or attornment; provided, however, that Tenant agrees upon request by any such Mortgagee or purchaser at foreclosure, to execute and deliver any instrument
(a “Subordination Agreement”) as may be required by such person to confirm such subordination and/or attornment. Tenant’s failure to execute and deliver any Subordination Agreement within ten (10) days after written
request from Landlord shall automatically constitute Tenant’s acknowledgement and agreement that this Lease is subordinate (or superior as the case may be) to the Superior Instrument identified in the Subordination Agreement submitted by
Landlord to Tenant. 
 (b) Notwithstanding anything in this Section 21 to the contrary, Tenant shall not be obligated to sign any
Subordination Agreement with respect to any Superior Instrument unless the Superior Instrument includes a Nondisturbance Provision. (As used herein, a “Nondisturbance Provision” means an express provision in a Superior
Instrument stating that, despite any other provisions therein to the contrary, Tenant’s right of possession of the Premises and other rights under this Lease shall not be disturbed by reason of any foreclosure, termination, or enforcement of
the Superior Instrument so long as there is no Default by Tenant under this Lease.) Furthermore, despite the automatic subordination contemplated by the preceding Section 21(a), no Mortgagee or foreclosure purchaser may disturb Tenant’s
right of possession of the Premises or other rights under this Lease so long as there is no Default by Tenant under this Lease. 
 (c)
Landlord represents that as of the date of this Lease there is no Superior Instrument encumbering the Property. 
 22.
ENVIRONMENTAL MATTERS. 
 (a) Definitions: 

(i) “Environmental Law or Laws” shall mean any and all federal, state or local laws,
regulations, ordinances, rules, orders, directions, requirements or court decrees pertaining to health, industrial hygiene, or the environmental conditions on, under or about the Premises, including, without limitation, the Resource Conservation and
Recovery Act, as amended (42 U.S.C. §6901, et seq.), and regulations promulgated thereunder (“RCRA”); the Comprehensive Environmental Response, Compensation, and Liability Act, as amended (42 U.S.C.
§9601, et seq.), and regulations promulgated thereunder (“CERCLA”), the Hazardous Materials Transportation Act, as amended (49 U.S.C. §1801, et seq.), and regulations promulgated thereunder; the
Toxic Substances Control Act, as amended (15 U.S.C. §2601, et seq.), and regulations promulgated thereunder; the Federal Insecticide, Fungicide and Rodenticide Act, as amended (7 U.S.C. §136, et seq.), and regulations
promulgated thereunder; the Federal Water Pollution Control Act (the Clean Water Act), as amended (33 U.S.C. §1251, et seq.), and regulations promulgated thereunder; the Safe Drinking Water Act, as amended (42 U.S.C. §300f et
seq.), and regulations promulgated thereunder; the Clean Air Act, as amended (42 U.S.C. §7401 et seq.), and regulations promulgated thereunder; and all parallel, similar or relevant Laws. 

  
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 (ii) “Hazardous Materials” shall mean any
(A) hazardous waste as defined in RCRA, (B) hazardous substance as defined in CERCLA; (C) petroleum or liquid petroleum or wastes; and (D) any other toxic or hazardous substances that may be regulated from time to time by
applicable Environmental Laws. 
 (iii) “Environmental Conditions” shall mean any spilling, leaking,
pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, dumping, or disposing of Hazardous Materials on, from, or about the Premises other than in compliance with applicable Environmental Laws. The term
“Environmental Conditions” includes, but is not limited to, the presence of Hazardous Materials on, from, or about the Premises attributable to the operation of any underground or above-ground storage tanks, oil/water separators, or
in-ground hydraulic lifts or hoists, and associated equipment. 
 (iv)
“Environmental Costs” shall mean any and all judgments, damages, penalties, fines, costs, liabilities, obligations, losses, or expenses of whatever kind and nature (including, without limitation, diminution in value of the Property,
damages for the loss or restriction on use of leasable space, damages arising from any adverse impact on marketing of space, sums paid in settlement of claims, attorney fees, consultant fees and expert fees), arising from or incurred in connection
with Environmental Conditions, including, but not limited to, those relating to the presence, investigation, or remediation of Hazardous Materials. 

(v) “Excluded Environmental Conditions” means Environmental Conditions that: 

(A) exist as of the Delivery Date; 

(B) result from the actions of Landlord; 

(C) result from the underground migration of Hazardous Materials from a location outside the Premises through no fault of
Tenant; or 
 (D) occurs after the expiration of the Term and Tenant’s surrender of the Premises and is not caused by a
Tenant Party. 
 (b) Representations, Warranties and Covenants: Tenant represents, warrants and covenants to and with Landlord that:

 (i) Tenant has the full right, power, and authority to cany out its environmental obligations hereunder. 

(ii) Tenant is financially capable of performing and satisfying its environmental obligations hereunder. 

  
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 (iii) To Tenant’s knowledge, Tenant is not now in violation of any
applicable Environmental Law, including, but not limited to, any Environmental Law relating to the generation, handling, usage, transportation, treatment, storage, or disposal of Hazardous Materials, nor is it subject to any existing or pending
action by any governmental authority in connection therewith. 
 (iv) Tenant’s generation, handling, usage,
transportation, treatment, storage, or disposal of Hazardous Materials at the Premises shall at all times comply with applicable Environmental Laws in all material respects, and will not cause or allow any material Environmental Condition (other
than Excluded Material Conditions, if any) to occur or exist 
 (v) Tenant, at its expense, shall comply with each
Environmental Law pertaining to the Premises or Tenant’s use of the Premises, and with all directions, of all public officers issued pursuant to any Environmental Law, which shall impose any duty upon the owner or operator with respect to the
use or occupancy of the Premises, except that Tenant does not assume responsibility for Excluded Environmental Conditions. 

(vi) Tenant will not install, use or operate any underground storage tank without the express written permission of Landlord,
which permission may be withheld in Landlord’s sole and arbitrary discretion. 
 (c) Notice. Tenant shall give immediate written
notice to Landlord of (i) any proceeding or inquiry instituted against Tenant or the Premises (if Tenant has notice thereof) by any Governmental Authority with respect to the presence of any Hazardous Materials on the Premises or the migration
thereof from or to other areas, 
 (i) all claims made or threatened against Tenant or otherwise known to Tenant relating to
any loss or injury resulting from any Hazardous Materials on or about the Premises, and (iii) Tenant’s discovery of any occurrence or condition on any property adjoining or in the vicinity of the Premises that Tenant reasonably expects or
believes will or may result in any restrictions on the ownership, occupancy, transferability, or use of any of the Property under any Environmental Law. 

(d) INDEMNIFICATION. TENANT SHALL DEFEND, WITH COUNSEL REASONABLY APPROVED BY LANDLORD, ALL ACTIONS AGAINST LANDLORD WITH
RESPECT TO, AND PAY, PROTECT, INDEMNIFY, AND HOLD HARMLESS, TO THE EXTENT PERMITTED BY LAW, LANDLORD FROM AND AGAINST ANY AND ALL ENVIRONMENTAL COSTS OF ANY NATURE ARISING OUT OF, OR CLAIMED BY ANY THIRD PARTY TO BE ARISING OUT OF, ANY ENVIRONMENTAL
CONDITIONS OTHER THAN EXCLUDED ENVIRONMENTAL CONDITIONS. (NOTWITHSTANDING ANYTHING IN THIS LEASE TO THE CONTRARY, LANDLORD AGREES THAT TENANT SHALL NOT BE RESPONSIBLE FOR EXCLUDED ENVIRONMENTAL CONDITIONS.) THIS INDEMNIFICATION SHALL INCLUDE WITHOUT
LIMITATION ENVIRONMENTAL COSTS ARISING OUT OF ANY VIOLATIONS OF ENVIRONMENTAL LAWS (OTHER THAN VIOLATIONS CONSISTING OF OR CAUSED BY EXCLUDED ENVIRONMENTAL CONDITIONS), REGARDLESS OF ANY REAL OR ALLEGED FAULT, NEGLIGENCE, WILLFUL MISCONDUCT, GROSS
NEGLIGENCE, BREACH OF WARRANTY, OR STRICT LIABILITY ON THE PART OF TENANT. THE FOREGOING INDEMNITY SHALL SURVIVE THE END OF THE TERM. 

  
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 (e) Disclosure. Prior to the Commencement Date, and prior to January 1 of each
year of the Term, including January 1 of the year immediately following the year during which the Term ends, Tenant shall disclose to Landlord in writing the names and amounts of all Hazardous Materials, or any combination thereof, which were
stored, used or disposed of on the Premises in material quantities, or which Tenant intends to store, use or dispose of on the Premises, except those described in Section 22(h) below. Further, Tenant shall provide Landlord a copy of eveiy
document related to the Property that Tenant makes available to any Governmental Authority or to any person under any Environmental Law. 

(f) Inspection. Landlord shall have the right, but not the duty, to inspect the Premises at any time (during normal business hours and
after reasonable notice to Tenant) to determine whether Tenant is complying with the terms of this Section 22. If Tenant is not in compliance and does not promptly and diligently work to achieve compliance after receipt of a notice of
noncompliance from Landlord, then Landlord shall have the right to immediately enter upon the Premises to remedy, at Tenant’s expense, any Environmental Conditions caused by Tenant’s failure to comply. Any such remediation measures by
Landlord shall be done in accordance with the recommendations of Landlord’s geotechnical engineers and/or consultants, and/or the requirements of any Governmental Authority having jurisdiction over such matters. Tenant shall pay to Landlord, as
additional rent, all Environmental Costs incurred by Landlord in performing any such remediation measures within thirty (30) days after Landlord’s written request therefore. Landlord shall use reasonable efforts to minimize interference
with Tenant’s business operations, but Landlord shall not be liable for any interference caused thereby. 
 (g)
Tenant’s Environmental Insurance. To ensure the availability of funds to satisfy Tenant’s environmental obligations under this Section 22, on or before the execution of this Lease, Tenant, at its expense, at
Landlord’s discretion shall maintain pollution legal liability insurance with minimum limits of [******] Dollars ($[******]) with respect to the Premises, providing coverage for on-site and off-site cleanup costs and third-party bodily injury and property damage claims arising from on-site and off-site Environmental
Conditions. 
 (h) Permitted Hazardous Materials. Tenant’s Permitted Use will include the use of reasonable quantities, properly
labeled and contained, of other maintenance and cleaning supplies in the ordinary course of Tenant’s business for purposes other than the cleaning of clothing, accessories, and other inventory; provided, however, that Tenant must use,
transport, store, handle, and dispose of those supplies in accordance with Laws and accepted industry standards and practices. 
 23.
TENANT’S BROKER. Tenant represents to Landlord that Tenant has dealt only with the real estate broker, if any, set forth in the Schedule (“Tenant’s Broker”) in connection with this Lease and
that, insofar as Tenant knows, no other broker negotiated this Lease on Tenant’s behalf or is entitled to any commission by reason of its representation of Tenant. Tenant agrees to indemnify, defend and hold the Landlord Parties harmless from
and against any claims for a fee or commission made by any broker, other than Tenant’s Broker, claiming to have acted by or on behalf of Tenant in connection with this Lease, Landlord agrees to pay Tenant’s Broker a commission subject to
the terms and conditions of a separate agreement between Landlord and Tenant’s Broker. 

  
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 24. NOTICES. All notices and demands to be given by one party to the other
party under this Lease shall be given in writing, mailed or delivered to Landlord or Tenant, as the case may be, at the address for such party described in the Schedule or at such other address as either party may hereafter designate by giving
written notice to the other party in the same manner as herein specified for notices. Notices shall be delivered by hand or by United States certified or registered mail, postage prepaid, return receipt requested, or by a nationally recognized
overnight air courier service or by a locally recognized ground courier service. Notices shall be considered to have been given upon the earlier to occur of actual receipt or (with respect only to notices sent through the United States certified
mail, return receipt requested), three (3) business days after deposit with the U.S. Postal Service. 
 25. MISCELLANEOUS.

 (a) Successors and Assigns. Subject to Section 15 above, each provision of this Lease shall extend to, bind and inure to the
benefit of Landlord and Tenant and their respective legal representatives, successors and assigns; and all references herein to Landlord and Tenant shall be deemed to include all such parties. 

(b) Entire Agreement. This Lease, and the riders and exhibits, if any, attached hereto which are hereby made a part of this Lease,
represent the complete agreement between Landlord and Tenant; and Landlord has made no representations or warranties except as expressly set forth in this Lease. No modification or amendment of or waiver under this Lease shall be binding upon
Landlord or Tenant unless in writing and signed by Landlord and Tenant. 
 (c) Time of Essence. Time is of the essence of this Lease
and each and all of its provisions, specifically including, without limitation, the payment of Rent and the exercise of any option or right in favor of Tenant under this Lease. That does not mean, however, that a missed deadline will justify a
termination of this Lease before any notice requirements provided herein are satisfied or any cure periods provided herein have expired. 

(d) Execution and Delivery. 

(i) Submission of this Lease for examination or signature by Tenant does not constitute a reservation of space or an option for
lease, and it is not effective until execution and delivery by both Landlord and Tenant. 
 (ii) Execution and delivery of
this Lease by Tenant to Landlord shall constitute an irrevocable offer by Tenant to lease the Premises on the terms and conditions set forth herein, which offer may not be revoked for ten (10) business days after such delivery. 

  
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 (iii) Tenant covenants, warrants and represents that: (A) each
individual executing, attesting and/or delivering this Lease on behalf of Tenant is authorized to do so on behalf of Tenant; (B) this Lease is binding upon Tenant, subject to any limitations or qualifications imposed by Laws; and
(C) Tenant is legally existing in the state of its organization and is qualified to do business in the state of Texas. 

(iv) Landlord covenants, warrants and represents that: (A) each individual executing, attesting and/or delivering this
Lease on behalf of Landlord is authorized to do so on behalf of Landlord; (B) this Lease is binding upon Landlord, subject to any limitations or qualifications imposed by Laws; and (C) Landlord is legally existing in the state of its
organization and is qualified to do business in the state of Texas. 
 (e) Severability. The invalidity or unenforceability of any
provision of this Lease shall not affect or impair any other provisions. 
 (f) Governing Law. This Lease shall be governed by and
construed in accordance with the laws of the State of Texas. 
 (g) Delay in Possession. In no event shall Landlord be liable to
Tenant if Landlord is unable to deliver possession of the Premises to Tenant on or before the Delivery Date for causes outside Landlord’s reasonable control. If Landlord is unable to deliver possession of the Premises to Tenant on or before the
Delivery Date, then the Delivery Date shall be deferred until the date upon which Landlord can deliver possession of the Premises to Tenant, in which event the Commencement Date and the Expiration Date shall each be deferred by an equal number of
days. (But see Section 5(f) above.) 
 (h) Joint and Several Liability. If Tenant is comprised of more than one party, each such
party shall be jointly and severally liable for Tenant’s obligations under this Lease. Notices, payments and agreements given or made by, with or to any one person or entity shall be deemed to have been given or made by, with and to all of
them. 
 (i) Force Majeure. Landlord shall not be in default hereunder and Tenant shall not be excused from performing any of its
obligations hereunder if Landlord is prevented from performing any of its obligations hereunder due to any accident, breakage, strike, delay in obtaining any governmental permit or license, including any building permit, shortage of materials, act
of God or other causes beyond Landlord’s reasonable control, provided that in no event shall this provision excuse or permit any delay in the proper application or handling of LC Proceeds, or any delay in the cure of any default which may be
cured by the payment of money. Likewise, Tenant shall not be in default hereunder and Landlord shall not be excused from performing any of its obligations hereunder if Tenant is prevented from performing any of its obligations hereunder due to any
accident, breakage, strike, delay in obtaining any governmental permit or license, including any building permit, shortage of materials, act of God or other causes beyond Tenant’s reasonable control, provided that in no event shall this
provision excuse or permit any delay in the payment of Rent or the delivery of any required Qualified Letter of Credit, or any delay in the cure of any default which may be cured by the payment of money. 

  
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 (j) Financial Statements. 

(i) Within fifteen (15) days after Landlord’s request, but not more often than twice in any calendar year, Tenant
will deliver to Landlord, the most recent audited financial statements (including all notes to such statements) of Tenant, or, if no such audited statements have been prepared, then unaudited financial statements (including all notes to such
statements) certified by Tenant’s Chief Financial Officer as being true and correct in all material respects and containing no material misstatements or omissions therein, unless and except as otherwise explained or noted therein (the
“Financial Statements”). 
 (ii) Landlord acknowledges the importance to Tenant of maintaining the
confidentiality of its Financial Statements. Landlord shall not disclose any aspect of any Financial Statements provided by Tenant, except (i) to any Mortgagee, prospective Mortgagee, or prospective purchaser of the Building (a
“Permitted Recipient”), and (ii) if required by court order or subpoena. Also, when disclosing any aspect of the Financial Statements to a Permitted Recipient, Landlord shall advise the Permitted Recipient of the
confidential nature thereof and shall, by instruction to or agreement with the Permitted Recipient, endeavor to require the Permitted Recipient not to disclose any aspect of the Financial Statements. Landlord may use any Financial Statements
provided by Tenant to evaluate and monitor Tenant’s ability to perform its obligations under this Lease, but not for any other purposes. 

(iii) Tenant represents and warrants to Landlord that all financial information of Tenant delivered or to be delivered to
Landlord by or on behalf of Tenant is and will be true and correct in all material respects and will contain no material misstatements or omissions therein, unless and except as otherwise explained or noted therein. 

(k) Headings. The headings and titles in this Lease are for convenience only and shall have no effect upon the construction or
interpretation of this Lease. 
 (l) No Implied Waiver. 

(i) No receipt of money by Landlord from Tenant after termination of this Lease or after the service of any notice or after the
commencing of any suit or after final judgment for possession of the Premises shall renew, reinstate, continue or extend the Term or affect any such notice or suit. No waiver of any Default shall be implied from any omission by Landlord to take any
action on account of such Default if such Default persists or be repeated, and no express waiver shall affect any Default other than the Default specified in the express waiver and then only for the time and to the extent therein stated. 

(m) Recording. If requested by Tenant, Landlord will sign a memorandum of this Lease in recordable form, which Tenant may file in the
local real property records. However, any such memorandum will not disclose the Rents required by this Lease. If the parties do not agree on some other form, the recording memorandum will be in the form attached as Exhibit K. 

  
 51 

 (n) Except as specifically and expressly provided in the Lease, no failure of Landlord or
Tenant to insist at any time on the strict performance of, or to exercise any right or remedy available to it under, this Lease will constitute a waiver by it of any of its rights or remedies then or for the future. No waiver by Landlord or Tenant
of, or acceptance by it of redress for, any breach of this Lease by the other party will constitute a waiver of any similar subsequent breach. Any express waiver by Landlord or Tenant of any provision of this Lease will affect only the term or
condition specified in the waiver and only for the time and in the manner specifically stated in the waiver. No waiver of any provision of this Lease by Landlord or Tenant will be effective unless expressed in writing and signed by it. No receipt or
acceptance by Landlord of any payment from Tenant with knowledge of a Default will constitute a waiver of the Default. Without limiting the forgoing, the acceptance by Landlord of any payment from Tenant in an amount less than the entire amount of
all Rents then due will not constitute a waiver of Tenant’s failure to pay the entire amount of all Rents due or in any way excuse any other Default.. 

(o) Relationship of Parties. It is the intention of this Lease to create the relationship between the parties hereto of only landlord
and tenant and no other relationship whatsoever, and nothing contained in this Lease (including, without limitation, the method of determining Rent) shall be construed to make the parties partners or joint venturers or to render either party liable
for any of the debts or obligations of the other party. 
 (p) Recapture Right. If Tenant vacates or abandons the Premises for a
period of at least six (6) months, then and notwithstanding the fact that such vacation or abandonment may not ipso facto constitute a Default, Landlord shall have the right to terminate this Lease and recapture the Premises by giving
Tenant a written notice thereof at any time after the expiration of said 6-month period and before Tenant resumes the occupancy of the Premises. 

(q) Counterparts. This Lease may be executed in counterparts and each copy of this Lease to which is attached counterpart signature
pages collectively containing the signatures of all of the parties hereto shall be deemed for all purposes to be a fully executed original of this Lease. 

(r) Limitation on Landlord’s Liability. 

(i) It is expressly understood and agreed by Tenant that none of Landlord’s covenants, undertakings or agreements are made
or intended as personal covenants, undertakings or agreements by the members in Landlord or of any other Landlord Parties except Landlord. 

(ii) Also, any liability of Landlord itself for damages for any breach or nonperformance by Landlord shall be collectible only
out of Landlord’s interest in the Property, as the same may then be encumbered, and no personal liability hereunder is assumed by, nor at any time may be asserted against Landlord, all such personal liability, if any, being expressly waived and
released by Tenant. (To be clear, as used in this Section 25(r)(ii), the “personal liability” of Landlord means liability beyond Landlord’s interest in the Property. Nothing in this Section 25(r) will prevent Tenant from
suing Landlord for a breach of this Lease, or from obtaining a judgment against Landlord, or from executing the judgment against the Property. However, even if Tenant obtains a judgment against Landlord for a breach of this Lease, Tenant may not
execute the judgment against any assets of Landlord other than the Property.) 

  
 52 

 (iii) Tenant further expressly understands and agrees that Landlord’s
agent executes this Lease, not in its own right but solely as Landlord’s agent and that nothing in this Lease shall be construed as creating any liability whatsoever against such Landlord’s agent, its members or their respective
shareholders, directors, officers or employees and in particular. Without limiting the generality of the foregoing, none of them shall be liable to pay any indebtedness or sum accruing hereunder, or to perform any covenant or agreement whether
express or implied herein contained, it being agreed that Landlord shall have sole responsibility therefor. 
 (iv) Landlord
shall have the right to sell or convey and/or master lease the Building, and in connection therewith, to transfer and assign its rights under this Lease, and upon any such transfer and assignment Landlord shall be released from all obligations of
the landlord under this Lease accruing after the effective date of such transfer or assignment, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such obligations. 

(v) Despite the foregoing, nothing in this Section 25(r) will limit or release any rights of Tenant to recover Mishandled
LC Proceeds from Landlord or any Landlord Party who receives those Mishandled LC Proceeds. 
 (s) Anti-Terrorism Representation. Each
party to this Lease (Landlord and Tenant) represents that neither it nor any of its affiliates or constituents nor, to the best of its knowledge, any brokers or other agents of same, have engaged in any dealings or transactions, directly or
indirectly, (i) in contravention of any U.S., international or other money laundering regulations or conventions, including, without limitation, the United States Bank Secrecy Act, the United States Money Laundering Control Act of 1986, the
United States International Money Laundering Abatement and Anti-Terrorist Financing Act of 2001, Trading with the Enemy Act (50 U.S.C. §1 et seq., as amended), or any foreign asset control regulations of the United States Treasury Department
(31 CFR, Subtitle B, Chapter V, as amended) or any enabling legislation or executive order relating thereto, or (ii) in contravention of Executive Order No. 13224 dated September 24, 2001 issued by the President of the United
States (Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism), as may be amended or supplemented from time to time (“Anti-Terrorism Order”) or
(iii) on behalf of terrorists or terrorist organizations, including those persons or entities that are included on any relevant lists maintained by the United Nations, North Atlantic Treaty Organization, Organization of Economic Cooperation and
Development, Financial Action Task Force, U.S. Office of Foreign Assets Control, U.S. Securities & Exchange Commission, U.S. Federal Bureau of Investigation, U.S. Central Intelligence Agency, U.S. Internal Revenue Service, or any country or
organization, all as may be amended from time to time. Each party also represents and warrants that neither it nor any of its affiliates or constituents nor, to the best of its knowledge, any brokers or other agents of same, (1) are or will be
conducting any business or engaging in any transaction with any person appearing on the U.S. Treasury Department’s Office of Foreign Assets Control list of restrictions and prohibited persons, and (2) are a person described in section 1 of
the Anti-Terrorism Order; and to the best knowledge of the party making this representation and warranty, neither it nor any of its affiliates have engaged in any dealings or transactions, or otherwise been associated with any such person. If at any
time any of the foregoing representations and warranties becomes false then it shall be considered a default under this Lease by the party who made the false representation or warranty and, and the other party shall have the right to exercise all of
the remedies set forth in this Lease in the event of a default or to terminate this Lease immediately. 

  
 53 

 (t) Parking. Subject to any temporary interruptions to Tenant’s parking during
repairs made by Landlord as provided in subsection 8(c) of this Lease and subject to applicable Laws, during the Term, so long as Tenant remains in possession of the Premises, Tenant and its employees and invitees may park in the parking areas
serving the Building as shown on Exhibit C in the areas surrounding the Premises. Tenant agrees not to use any of the parking spaces north of the Premises. As part of Landlord’s Work Landlord shall install parking spaces in those areas
(by painting parking space striping as shown on Exhibit C). Tenant may reserve up to a total of 585 spaces (see estimated parking count on Exhibit C attached hereto) for the exclusive use of Tenant and its employees and invitees. 

(u) Signage. For so long as this Lease is in full force and effect and Tenant is not in Default hereunder, and subject to all applicable
codes and ordinances and governmental unit approval, Tenant shall have the right to display signage on the exterior of and near the entrances to the Premises. No other tenant or licensee of Landlord will display signage on the exterior of or near
the entrances to the Premises. Other tenants or licensees may, however, be authorized by Landlord to display signage at other locations at Project B. Any exterior signage of Tenant (whether one or more, the “Signs”) must be
installed and maintained by Tenant. Also, the size, location, design, color, material and graphics of the Signs will be subject to Landlord’s prior written approval (which shall not be unreasonably withheld, conditioned or delayed). Tenant
shall pay all costs and expenses associated with the installation, maintenance and removal of the Signs and to obtain any and all permits required for the Signs. Upon the expiration or termination of this Lease or termination of Tenant’s right
to possession of the Premises, Tenant, at its expense, shall remove the Signs and shall repair and restore any damage caused by such removal. 

(v) Waiver of Landlord’s Lien. Simultaneously with the full execution of the Lease, Landlord, Tenant and
Tenant’s existing lender shall execute and deliver an agreement containing a waiver of Landlord’s lien on Tenant’s Property for the benefit of Tenant’s lender in a form reasonably satisfactory to the parties thereto. Without
limiting any provision of that waiver, Landlord hereby waives any statutory landlord’s or other lien Landlord may have against any property of Tenant—other than Tenant’s rights in relation to any Letters of Credit, LC Proceeds, or any
Security Deposit Accounts, all of which will serve as security for Tenant’s obligations under this Lease. 
 [END OF LEASE BODY
EXHIBITS FOLLOW] 

  
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EXHIBIT A 

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EXHIBIT B 

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EXHIBIT C 

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EXHIBIT C-l 

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EXHIBIT D 

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EXHIBIT E 

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EXHIBIT F 

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EXHIBIT F-l 

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EXHIBIT F-2 

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EXHIBIT F-3 

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EXHIBIT G 

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EXHIBIT H 

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EXHIBIT I 

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EXHIBIT K 

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Annex 1 
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Annex 2 
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EXHIBIT L 

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 Exhibit 10.24 

CERTAIN IDENTIFIED INFORMATION IN THIS DOCUMENT HAS BEEN EXCLUDED PURSUANT TO REGULATION S-K, ITEM
601(B)(10) BECAUSE IT IS BOTH NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE REGISTRANT IF PUBLICLY DISCLOSED. [******] INDICATES THAT INFORMATION HAS BEEN REDACTED 

LEASE 
 10 JAY MASTER
TENANT LLC, 
 a Delaware Limited Liability Company 

Landlord 
 and 

RENT THE RUNWAY, INC., 
 a
Delaware Corporation 
 Tenant 

for 
 Entire 7th, 8th, 9th and
10th Floors 
 10 Jay Street 

Brooklyn, New York 

April 1, 2019 

 TABLE OF CONTENTS 

 

					
	 	  	Page	 
	 Article 1 BASIC LEASE PROVISIONS
	  	 	1	 
	 Article 2 PREMISES, TERM, RENT
	  	 	4	 
	 Article 3 USE AND OCCUPANCY
	  	 	5	 
	 Article 4 CONDITION OF THE PREMISES
	  	 	6	 
	 Article 5 ALTERATIONS
	  	 	10	 
	 Article 6 REPAIRS
	  	 	17	 
	 Article 7 INCREASES IN TAXES AND OPERATING EXPENSES
	  	 	18	 
	 Article 8 REQUIREMENTS OF LAW
	  	 	26	 
	 Article 9 SUBORDINATION
	  	 	27	 
	 Article 10 SERVICES
	  	 	31	 
	 Article 11 INSURANCE; PROPERTY LOSS OR DAMAGE
	  	 	37	 
	 Article 12 EMINENT DOMAIN
	  	 	41	 
	 Article 13 ASSIGNMENT AND SUBLETTING
	  	 	42	 
	 Article 14 ACCESS TO PREMISES
	  	 	53	 
	 Article 15 DEFAULT
	  	 	55	 
	 Article 16 LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES
	  	 	58	 
	 Article 17 NO REPRESENTATIONS BY LANDLORD; LANDLORD’S APPROVAL
	  	 	59	 
	 Article 18 END OF TERM
	  	 	59	 
	 Article 19 QUIET ENJOYMENT
	  	 	60	 
	 Article 20 NO SURRENDER; NO WAIVER
	  	 	60	 
	 Article 21 WAIVER OF TRIAL BY JURY; COUNTERCLAIM
	  	 	61	 
	 Article 22 NOTICES
	  	 	61	 
	 Article 23 RULES AND REGULATIONS
	  	 	62	 
	 Article 24 BROKER
	  	 	62	 
	 Article 25 INDEMNITY
	  	 	62	 
	 Article 26 MISCELLANEOUS
	  	 	63	 
	 Article 27 SECURITY
	  	 	69	 
	 Article 28 CERTAIN AMENITIES
	  	 	71	 
	 Article 29 RENEWAL TERM
	  	 	72	 
	 Article 30 RIGHT OF FIRST OFFER
	  	 	75	 
	 Article 31 INTENTIONALLY OMITTED
	  	 	80	 
	 Article 32 TENANT’S CANCELLATION OPTION
	  	 	80	 
	 Article 33 ARBITRATION
	  	 	81	 
	 Article 34 TERRACE
	  	 	82	 

 Schedule of Exhibits 
  

			
	Exhibit A-1	  	Floor Plan of the 7th Floor Premises
	Exhibit A-2	  	Floor Plan of the 8th Floor Premises
	Exhibit A-3	  	Floor Plan of the 9th Floor Premises
	Exhibit A-4	  	Floor Plan of the 10th Floor Premises
	Exhibit B-1	  	Certain Definitions
	Exhibit B-2	  	Index of Defined Terms
	Exhibit C	  	Landlord’s Work
	Exhibit D	  	Form of Commencement Date Agreement

			
	Exhibit E	  	Rules and Regulations
	Exhibit F	  	Existing Mortgagee SNDA
	Exhibit G-1	  	Existing Ground Lessor SNDA
	Exhibit G-2	  	Existing Master Lessor SNDA
	Exhibit H	  	Annual Interim Payments
	Exhibit I	  	Criteria for Tenant’s Exterior Signage
	Exhibit J	  	Terrace
	Exhibit K	  	Form of Letter of Credit
	Exhibit L	  	HVAC Specifications
	Exhibit M	  	Qualifying Sublease Subtenant Recognition Agreement
	Exhibit N-1	  	Form of MOL
	Exhibit N-2	  	Form of Termination and Discharge of Memorandum of Lease
	Exhibit O	  	Retail Spaces
	Exhibit P	  	Tenant’s Conceptual Plans
	Exhibit Q	  	Form of Collateral Access Agreement

  
 ii 

 LEASE 

THIS LEASE (this “Lease”) is made as of the 1st day of March, 2019 (the “Effective Date”), between
10 JAY MASTER TENANT LLC (“Landlord”), a Delaware limited liability company, and RENT THE RUNWAY, INC. (“Tenant”), a Delaware corporation. 

Landlord and Tenant hereby agree as follows: 

Article 1 
 BASIC LEASE
PROVISIONS 
  

			
	PREMISES	  	The (i) entire rentable area of the 7th floor of the Building, which the parties hereby conclusively agree, without representation or warranty, contains 23,621 RSF, as more
particularly shown hatched on Exhibit A-1 annexed hereto (the “7th Floor Premises”), (ii) entire rentable area of the 8th floor
of the Building, which the parties hereby conclusively agree, without representation or warranty, contains 23,621 RSF, as more particularly shown hatched on Exhibit A-2 annexed hereto (the “8th
Floor Premises”), (iii) entire rentable area of the 9th floor of the Building, which the parties hereby conclusively agree, without representation or warranty, contains 23,621 RSF,
as more particularly shown hatched on Exhibit A-3 annexed hereto (the “9th Floor Premises”) and (iv) entire rentable area of the 10th
floor of the Building, which the parties hereby conclusively agree, without representation or warranty, contains 12,188 RSF, as more particularly shown hatched on Exhibit A-4 annexed hereto (the
“10th Floor Premises”; the 7th Floor Premises, the 8th Floor Premises and the 9th Floor Premises, together with the 10th Floor Premises, collectively, the “Premises”).
		
	BUILDING	  	The building, fixtures, equipment and other improvements and appurtenances now located or hereafter erected, located or placed upon the land known as 10 Jay Street, Brooklyn, New York.
		
	REAL PROPERTY	  	The Building, together with the plot of land upon which it stands.
		
	COMMENCEMENT DATE	  	April 1, 2019. Landlord and Tenant agree that as of the Effective Date, the Premises is vacant and broom-clean, and Landlord’s Work (as hereinafter defined) has been completed therein.

			
	RENT COMMENCEMENT DATE	  	 With respect to the 7th Floor Premises, the date that is twenty (20) months from the Commencement Date (the “7th Floor Premises
Rent Commencement Date”); and
  
 With respect to the 8th Floor Premises, the
9th Floor Premises and the 10th Floor Premises, the date that is twelve (12) months from the Commencement Date (the “8th-10th Floor Premises Rent Commencement Date”; the 7th Floor
Premises Rent Commencement Date and the 8th-10th Floor Premises Rent Commencement Date, each, as and when applicable, the “Rent Commencement Date”).

		
	EXPIRATION DATE	  	The last day of the calendar month in which the day immediately preceding the twelfth (12th) anniversary of the 7th Floor Premises Rent Commencement Date occurs, or the last day of any renewal or extended term, if the Term of this
Lease is extended in accordance with any express provision hereof.
		
	TERM	  	The period commencing on the Commencement Date and ending on the Expiration Date.
		
	PERMITTED USES	  	General, administrative and executive offices and all other uses ancillary to Tenant’s business, subject to compliance with Article 3.
		
	BASE EXPENSE YEAR	  	Calendar year 2019.
		
	TENANT’S TAX PROPORTIONATE SHARE	  	[******]%
		
	TENANT’S OPERATING PROPORTIONATE SHARE	  	[******]%
		
	AGREED AREA OF BUILDING	  	221,509 RSF, as mutually agreed by Landlord and Tenant, without representation or warranty, for the purpose of calculating Tenant’s Tax Proportionate Share, and 207,222 RSF, as mutually agreed by Landlord and Tenant, without
representation or warranty, for the purpose of calculating Tenant’s Operating Proportionate Share.
		
	AGREED AREA OF PREMISES	  	83,051 RSF, as mutually agreed by Landlord and Tenant, without representation or warranty.

  

							
	FIXED RENT	  	With respect to the 7th Floor Premises only and commencing on the 7th Floor Premises Rent Commencement Date:
				
	 	  	 Period
	  	 Per Annum
	  	 Per Month

				
		  	Lease Years 1 - 5	  	$ [******]	  	$ [******]
		  	Lease Years 6 - 10	  	$ [******]	  	$ [******]
		  	Lease Years 11 -	  		  	
		  	Expiration Date	  	$ [******]	  	$ [******]

  
 2 

							
		  	With respect to the 8th Floor Premises only and commencing on the 8th-10th Floor Premises Rent Commencement Date:
				
	 	  	 Period
	  	 Per Annum
	  	 Per Month

				
		  	Lease Years 1 - 5	  	$[******]	  	$[******]
		  	Lease Years 6 - 10	  	$[******]	  	$[******]
		  	Lease Years 11 -	  		  	
		  	- Expiration Date	  	$[******]	  	$[******]
		
		  	With respect to the 9th Floor Premises only and commencing on the 8th-10th Floor Premises Rent Commencement Date:
				
	 	  	 Period
	  	 Per Annum
	  	 Per Month

				
		  	Lease Years 1 - 5	  	$[******]	  	$[******]
		  	Lease Years 6 - 10	  	$[******]	  	$[******]
		  	Lease Years 11 -	  		  	
		  	Expiration Date	  	$[******]	  	$[******]
		
		  	With respect to the 10th Floor Premises only and commencing on the 8th-10th Floor Premises Rent Commencement Date:
				
	 	  	 Period
	  	 Per Annum
	  	 Per Month

				
		  	Lease Years 1 - 5	  	$[******]	  	$[******]
		  	Lease Years 6 - 10	  	$[******]	  	$[******]
		  	Lease Years 11 -	  		  	
		  	Expiration Date	  	$[******]	  	$[******]
		
	ADDITIONAL RENT	  	All sums other than Fixed Rent payable by Tenant to Landlord under this Lease, including Tenant’s BID Payment and Annual Interim Payment or Tenant’s Tax Payment, as applicable, Tenant’s Operating Payment,
late charges, overtime or excess service charges, damages, and interest and other costs related to Tenant’s failure to perform any of its obligations under this Lease.
			
	RENT	  	Fixed Rent and Additional Rent, collectively.	  	
		
	INTEREST RATE	  	The lesser of (i) [******]% per annum above the then current Base Rate, and (ii) the maximum rate permitted by applicable law.

  
 3 

			
	TENANT’S ADDRESS FOR NOTICES	  	 Until Tenant commences business operations from the Premises:
  

Rent the Runway, Inc.
 345 Hudson Street, 6th Floor

New York, New York 10014
 Attn: Legal Department

		
		  	 Thereafter:
  

Rent the Runway, Inc.
 10 Jay Street

Brooklyn, New York 11201
 Attn: Legal Department

 
 In each case with a copy to:

 
 Patterson Belknap Webb & Tyler LLP

1133 Avenue of the Americas
 New York, New York 10036

Attn: Jason T. Polevoy, Esq.

		
	LANDLORD’S ADDRESS FOR NOTICES	  	 10 Jay Master Tenant LLC
 c/o Glacier Global
Partners LLC
 220 East 42nd Street, Suite 3002

New York, New York 10017
 Attn: Yaniv Blumenfeld

		
		  	 With a copy to:
  

Loeb & Loeb LLP
 345 Park Avenue

New York, New York 10154
 Attn: Nichole D. Cortese,
Esq.

		
	BROKER(S)	  	Jones Lang LaSalle Brokerage, Inc. and CBRE, Inc.
		
	LANDLORD’S CONTRIBUTION	  	$[******]

 All capitalized terms used in this Lease without definition are defined in Exhibit
B-1, and an index of defined terms is annexed hereto as Exhibit B-2. 

Article 2 
 PREMISES,
TERM, RENT 
 Section 2.1 Lease of Premises. Subject to the terms of this Lease, Landlord leases to Tenant and Tenant leases
from Landlord the Premises for the Term. In addition, Landlord grants to Tenant the right to use, on a non-exclusive basis and in common with other tenants, the Common Areas. 

  
 4 

 Section 2.2 Commencement Date. (a) Upon the Effective Date, the terms and
provisions hereof shall be fully binding on Landlord and Tenant prior to the occurrence of the Commencement Date. The Term of this Lease shall commence on the Commencement Date and, unless sooner terminated or extended as hereinafter provided, shall
end on the Expiration Date. Notwithstanding anything to the contrary contained herein, Tenant acknowledges and agrees that as of the Effective Date, Landlord’s Work is complete in the Premises, and the Premises is vacant and broom-clean. 

(b) Once the Commencement Date has occurred, Landlord and Tenant shall execute an agreement stating the Commencement Date, each Rent
Commencement Date and the Expiration Date, in the form of Exhibit D annexed hereto, but the failure to do so will not affect the determination of such dates. 

Section 2.3 Intentionally Omitted. 

Section 2.4 Payment of Rent. Tenant shall pay to Landlord, without notice or demand, and without any set-off, counterclaim, abatement or deduction whatsoever, except as may be expressly set forth in this Lease, in lawful money of the United States by wire transfer of funds pursuant to wiring instructions provided
by Landlord to Tenant by written notice from time to time, provided that Landlord shall endeavor to provide Tenant with not less than ten (10) Business Days’ advance written notice of any change in such wiring instructions, (i) Fixed
Rent in equal monthly installments, in advance, on the first day of each month during the Term, commencing on the applicable Rent Commencement Date, and (ii) Additional Rent, commencing on the Commencement Date, at the times and in the manner
set forth in this Lease. Notwithstanding the foregoing, Tenant shall pay the first (1st) full monthly installment of Fixed Rent applicable to the entire Premises to Landlord on or prior to April 1, 2019. 

Article 3 
 USE AND
OCCUPANCY 
 Section 3.1 Use and Occupancy. (a) Tenant shall use and occupy the Premises for the Permitted Uses and for
no other purpose. Tenant shall not use or occupy or permit the use or occupancy of any part of the Premises in a manner constituting a Prohibited Use. If Tenant uses the Premises for a purpose constituting a Prohibited Use, violating any
Requirement, or causing the Building to be in violation of any Requirement, then Tenant shall promptly discontinue such use upon its receipt of written notice of such violation. Tenant, at its expense, shall procure and at all times maintain and
comply with the terms and conditions of all licenses and permits that may be required by applicable Requirements to be maintained by Tenant for the lawful conduct of Tenant’s business in the Premises, consistent with the Permitted Uses. Upon
Tenant’s request, Landlord shall cooperate with Tenant in all reasonable respects to Tenant procuring and maintaining any licenses and/or permits required for the lawful conduct of Tenant’s business in the Premises, consistent with the
Permitted uses. 
 (b) Notwithstanding anything to the contrary provided in this Lease, so long as Tenant obtains all permits and licenses
required by Government Authorities, if applicable, Tenant may serve and/or sell alcoholic beverages to its employees and guests in the Premises or may enter into concessions with third parties to serve and/or sell alcoholic beverages to
Tenant’s employees and guests in the Premises (and not to the public and not for consumption outside the Premises). Such arrangements shall not be deemed a sublease under Article 13 of this Lease and shall not require Landlord’s
consent (it being agreed that any such concessionaire 

  
 5 

 
shall constitute a Permitted Occupant hereunder); however, this Lease shall not be contingent on Tenant’s ability to procure a liquor license or other permits or licenses that may be
required for the service and/or sale of alcoholic beverages in the Premises. Tenant shall have the right to have one (1) or more pantries in the Premises and may use in each such pantry an ordinary kitchen (as opposed to industrial) grade
dishwasher, refrigerator, sink, toaster oven and microwave oven (collectively referred to herein as “Permitted Equipment”), provided that no such use shall require use of a flue or other means of venting, a rotoclone, or similar
type of equipment. Tenant may use Permitted Equipment to warm, heat, or re-heat foods that are cooked off-site for consumption by Tenant’s employees and guests in
the Premises. 
 (c) Without limiting the generality of Article 25 of this Lease, Tenant agrees to indemnify and hold harmless
Landlord from and against any and all claims and any and all loss, cost, damage or expense relating to the service or sale of alcoholic beverages in and from the Premises, including, without limitation, any such claim arising from any act, omission
or negligence of Tenant or Persons Within Tenant’s Control, or from any accident, injury, or damage whatsoever caused to any person or to the property of any person occurring from and after the date that possession of the Premises is delivered
to Tenant until the end of the Term (or such later date that Tenant ceases to occupy the Premises), whether such claim arises or accident, injury or damages occurs within the Premises, within the Building but outside the Premises, or outside the
Building, except to the extent caused by Landlord’s negligence or willful misconduct. This indemnity and hold harmless agreement shall include indemnity against all costs, expenses and liabilities (including, without limitation, reasonable out
of pocket legal fees, court costs and other reasonable disbursements) incurred or made in connection with any such claim or proceeding brought thereon, and the defense thereof, and shall survive the termination of this Lease. It is understood that
without this indemnification of Landlord by Tenant, Landlord would not permit the service or sale of alcoholic beverages in or from the Premises, and Tenant covenants that Tenant’s liability insurance referred to in this Lease shall cover,
indemnify and hold harmless Landlord from all such matters and items mentioned in this indemnity. 
 Section 3.2 Certificate of
Occupancy. Notwithstanding anything to the contrary contained in this Lease, the parties acknowledge that no certificate of occupancy has been issued in respect of the Building. Accordingly, and in order for Landlord to be responsible for the
orderly process by which a temporary certificate of occupancy (and the final certificate of occupancy) shall be issued, Tenant shall retain Landlord’s expediter to file Tenant’s Plans for the Initial Installations with the NYC Department
of Buildings (it being agreed that such expediter shall charge commercially reasonable rates competitive with those of similarly qualified expediters performing similar services in first class office buildings in the vicinity of the Building). For
the avoidance of doubt, Landlord shall maintain a temporary certificate of occupancy in full force and effect until such time as a permanent certificate of occupancy is issued for the Building (which Landlord shall diligently and continuously pursue
to completion). 
 Article 4 

CONDITION OF THE PREMISES 

Section 4.1 Condition. (a) Tenant has inspected the Premises and agrees to accept possession of the Premises in the condition
existing on the Commencement Date “as is”, it being agreed that that the same shall be delivered vacant and broom-clean, with Landlord’s Work completed therein. Tenant acknowledges that Landlord’s Work has been completed as of
the Effective Date, and except for Landlord’s Contribution and the completion of Landlord’s Post-Commencement Work (as hereinafter defined), Landlord has no obligation to perform any work, supply any materials, incur any expense or make
any alterations or improvements to prepare the Premises for Tenant’s occupancy. Any work to be performed by Tenant in connection with Tenant’s initial occupancy of the Premises shall be hereinafter referred to as the “Initial
Installations”. 

  
 6 

 (b) Notwithstanding anything to the contrary contained herein, Tenant, within ten
(10) months following the Commencement Date (with time being of the essence), may give Landlord a written notice (herein called a “Latent Defects List”) specifying in reasonable detail any latent defects discovered by Tenant in
the Premises with respect to Landlord’s Work (but not defects caused by Tenant or Persons Within Tenant’s Control). If Tenant shall so timely deliver a Latent Defects List, then upon confirmation of the items on said list, Landlord shall
use reasonable efforts to correct any such items as soon as is reasonably practicable, provided that Tenant shall give Landlord access to the Premises for the performance of such work, and provided further, that Landlord
shall perform such work so as not to unreasonably interfere with Tenant’s use and occupancy of the Premises for the conduct of its business or for the performance of the Initial Installations (it being agreed, however, that Landlord shall not
be required to perform any such work on an overtime or premium-pay basis, unless (x) Tenant shall request the same, in which event Tenant shall pay the incremental increased costs thereof, or (y) the
performance of such work during Ordinary Business Hours on Business Days would materially interfere with the conduct of Tenant’s business in the Premises, such that Tenant would be unable to use at least 5,000 RSF of the Premises for the
ordinary conduct of its business for more than two (2) consecutive Business Days). Any dispute between Landlord and Tenant as to whether any item has been properly included on a Latent Defects List shall be subject to determination by expedited
arbitration (initiated by either party) in accordance with Article 33 of this Lease, provided that any arbitrator charged with resolving such dispute shall have at least ten (10) years’ experience in construction management
with respect to projects in commercial properties similar to the Building. The foregoing provisions of this Section 4.1 shall not derogate any of the repair obligations of Landlord expressly set forth in this Lease. 

Section 4.2 Landlord’s Contribution. (a) Landlord shall pay to Tenant an amount not to exceed Landlord’s
Contribution toward the cost of the Initial Installations (excluding any “soft costs” and Tenant’s Property), provided that as of the date on which Landlord is required to make payment thereof pursuant to
Section 4.2(b): (i) this Lease is in full force and effect, and (ii) no Event of Default then exists. Tenant shall pay all costs of the Initial Installations in excess of Landlord’s Contribution. Landlord’s
Contribution shall be payable solely on account of labor directly related to the Initial Installations and materials delivered to the Premises in connection with the Initial Installations (excluding any “soft costs” and Tenant’s
Property), except that Tenant may apply up to 20% of Landlord’s Contribution to pay “soft cost” incurred in connection with the Initial Installations, which shall be limited to the actual architectural, consulting, engineering,
expediting, permitting and filing fees incurred by Tenant in connection therewith. Tenant shall not be entitled to receive any portion of Landlord’s Contribution not actually expended by Tenant in the performance of the Initial Installations;
provided, however, that so long as the Initial Installations shall have been substantially completed and an Event of Default shall not then be continuing, at any time on or after the second (2nd) anniversary of the last occurring Rent Commencement
Date, Tenant shall have the right to apply any unexpended portion of Landlord’s Contribution as a credit against Fixed Rent upon prior written notice to Landlord. 

(b) Landlord shall make progress payments of Landlord’s Contribution to Tenant from time to time (but not more frequently than on a
monthly basis), in each case within thirty (30) days following the delivery to Landlord of a requisition therefor accompanied by (i) with the exception of the first requisition, copies of partial waivers of lien from all contractors,

  
 7 

 
subcontractors, and material suppliers covering all work and materials which were the subject of previous progress payments of Landlord’s Contribution, (ii) a certification from
Tenant’s architect that the work for which the requisition is being made has been completed substantially in accordance with the plans and specifications approved by Landlord therefor and in accordance with applicable Requirements and
(iii) a written signed statement from an authorized financial officer of Tenant outlining in detail the amount of Landlord’s Contribution being requested, along with a certification by Tenant that the amount claimed is for reimbursement to
Tenant for payment to the listed parties. Landlord may withhold an amount equal to ten percent (10%) of each requisition for retainage. After the Initial Installations have been completed in the Premises, Landlord shall disburse any amount retained
by it hereunder upon submission by Tenant to Landlord of Tenant’s requisition therefor accompanied by all documentation required under this Section 4.2(b), together with (A) proof of the satisfactory completion of
all required inspections and issuance of any required approvals, permits and sign-offs for the Initial Installations by Governmental Authorities having jurisdiction thereover, (B) final
“as-built” plans and specifications for the Initial Installations as required pursuant to Section 5.1(c) and (C) issuance of final lien waivers by all contractors,
subcontractors and material suppliers covering all of the Initial Installations. The right to receive Landlord’s Contribution is for the exclusive benefit of Tenant, and in no event shall such right be assigned to or be enforceable by or for
the benefit of any third party, including any contractor, subcontractor, materialman, laborer, architect, engineer, attorney or other person or entity. 

(c) If Landlord shall fail to pay an installment of Landlord’s Contribution on a timely basis in accordance with this
Section 4.2, Tenant may provide written notice of such failure to Landlord. If Landlord shall not make the required payment to Tenant within thirty (30) days after such notice shall have been given to Landlord, in bold
face capitalize type with specific reference to the provisions of this Section 4.2(c), then any dispute arising between Landlord and Tenant as to whether Landlord has failed properly to pay such installment of
Landlord’s Contribution shall be subject to expedited arbitration initiated by Tenant pursuant to the terms of Article 33 of this Lease, and in the event that Tenant shall obtain a final and binding determination in
such arbitration to the effect that Landlord was required to pay such installment of Landlord’s Contribution, then if Landlord shall not within ten (10) days after such judgment has been obtained pay such funds to Tenant, Tenant shall have
the right to offset such amount against the next installment(s) of Fixed Rent, Tenant’s BID Payment, the Annual Interim Payment, Tenant’s Tax Payment and Tenant’s Operating Payment becoming due hereunder until Tenant has been fully
reimbursed therefor. For the avoidance of doubt, Landlord shall pay to Tenant any portions of any installment of Landlord’s Contribution which are not in dispute, rather than awaiting the outcome of any arbitration or negotiation regarding
disputed components thereof. 
 Section 4.3 Landlord’s Work. Landlord has, at its own cost and expense, in a good and
workmanlike manner and in compliance with applicable Laws, performed Landlord’s Work (as more particularly described and defined on Exhibit C annexed hereto). 

Section 4.4 Landlord’s Post-Commencement Work; Landlord Delays. Landlord shall, at its own cost and expense, in a good and
workmanlike manner and in compliance with applicable Laws, (i) encase the exposed column in the 8th Floor Premises in brick on or prior to April 15, 2019 (the “Column Work”) and (ii) pour a new concrete slab on each
floor of the Premises reasonably promptly and diligently after the installation of Tenant’s conduit on each floor of the Premises (“Landlord’s Post-Commencement Work”) (which conduit shall be installed by Tenant as part of
the Initial Installations). Landlord and its employees, contractors and agents shall have access to the Premises at all reasonable times for the performance of the Column Work and Landlord’s Post-Commencement Work and for the storage of
materials reasonably 

  
 8 

 
required in connection therewith, and Tenant shall reasonably cooperate with Landlord in connection therewith. Landlord shall diligently complete the Column Work and Landlord’s
Post-Commencement Work and shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises (including, without limitation, the performance of the Initial Installations) during the performance of such work,
and any damage to the Premises resulting therefrom shall be promptly repaired by Landlord, at its sole cost and expense. Landlord and Tenant shall use reasonable efforts to cooperate with each other so as to permit the other to work in the Premises
at the same time. There shall be no Rent abatement or allowance to Tenant for a diminution of rental value, no actual or constructive eviction of Tenant, in whole or in part, no relief from any of Tenant’s other obligations under this Lease,
and no liability on the part of Landlord, by reason of inconvenience, annoyance or injury to business arising from the performance of the Column Work or Landlord’s Post-Commencement Work or the storage of any materials in connection therewith.
Notwithstanding the foregoing, provided that no Event of Default shall then be continuing hereunder, if Tenant shall actually be delayed in completion of the Initial Installations due to (x) Landlord’s failure to complete Landlord’s
Post-Commencement Work within seven (7) days after Tenant’s installation of Tenant’s conduit on each floor of the Premises as part of the Initial Installations (provided that Tenant shall have given Landlord at least 30 days prior
notice (which notice may be given verbally) of its anticipated completion of such conduit installation) (the “Post-Commencement Work Deadline”); or (y) any wrongful act or refusal to act (where Landlord has an express duty to
act) of Landlord, provided in the case of this clause (y) that Tenant shall have given Landlord notice of such wrongful act or refusal to act (where Landlord has an express duty to act) and Landlord shall have failed to cure the
same within one (1) Business Day after Landlord’s receipt of such notice (an “Act or Refusal Delay”), then, as Tenant’s sole and exclusive remedy for such actual delay in completion of the Initial
Installations, Tenant shall receive a credit against the Fixed Rent due hereunder commencing on the Rent Commencement Date in an amount equal to (I) 1/30 of the monthly amount of Fixed Rent due for every one (1) full day that occurs after
the Post-Commencement Work Deadline until Landlord’s Post-Commencement Work is substantially completed, and/or (II) 1/30 of the monthly amount of Fixed Rent due for every one (1) full day on which any Act or Refusal Delay(s) shall
continue hereunder. Notwithstanding anything to the contrary contained in this Lease, (i) Landlord and Tenant acknowledge and agree that no act, omission or refusal to act by Landlord shall constitute an Act or Refusal Delay if any other remedy
(including, without limitation, deemed approval and/or rent abatement) shall be available to Tenant therefor under any other provision of this Lease (including, without limitation, pursuant to Sections 2.3, 5.1(b), 5.3, 5.13, 8.1(b), 10.10(b),
26.22 and/or Article 34), and (ii) no abatement of Fixed Rent shall be granted on any given calendar day in duplication of any other abatement of Fixed Rent accruing with respect to such calendar day. Any dispute between Landlord and
Tenant as to whether Tenant has actually been delayed in completion of the Initial Installations as set forth in this Section 4.4 shall be subject to determination by expedited arbitration (initiated by either party) in
accordance with Article 33 of this Lease, provided that any arbitrator charged with resolving such dispute shall have at least ten (10) years’ experience in construction management with respect to projects in commercial
properties similar to the Building. 
 In addition to the foregoing, if Landlord shall not have completed the Column Work by April 15, 2019 (with time
being of the essence), then as Tenant’s sole and exclusive remedy therefor, Tenant shall receive a credit against the Fixed Rent due and payable for the 8th Floor Premises in the amount of $[******] per day for each day after April 15,
2019 on which the Column Work shall not be completed. 

  
 9 

 Article 5 

ALTERATIONS 

Section 5.1 Tenant’s Alterations. (a) Except as otherwise expressly provided in Section 5.10,
Tenant shall not make any alterations, additions or other physical changes in or about the Premises (collectively, “Alterations”), other than decorative Alterations, such as painting, wall coverings and floor coverings
(collectively, “Decorative Alterations”), which Decorative Alterations may be performed by Tenant without Landlord’s approval, or, subject to the provisions of Section 5.10, such Alterations that
(i) are non-structural and do not affect any Building Systems, (ii) affect only the Premises and are not visible from outside of the Premises, (iii) do not affect the certificate of occupancy
issued for the Building or the Premises, or, prior to the issuance of a certificate of occupancy for the Building or the Premises, do not affect any then existing temporary certificate of occupancy or Alt-1
permit for work in the Building or any work in connection therewith, and (iv) do not violate any Requirements (collectively, “Non-Structural Alterations”). Tenant shall observe and
comply with the Building’s rules and regulations with respect to performing all Alterations, as reasonably supplemented or amended from time to time. For the avoidance of doubt, the Initial Installations shall constitute Alterations under this
Lease. Subject to Landlord’s approval of the plans and specifications therefor in accordance with this Article 5 and Tenant’s compliance with the Rules and Regulations, and provided that the same shall not adversely affect the
structural integrity of the floor(s) involved or adversely affect any contiguous floors, at Tenant’s cost, Tenant may, from time to time, install internal staircase(s) (each, an “Internal Staircase”) between contiguous floors
of the Premises (provided that Landlord’s structural engineer shall prepare the plans and specifications therefor, it being agreed that such engineer shall charge rates competitive with other similarly qualified structural engineers performing
similar services in comparable office buildings in the vicinity of the Building). In the event that Tenant installs one (1) or more Internal Staircases as part of the Initial Installations, Landlord shall pay to Tenant an amount not to exceed
$[******] in the aggregate (the “Internal Staircase Allowance”) toward the cost of any such Internal Staircase(s) to be disbursed in accordance with the provisions of Section 4.2; however, Tenant shall not
be entitled to receive any portion of the Internal Staircase Allowance not actually expended by Tenant in the installation of any Internal Staircase(s) as part of the Initial Installations, nor shall Tenant have any right to apply any unexpended
portion of the Internal Staircase Allowance as a credit against Rent or any other obligation of Tenant hereunder. 
 (b) Plans and
Specifications. Prior to making any Alterations, Tenant, at its expense, shall (i) submit to Landlord for its approval, which approval shall not be unreasonably withheld or delayed, pursuant to Section 5.1(a),
detailed plans and specifications (“Plans”) of each proposed Alteration (other than Decorative Alterations), and with respect to any Alteration affecting any Building System, evidence that the Alteration has been designed by, or
reviewed and approved by (consistent with the standards of approval set forth in Section 5.1(a)), Landlord’s designated engineer for the affected Building System, provided such engineer charges commercially reasonable
rates, (ii) obtain all permits, approvals and certificates required by any Governmental Authorities, and (iii) furnish to Landlord certificates of worker’s compensation (covering all persons to be employed by Tenant, and Tenant’s
contractors and subcontractors in connection with such Alteration) and commercial general liability (including property damage coverage) insurance and Builder’s Risk coverage (as described in Article 11) all in such
form, with such companies, for such periods and in such amounts as Landlord may reasonably require, naming Landlord, its manager, any Lessor and any Mortgagee as additional insureds. Tenant shall give Landlord not less than five (5) Business
Days’ notice prior to performing any Decorative Alteration, which notice shall contain a description of such Decorative Alteration. Landlord shall 

  
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respond to any request for approval of Tenant’s Plans within fifteen (15) days after such request is made. In addition, Landlord agrees to respond to any resubmission of the Plans
within ten (10) days after resubmission to Landlord. If Landlord fails to respond to Tenant’s request within the applicable review period set forth herein, Tenant shall have the right to provide Landlord with a second request for approval
(a “Second Request”), which shall specifically identify the Plans to which such request relates, and set forth in bold capital letters the following statement: IF LANDLORD FAILS TO RESPOND WITHIN FIVE
(5) BUSINESS DAYS AFTER RECEIPT OF THIS NOTICE, THE PLANS SHALL BE DEEMED APPROVED AND TENANT SHALL BE ENTITLED TO COMMENCE CONSTRUCTION OF THE ALTERATIONS IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS PREVIOUSLY SUBMITTED TO
LANDLORD AND TO WHICH LANDLORD HAS FAILED TO TIMELY RESPOND. If Landlord fails to respond to a Second Request within five (5) Business Days after receipt by Landlord, the Plans (or revisions thereto) for which the Second Request is
submitted shall be deemed to be approved by Landlord, and Tenant shall be entitled to commence construction of the Alterations or portion thereof to which the Plans relate, provided that such Plans have (if required) been appropriately filed in
accordance with any applicable Requirements, all permits and approvals required to be issued by any Governmental Authority as a prerequisite to the performance of such Alterations shall have been duly issued, Tenant shall otherwise have complied
with all applicable provisions of this Lease relating to the performance of such Alterations, and such Alterations shall comply with the Benefits Requirements (as hereinafter defined). Landlord hereby approves in concept the design aesthetics shown
on Exhibit P annexed hereto, subject to further approval of Tenant’s Plans as set forth herein and compliance with the terms and conditions of this Lease. 

(c) Governmental Approvals. Tenant, at its expense, shall, as and when required, promptly obtain certificates of partial and final
approval of such Alterations required by any Governmental Authority and shall, within thirty (30) days after completion of any Alterations, furnish Landlord with copies thereof, together with
“as-built” Plans for such Alterations (other than Decorative Alterations and any Alterations where it would be contrary to the generally accepted industry practice to produce “as-built” Plans) prepared on an AutoCAD Computer Assisted Drafting and Design System (or such other system or medium as Landlord may reasonably accept), using naming conventions issued by the American
Institute of Architects in June, 1990 (or such other naming conventions as Landlord may reasonably accept) and magnetic computer media of such record drawings and specifications translated in DWG format or another format reasonably acceptable
to Landlord. Upon Tenant’s request, Landlord shall reasonably cooperate with Tenant in obtaining any permits, approvals and/or certificates required to be obtained by Tenant in connection with any permitted Alteration (if the provisions of the
applicable Requirement require that Landlord join in such application), provided that Tenant shall reimburse Landlord for any actual and reasonable out-of-pocket
costs or expenses in connection therewith, provided further that Landlord shall not charge any fees for the mere execution of any documents and Landlord shall not charge any fees under this Section 5.1(c) in
duplication of fees charged to Tenant pursuant to any other terms and conditions of this Lease. Without limiting the foregoing, provided that Tenant shall have submitted to Landlord reasonably acceptable Plans for the Initial Installations, Landlord
shall sign any required application for Tenant to obtain a building permit for the Initial Installations at such time as Landlord shall initially respond to Tenant’s submissions of its Plans for the Initial Installations; provided that
Landlord’s execution of any such application shall not be deemed an approval of the Initial Installations or the Plans therefor or permission from Landlord for Tenant to do any work in the Premises. Landlord reserves all rights with respect to
the approval of Alterations and the plans and specifications therefor and to require Tenant to withdraw or revise the applications and modify the Alterations and the plans and specification therefor in Landlord’s reasonable discretion. With
respect to the Initial Installations, Tenant’s architect shall be permitted to utilize “self-certification” to obtain building permits, provided that in such event, Tenant shall indemnify and hold harmless Landlord from and
against any liability due to omissions or design defects, subject to the limitations contained in this Lease. 

  
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 (d) Certain Violations. If the existence of any violations of Requirements noted of
record against the Real Property (other than any such violations created by any Tenant Party or which will be cured by Tenant by the performance of the Initial Installations) shall delay (or prevent) Tenant from obtaining any governmental permits,
consents, approvals or other documentation required by Tenant for (A) the performance of any Initial Installations or (B) the lawful occupancy of any portion of the Premises upon completion of any Initial Installations (it being understood
that the imposition of conditions by a Governmental Authority requiring the cure of any such violation as a condition precedent to obtaining any such governmental permits, consents, approvals or other documentation which shall so delay Tenant from
obtaining any governmental permits, consents, approvals or other documentations shall be deemed such a prevention or delay), then, upon the giving of notice by Tenant to Landlord of such prevention or delay and of the applicable violations and such
prevention or delay shall be the cause of any actual delay in Tenant’s commencement of its performance, and/or substantial completion, of the Initial Installations, Landlord shall promptly commence and thereafter diligently prosecute to
completion the cure and removal of record of such violations. 
 Section 5.2 Manner and Quality of Alterations. (a) All
Alterations shall be performed (i) in a good and workmanlike manner and free from defects, (ii) substantially in accordance with the Plans approved by Landlord therefor (or submitted to Landlord in accordance with
Section 5.10 below, as applicable), and by contractors, subcontractors, architects and engineers reasonably approved by Landlord (such approval not to be unreasonably withheld or delayed), (iii) in compliance with all
Requirements, the terms of this Lease and all construction procedures, rules and regulations then reasonably prescribed by Landlord, and (iv) at Tenant’s expense (subject to Landlord’s Contribution in accordance with Article 4
with respect to the Initial Installations). All materials and equipment shall be of first quality and at least equal to the applicable standards for the Building reasonably established by Landlord (which shall be consistent with comparable
buildings), and no such materials or equipment (other than Tenant’s Property) shall be subject to any lien or other encumbrance. Notwithstanding anything herein to the contrary, Tenant shall be required to use Landlord’s designated
contractor in connection with any Alterations affecting a Building System (it being agreed that such contractor shall charge commercially reasonable rates competitive with those of similarly qualified contractors performing similar services in first
class office buildings in the vicinity of the Building). 
 (b) Notwithstanding anything to the contrary set forth herein, Tenant shall be
permitted to grant a security interest in any and all moveable Tenant’s Property in the Premises, provided that such moveable Tenant’s Property can be removed from the Premises without damage to the Premises or the Building (such
moveable Tenant’s Property, collectively, the “Collateral Property”) in connection with customary financing secured by such Collateral Property (“Tenant Financing”), provided further that:
(i) the secured party shall agree to repair any damage to the Premises and/or the Building caused by its removal of any Collateral Property therefrom and to indemnify Landlord and its Mortgagees and Lessors in connection therewith; and
(ii) such secured party shall execute an agreement on a commercially reasonable form agreeing to the foregoing and to Landlord’s other standard provisions with respect to any Tenant Financing and any required secured party access to the
Building and the Premises in connection therewith (it being agreed that the agreement annexed hereto as Exhibit Q (the “Collateral Access Agreement”) shall be deemed to be commercially reasonable). Landlord and Tenant
acknowledge and agree that Landlord and Comerica Bank, as the initial secured party (the “Initial Secured Party”), will enter into the Collateral Access Agreement in the form annexed hereto as

  
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Exhibit Q promptly following the Effective Date. Thereafter, during the Term, if Tenant shall replace the initial Tenant Financing with a subsequent Tenant Financing with a different
secured party, then upon termination of the Collateral Access Agreement with the Initial Secured Party, Landlord shall agree to enter into another Collateral Access Agreement with the secured party under Tenant’s subsequent Tenant Financing,
provided that in no event shall more than one Collateral Access Agreement be in effect at any one time. 
 Section 5.3
Removal of Tenant’s Property. Tenant’s Property shall remain the property of Tenant and Tenant may remove the same at any time on or before the Expiration Date. On or prior to the Expiration Date, Tenant shall, at Tenant’s
expense, remove all of Tenant’s Property and, unless otherwise directed by Landlord as provided below, any Specialty Alterations from the Premises, and close up any slab penetrations in the Premises (other than any slab penetrations existing as
of the Commencement Date which were not created by Tenant and any slab penetrations that are made as part of the Initial Installations). Notwithstanding the foregoing, Landlord agrees that (x) Tenant shall not be required to remove from the
Premises any Internal Staircase vertically connecting one or more floors of the Premises that is installed by Tenant as part of the Initial Installations, and the same shall not be deemed to constitute Specialty Alterations hereunder, and
(y) Tenant shall not be required to remove from the Premises up to two (2) private or executive restrooms (each of which may include one shower therein) on up to two (2) floors of the Premises (for a maximum aggregate of four
(4) such private or executive restrooms), in each case installed by Tenant in the Premises as part of the Initial Installations, and the same shall not be deemed to constitute Specialty Alterations hereunder (provided that any multi-stall
shower facility or so-called “gang shower” facility shall constitute Specialty Alterations which Tenant shall be required to remove from the Premises on or prior to the Expiration Date). Tenant shall
repair and restore, in a good and workmanlike manner, any damage to the Premises or the Building caused by Tenant’s removal of any Alterations or Tenant’s Property or by the closing of any slab penetrations, and upon default thereof,
Tenant shall reimburse Landlord the reasonable cost actually incurred by Landlord for repairing and restoring such damage. Any Specialty Alterations or Tenant’s Property not so removed shall be deemed abandoned and Landlord may retain or remove
and dispose of same, and repair and restore any damage caused thereby, at Tenant’s reasonable cost and without accountability to Tenant. All other Alterations shall become Landlord’s property upon termination of this Lease. Notwithstanding
the foregoing, Landlord shall advise Tenant, at any time during the Term, in each case within ten (10) Business Days after Tenant’s written request, as to whether Tenant will be required to remove any Specialty Alterations from the
Premises, it being agreed that if Landlord fails to so identify any Specialty Alterations requiring removal within ten (10) Business Days after Tenant’s written request, then Tenant shall not be required to remove the same at the end of
the Term, provided that Tenant shall give Landlord a second written notice stating in bold, capitalized letters that: “THIS IS A SECOND REQUEST FOR LANDLORD TO IDENTIFY ANY SPECIALTY ALTERATIONS INSTALLED IN THE PREMISES WHICH TENANT
WILL BE REQUIRED TO REMOVE UPON THE EXPIRATION OR EARLIER TERMINATION OF THE LEASE TERM, AND LANDLORD SHALL BE DEEMED TO HAVE WAIVED THE RIGHT TO REQUIRE REMOVAL OF ANY SPECIALTY ALTERATIONS INSTALLED IN THE PREMISES AND NOT SO IDENTIFIED IF
LANDLORD SHALL NOT RESPOND TO THIS NOTICE AND IDENTIFY THE SAME WITHIN FIVE (5) BUSINESS DAYS,” and Landlord shall fail to respond to such second notice and so identify any Specialty Alterations in the Premises which Tenant will be
required to remove at the end of the Term within such five (5) Business Day period; provided further that that such waiver shall have no effect on, and shall not abrogate, Landlord’s rights with respect to (i) any
subsequent Specialty Alterations installed by Tenant after the date of such notice and/or (ii) any Specialty Alterations previously identified by Landlord as requiring removal, either in a prior notice to Tenant or pursuant to the express terms
and conditions of this Lease. 

  
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 Section 5.4 Mechanic’s Liens. Tenant, at its expense, shall discharge any
lien or charge recorded or filed against the Real Property in connection with any work done or claimed to have been done by or on behalf of, or materials furnished or claimed to have been furnished to, Tenant (other than for Landlord’s Work or
Landlord’s Post-Commencement Work), within twenty-five (25) days after Tenant shall have received written notice thereof by payment, filing the bond required by law or otherwise in accordance with law. Nothing contained in this
Section 5.4 shall limit Tenant’s right to challenge the claim that is made by the person or entity that files a lien, provided that Tenant discharges such lien of record as aforesaid. 

Section 5.5 Labor Relations. Tenant shall not employ, or permit the employment of, any contractor, mechanic or laborer, or permit
any materials to be delivered to or used in the Building, if, in Landlord’s sole but reasonable judgment, such employment, delivery or use will interfere or cause any conflict with other contractors, mechanics or laborers engaged in the
construction, maintenance or operation of the Building by Landlord, Tenant or others. If such interference or conflict occurs, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such interference or
conflict to leave the Building immediately. 
 Section 5.6 Tenant’s Costs. Tenant shall pay to Landlord, upon demand, all
reasonable out-of-pocket costs actually incurred by Landlord in connection with Tenant’s Alterations, including reasonable and actual
out-of-pocket costs incurred in connection with (a) third-party review of the Plans therefor (provided that with respect to the Initial Installations, Tenant shall
only be required to pay third-party review costs in connection with Landlord’s architect’s and engineers’ review of proposed structural Alterations and proposed Alterations affecting the Building Systems, including, without
limitation, the mechanical, electrical and plumbing systems of the Building) and (b) other than for the Initial Installations, the provision of Building personnel during the performance of any Alteration, to operate elevators or otherwise to
facilitate Tenant’s Alterations. Tenant shall, upon request, provide Landlord with reasonable evidence of all amounts expended by it for Alterations (including any “soft costs”). 

Section 5.7 Tenant’s Equipment. Tenant shall provide written notice to Landlord (which may be by email) prior to moving any
heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Equipment”) into or out of the Building and shall pay to Landlord any reasonable costs actually incurred by Landlord in connection therewith. If
such Equipment requires special handling, Tenant agrees (a) to employ only persons holding all necessary licenses to perform such work, (b) all work performed in connection therewith shall comply with all applicable Requirements and
(c) such work shall be done only during hours reasonably designated by Landlord. 
 Section 5.8 Legal Compliance. The
approval of Plans, or consent by Landlord to the making of any Alterations, does not constitute Landlord’s representation that such Plans or Alterations comply with any Requirements. Landlord shall not be liable to Tenant or any other party in
connection with Landlord’s approval of any Plans, or Landlord’s consent to Tenant’s performing any Alterations. If any Alterations made by or on behalf of Tenant, require Landlord to make any alterations or improvements to any part of
the Building in order to comply with any Requirements (“Compliance Alterations”), Tenant shall pay all reasonable costs and expenses incurred by Landlord in connection with such Compliance Alterations, as reasonably evidenced to
Tenant. 
 Section 5.9 Floor Load. Tenant shall not place a load upon any floor of the Premises that exceeds 100 pounds per
square foot “live load”. Landlord reserves the right to reasonably designate the position of all Equipment which Tenant wishes to place within the Premises, and to place limitations on the weight thereof. 

  
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 Section 5.10 Non-Structural Alterations.
Landlord’s consent shall not be required with respect to any Non-Structural Alterations (x) which do not require the issuance of a work permit by the NYC Department of Buildings, and (y) the
estimated cost of which does not exceed $[******]; provided, however, that at least ten (10) Business Days prior to making any such Non-Structural Alterations, Tenant shall submit to
Landlord the Plans for such Alteration (unless Plans shall not be required by any applicable Requirement or good construction practice), and any such Alteration shall otherwise be performed in compliance with the applicable provisions of this
Article 5. Tenant shall also deliver to Landlord, promptly upon request, copies of applicable contracts in order that Landlord can confirm that the Alterations in question do not require Landlord’s consent hereunder. 

Section 5.11 ACP-5. As soon as reasonably practicable after Tenant provides Landlord with
Tenant’s Plans (approved by Landlord and in form to be filed with the NYC Department of Buildings) for the performance of the Initial Installations in the Premises, Landlord shall provide Tenant with
ACP-5 certificates in respect of such Initial Installations. 
 Section 5.12 Initial Space
Programming. Landlord hereby agrees that, at Tenant’s request, Landlord’s architect shall prepare two (2) test fits predicated on Tenant’s initial space programing at no cost to Tenant. 

Section 5.13 Benefits Requirements. Notwithstanding anything herein to the contrary, any Alterations shall (x) not alter any
existing historic columns, ceilings, and moldings existing as of the date hereof, except that historic ceilings may be painted, but not skim coated where the terra cotta texture is covered and non-historic
portions of ceilings and walls are not restricted, (y) keep ceilings at maximum height, except for heating, ventilation and air-conditioning (“HVAC”) and other similar installations,
which, if installed, shall be set back at least three (3’) feet from any exterior windows of the Building and (z) not contain any partitions that interrupt any window openings (collectively, the “Benefits Requirement”).
The parties hereto acknowledge that Landlord has availed itself of certain historical benefits programs in connection with recent renovations and upgrades to the Building. If Landlord qualifies for any such benefits, the applicable entity providing
such benefits (the “Benefits Entity”) may, notwithstanding anything herein to the contrary, have the right to approve Alterations within eighteen (18) months after the installation thereof. If the Benefits Entity objects to any
Alterations (an “Objection”), Landlord shall, at Landlord’s sole cost and expense, notwithstanding anything herein to the contrary, prior to the date that is eighteen (18) months after the installation of such Alterations,
have the right to remove and/or alter such Alteration subject to the applicable Objection and perform the work required by the Benefits Entity to remove and/or alter the Alteration subject to the applicable Objection (any such work being referred to
herein as the “Benefits Work”), provided such Benefits Work does not adversely affect the usable area of the Premises, except to a de minimis extent. Landlord and its employees, contractors and agents shall have access
to the Premises at all reasonable times (which times shall be coordinated with Tenant) upon advance reasonable notice to Tenant for the performance of the Benefits Work and for the storage of materials reasonably required in connection therewith.
Landlord shall diligently complete the Benefits Work and use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of the Benefits Work. In furtherance thereof, in performing the
Benefits Work, Landlord shall, at Tenant’s request, employ contractors at times other than during Ordinary Business Hours on Business Days, if the performance of such work shall interfere with Tenant’s use and occupancy of the Premises
during such times to more than a de minimis extent. 

  
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Except as otherwise expressly provided in this Section 5.13, there shall be no Rent abatement or allowance to Tenant for a diminution of rental value, no actual or
constructive eviction of Tenant, in whole or in part, no relief from any of Tenant’s other obligations under this Lease, and no liability on the part of Landlord, by reason of inconvenience, annoyance or injury to business arising from the
performance of the Benefits Work or the storage of any materials in connection therewith for that day’s work. Notwithstanding the foregoing, if Tenant is unable to use all or a portion of the Premises for the ordinary conduct of its business
solely due to the performance of the Benefits Work, and (i) Tenant furnishes a notice to Landlord (the “Benefits Abatement Notice”) stating that Tenant is unable to use all or a portion of the Premises for the ordinary conduct
of its business solely due to the performance of the Benefits Work, (ii) Tenant does not actually use or occupy all or such portion of the Premises for the ordinary conduct of its business for more than two (2) Business Days, and
(iii) such condition or delay has not resulted from the acts or omissions of Tenant or any Persons Within Tenant’s Control, then, as Tenant’s sole and exclusive remedy with respect thereto, the Fixed Rent shall be abated on a per
diem basis with respect to the portion of the Premises Tenant does not so use or occupy for the ordinary conduct of its business for the period commencing on the third (3rd) Business Day after Tenant provides Landlord the Benefits Abatement
Notice and ending on the date Landlord substantially completes the Benefits Work. 
 Section 5.14 Fire Stairways. Tenant shall
have the right to use the fire stairways connecting the floors of the Premises as convenience stairs subject to compliance with all Building rules and regulations and applicable Requirements. Subject compliance with all Building rules and
regulations and applicable Requirements, Tenant shall have the right to install breakaway locks and an internal security system in connection therewith, and shall tie such system into the Building’s security and Class E system, at
Tenant’s cost and expense. Tenant shall have the right to make purely cosmetic Alterations to such fire stairways, subject to compliance with applicable Requirements, upon at least ten (10) days prior notice to Landlord. Any such
Alterations made to such fire stairways by Tenant shall be maintained by Tenant at its cost and expense, and shall be restored to conform with Building standards upon the expiration or earlier termination of the Term (notwithstanding the fact that
such Alterations shall not constitute Specialty Alterations). 
 Section 5.15 Building Violations. If any violations of
Requirements exist with respect to the Building on the Commencement Date that prevent Tenant from obtaining a building permit or a final sign-off for the Initial Installations or otherwise prevent Tenant from
occupying the Premises for the uses permitted hereunder, Landlord, following written notice thereof from Tenant to Landlord (a “Building Violation Notice”), shall discharge same (or cause the same to be so discharged), subject,
however to Landlord’s right to contest diligently and in good faith the applicability or legality thereof. If, for a period of more than ten (10) Business Days following the date on which Tenant shall give to Landlord a Building Violation
Notice, Tenant is unable to (and does not actually) perform the Initial Installations or use and occupy the Premises for the uses permitted hereunder, then as Tenant’s sole and exclusive remedy therefor, the Fixed Rent due and payable hereunder
by Tenant shall abate (in proportion to the portion of the Premises so affected or rendered unusable by the violation in question, if applicable) during the period commencing on the eleventh (11th) Business Day following the date on which the
Building Violation Notice is given to Landlord and ending on the date that the applicable violation is cured (or on such earlier date upon which Tenant resumes performance of the Initial Installations in the affected portion of the Premises or use
and occupancy of the same). 

  
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 Article 6 

REPAIRS 
 Section 6.1
Landlord’s Repair and Maintenance. From and after the Commencement Date (subject to Unavoidable Delay), Landlord shall operate, maintain and, except as provided in Section 6.2 hereof, make all necessary repairs
and replacements (both structural and nonstructural) to (i) the Building Systems, (ii) the Common Areas, (iii) the structural portions of the Building, (iv) the roof of the Building, and (v) the sidewalks adjacent to the
Building. Notwithstanding anything to the contrary set forth herein, Landlord shall have no obligation to provide any services to the Terrace (as hereinafter defined) or to clean the same or to remove snow or ice from the Terrace. Notwithstanding
the foregoing, if Landlord determines that snow or ice must be removed from the Terrace to protect the structural integrity of the Terrace or the roof, Tenant shall afford Landlord access to the Terrace for such removal. 

Section 6.2 Tenant’s Repair and Maintenance. Tenant shall promptly, at its expense and in compliance with
Article 5, make all nonstructural repairs to the Premises (and the Terrace, for so long as Tenant shall have the right to the exclusive use thereof) and the fixtures, equipment and appurtenances therein (including all
electrical, plumbing, heating, ventilation and air conditioning, sprinklers and life safety systems in and serving the Premises from the point of connection to the Building Systems) (collectively, “Tenant Fixtures”) as and when
needed to preserve the Premises in good working order and condition, except for reasonable wear and tear and damage for which Tenant is not responsible. All damage to the Building or to any portion thereof, or to any Tenant Fixtures requiring
structural or nonstructural repair caused by or resulting from any negligence or willful misconduct of a Tenant Party or the moving of Tenant’s Property or Equipment into, within or out of the Premises by a Tenant Party, shall be repaired at
Tenant’s reasonable expense by (i) Tenant, if the required repairs are nonstructural in nature and do not affect any Building System, or (ii) Landlord, if the required repairs are structural in nature, involve replacement of exterior
window glass or affect any Building System. All Tenant repairs shall be of good quality utilizing new construction materials. 

Section 6.3 Restorative Work. Landlord reserves the right to make all changes, alterations, additions, improvements, repairs or
replacements to the Building and Building Systems, including changing the arrangement or location of entrances or passageways, doors and doorways, corridors, elevators, stairs, toilets or other Common Areas (collectively, “Restorative
Work”), as Landlord deems necessary or desirable, and to take all materials into the Premises required for the performance of such Restorative Work provided that (a) the level of any Building service shall not decrease (except to a
de minimis extent) from the level required of Landlord in this Lease as a result thereof (other than temporary changes in the level of such services during the performance of any such Restorative Work) and (b) Tenant is not deprived of
access to or use of the Premises for the Permitted Use. Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of such Restorative Work. There shall be no Rent
abatement or allowance to Tenant for a diminution of rental value, no actual or constructive eviction of Tenant, in whole or in part, no relief from any of Tenant’s other obligations under this Lease, and no liability on the part of Landlord by
reason of inconvenience, annoyance or injury to business arising from Landlord, Tenant or others performing, or failing to perform, any Restorative Work, except as otherwise expressly provided in this Lease. 

  
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 Article 7 

INCREASES IN TAXES AND OPERATING EXPENSES 

Section 7.1 Definitions. For the purposes of this Article 7, the following terms shall have the meanings set forth below:

 (a) “Assessed Valuation” shall mean the amount for which the Real Property is assessed pursuant to the applicable
provisions of the City Charter and the Administrative Code of New York, or any successor Requirements, for the purpose of imposition of Taxes. 

(b) “Base BID Assessments” shall mean the BID Assessments payable with respect to the 2019/2020 Tax Year. 

(c) “Base Operating Expenses” shall mean the Operating Expenses for the Base Expense Year. 

(d) “Base Tax Year” shall mean the second full Tax Year immediately following the Tax Year during which the Real Property
becomes Stabilized (as defined below). By way of example, if the Real Property becomes Stabilized during calendar year 2019, the Base Tax Year shall be the Tax Year commencing upon July 1, 2021 and ending upon June 30, 2022. 

(e) “Base Taxes” shall mean the Taxes for the Base Tax Year. 

(f) “BID Assessments” shall mean any assessments made as a result of the Building being within a business improvement
district. 
 (g) “Comparison Year” shall mean (i) with respect to Taxes, each Tax Year commencing subsequent to the
Base Tax Year, and (ii) with respect to Operating Expenses, each calendar year commencing subsequent to the Base Expense Year. 
 (h)
“Operating Expenses” shall mean the aggregate of all costs and expenses paid or incurred by or on behalf of Landlord in connection with the ownership, operation, repair and maintenance of the Real Property, including without
limitation, (i) the cost of services and utilities (including taxes and other charges incurred in connection therewith) provided to the Building, including, without limitation, water, power, gas, sewer, waste disposal, telephone and cable
television facilities, fuel, supplies, equipment, tools, materials, service contracts, janitorial services, waste and refuse disposal, window cleaning, maintenance and repair of sidewalks and Building exterior and services areas, gardening and
landscaping; (ii) the cost of insurance premiums and deductibles, including, but not limited to, public liability, fire, property damage, wind, hurricane, earthquake, terrorism, flood, rental loss, rent continuation, boiler machinery, business
interruption, contractual indemnification and property/casualty coverage insurance for the Real Property and such other insurance as is reasonably and customarily carried by operators of other first-class office buildings in the vicinity of the
Building, to the extent carried by Landlord in its discretion; (iii) the cost of compensation, including employment, welfare and social security taxes, paid vacation days, disability, pension, medical and other fringe benefits of all persons
(including independent contractors) who perform services connected with the ownership, operation, repair and maintenance of the Real Property; (iv) any association assessments, costs, dues and/or expenses relating to the Real Property;
(v) personal property taxes on and maintenance and repair of equipment and other personal property used in connection with the 

  
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ownership, operation, repair and maintenance of the Real Property; (vi) such reasonable auditors’ fees and legal fees as are incurred in connection with the ownership, operation, repair
and maintenance of the Real Property; (vii) a property management fee (which fee may be imputed if Landlord has internalized management or otherwise acts as its own property manager provided such imputed fee shall be commercially reasonable);
(viii) the cost of the maintenance of any easements or ground leases benefiting the Real Property, whether by Landlord or by an independent contractor; (ix) an allowance for depreciation of personal property used in the ownership, operation,
repair and maintenance of the Real Property; (x) license, permit and inspection fees; (xi) all costs and expenses required by any Governmental Authority or by applicable Requirements; (xii) the rental value of Landlord’s Building
office; and (xiii) capital improvements and capital expenditures incurred after the Base Expense Year, provided that the same shall only constitute Operating Expenses if such capital improvements and capital expenditures are either
(1) reasonably intended to result in a reduction in Operating Expenses (as for example, a labor-saving improvement), (2) made during any Comparison Year in compliance with Requirements, and/or
(3) made to replace (rather than repair, which would be included in any event) items which Landlord would be obligated to repair under the Lease. Such capital improvements and capital expenditures shall be amortized (with interest at 2% in
excess of the Base Rate at the time that such expenditure is made) on a straight-line basis over the useful life of the item in question, and the amount included in Operating Expenses in any Comparison Year shall be equal to the annual amortized
amount. Operating Expenses shall not include any Excluded Expenses. If during all or part of the Base Expense Year or any Comparison Year, Landlord shall not furnish any particular item(s) of work or service (which would otherwise constitute an
Operating Expense) to any leasable portions of the Building for any reason, then, for purposes of computing Operating Expenses for such period, the amount included in Operating Expenses for such period shall be increased by an amount equal to the
costs and expenses that would have been reasonably incurred by Landlord during such period if Landlord had furnished such item(s) of work or service to such portion of the Building. In determining the amount of Operating Expenses for the Base
Expense Year or any Comparison Year, if less than 95% of the Building rentable area is occupied by tenants at any time during the Base Expense Year or any such Comparison Year, Operating Expenses shall be determined for the Base Expense Year or such
Comparison Year to be an amount equal to the like expenses which would normally be expected to be incurred had such occupancy been 95% throughout the Base Expense Year or such Comparison Year. 

(i) “Stabilized” shall mean that both (x) at least ninety percent (90%) of the rentable area of the above-grade office
space in the Building and (y) at least two (2) of the three (3) retail spaces in the Building (as shown on Exhibit O annexed hereto) shall have been leased to tenants, and such tenants of the office and retail premises
specified in clause (x) and clause (y) shall have taken and remained in possession and/or commenced paying rent for at least ten (10) months of the applicable Tax Year. 

(j) “Statement” shall mean a statement containing a reasonably detailed comparison of (i) the Base Taxes and the Taxes
for any Comparison Year or (ii) the Base Operating Expenses and the Operating Expenses for any Comparison Year. 
 (k) “Tax
Year” shall mean the twelve month period from July 1 through June 30 (or such other period as hereinafter may be duly adopted by the City of New York as its fiscal year for real estate tax purpose). 

  
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 (l) “Taxes” shall mean (x) all real estate taxes, assessments, and
other governmental levies, impositions or charges, whether general, special, ordinary, extraordinary, foreseen or unforeseen, which may be assessed, levied or imposed upon all or any part of the Real Property, and (y) all reasonable expenses
(including reasonable attorneys’ fees and disbursements and experts’ and other witnesses’ fees) incurred in contesting any of the foregoing or the Assessed Valuation of the Real Property. Taxes shall not include (x) interest or
penalties incurred by Landlord as a result of Landlord’s late payment of Taxes, (y) franchise, corporate, transfer, gift, inheritance, succession, estate or net income, personal property, sales, capital levy, capital stock, value added or
excess profits taxes imposed upon Landlord or (z) BID Assessments. If Landlord elects to pay any assessment in annual installments, then (i) such assessment shall be deemed to have been so divided and to be payable in the maximum number of
installments permitted by law, and (ii) there shall be deemed included in Taxes for each Comparison Year, the installments of such assessment becoming payable during such Comparison Year, together with interest payable during such Comparison
Year, on such installments and on all installments thereafter becoming due as provided by law, all as if such assessment had been so divided. If at any time the methods of taxation prevailing on the Commencement Date shall be altered so that in lieu
of or as an addition to the whole or any part of Taxes, there shall be assessed, levied or imposed (1) a tax, assessment, levy, imposition or charge based on the income or rents received from the Real Property whether or not wholly or partially
as a capital levy or otherwise, (2) a tax, assessment, levy, imposition or charge measured by or based in whole or in part upon all or any part of the Real Property and imposed upon Landlord, (3) a license fee measured by the rents, or
(4) any other tax, assessment, levy, imposition, charge or license fee however described or imposed, then all such taxes, assessments, levies, impositions, charges or license fees (except to the extent same are included in Operating Expenses)
or the part thereof so measured or based shall be deemed to be Taxes. Taxes for the Base Tax Year and each Comparison Year shall be computed without taking into account the effects of any exemption or abatement program, such as the Industrial and
Commercial Abatement Program (“ICAP”). Notwithstanding the foregoing, upon Landlord’s written request, Tenant shall use commercially reasonable efforts to cooperate, at no cost or liability to Tenant, with the requirements of
any such benefits program specified by Landlord. For example, to the extent that Landlord requests that Tenant comply with the obligations of the ICAP program in connection with the performance of the Initial Installations or any subsequent
Alterations, Tenant shall use commercially reasonable efforts to do so, at no cost or liability to Tenant, and Landlord shall reimburse Tenant for the reasonable and actual
out-of-pocket costs of such compliance within thirty (30) days after demand (accompanied by reasonable supporting documentation). 

Section 7.2 Annual Interim Payment and Tenant’s Tax Payment. (a) Subject to the terms of this
Section 7.2(a) and Section 7.2(c), commencing on the first day of the first Interim Tax Year (as defined below), Tenant shall pay to Landlord, as Additional Rent, the amount set forth on Exhibit
H corresponding to such Interim Tax Year (such amount corresponding to a particular Interim Tax Year being referred to herein as the “Annual Interim Payment”). Tenant shall pay to Landlord on the first (1st) day of each month
during the Term that Tenant is obligated hereunder to pay the Annual Interim Payment an amount equal to 1/12th of the Annual Interim Payment for such Interim Tax Year. The first “Interim Tax Year” shall commence on July 1, 2019
and shall end on June 30, 2020. Each succeeding “Interim Tax Year” shall constitute the next succeeding twelve (12) month period (i.e., the next succeeding Tax Year); provided, however, that the last
Interim Tax Year shall end on the earlier to occur of (x) the last day of the Base Tax Year and (y) the Expiration Date. 
 (b)
Intentionally Omitted. 

  
 20 

 (c) From and after the first day of the first Comparison Year, (x) if the Taxes payable
for any Tax Year after the Base Tax Year exceed the Base Taxes, Tenant shall pay to Landlord Tenant’s Tax Proportionate Share of such excess and (y) the Annual Interim Payment that was payable by Tenant pursuant to
Section 7.2(a) immediately prior to the first day of the first Comparison Year (collectively, “Tenant’s Tax Payment”). For each Comparison Year in which any such Tax Year commences, Landlord shall
furnish to Tenant a statement setting forth Landlord’s reasonable estimate of Tenant’s Tax Payment for such Tax Year (the “Tax Estimate”). Tenant shall pay to Landlord on the first (1st) day of each month during
such Comparison Year an amount equal to 1/12th of the Tax Estimate for such Tax Year. If Landlord furnishes a Tax Estimate for a Comparison Year subsequent to the commencement thereof, then (i) until the first (1st) day of the month following
the month in which the Tax Estimate is furnished to Tenant, Tenant shall pay to Landlord on the first (1st) day of each month an amount equal to the monthly sum payable by Tenant to Landlord under this Section 7.2(c) for
the last month of the preceding Comparison Year; (ii) promptly after the Tax Estimate is furnished to Tenant or together therewith, Landlord shall give notice to Tenant stating whether the installments of the Tax Estimate previously made for
such Comparison Year were greater or less than the installments of the Tax Estimate to be made for such Comparison Year in accordance with the Tax Estimate, and (x) if there shall be a deficiency, Tenant shall pay the amount thereof within
thirty (30) days after demand, or (y) if there shall have been an overpayment, Landlord shall credit the amount thereof against the next subsequent payments of Rent next coming due hereunder; and (iii) on the first (1st) day of the
month following the month in which the Tax Estimate is furnished to Tenant, and on the first (1st) day of each month thereafter throughout the remainder of such Comparison Year, Tenant shall pay to Landlord an amount equal to 1/12th of the Tax
Estimate. Landlord may, during each Comparison Year, furnish to Tenant a revised Tax Estimate for such Comparison Year, and in such case, Tenant’s Tax Payment for such Comparison Year shall be adjusted and any deficiencies paid or overpayments
credited, as the case may be, substantially in the same manner as provided in the preceding sentence. After the end of each Comparison Year, Landlord shall furnish to Tenant a Statement of Taxes applicable to Tenant’s Tax Payment payable for
such Comparison Year and (A) if such Statement shall show that the sums so paid by Tenant were less than Tenant’s Tax Payment due for such Comparison Year, Tenant shall pay to Landlord the amount of such deficiency within thirty
(30) days after delivery of the Statement to Tenant, or (B) if such Statement shall show that the sums so paid by Tenant were more than such Tenant’s Tax Payment, Landlord shall credit such overpayment against the next subsequent
payments of Rent next coming due. If there shall be any increase in the Taxes for any Tax Year, whether during or after such Tax Year, or if there shall be any decrease in the Taxes for any Tax Year, Tenant’s Tax Payment for such Comparison
Year shall be appropriately adjusted and any deficiencies paid or overpayments credited, as the case may be, substantially in the same manner as provided in the preceding sentence. If Tenant is entitled to a credit due to an overpayment of Taxes and
such credit is not exhausted by the Expiration Date, then, provided no Event of Default exists as of the Expiration Date, Landlord shall pay to Tenant an amount equal to the balance of such credit within thirty (30) days after the Expiration
Date, which obligation shall survive the expiration or sooner termination of this Lease. 
 (d) Only Landlord may institute proceedings to
reduce the Assessed Valuation of the Real Property and the filings of any such proceeding by Tenant without Landlord’s consent shall constitute an Event of Default. If the Base Taxes are reduced, the Additional Rent previously paid or payable
on account of Tenant’s Tax Payment hereunder for all Comparison Years shall be recomputed on the basis of such reduction, and Tenant shall pay to Landlord, within thirty (30) days after demand therefor (together with Landlord’s
reasonably detailed computation thereof), any deficiency between the amount of such Additional Rent previously computed and paid by Tenant to Landlord, and the amount due as a result of such recomputation.

  
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If the Base Taxes are increased, then Landlord shall either pay to Tenant within thirty (30) days, or at Landlord’s election, credit (if prior to the Expiration Date) against the next
subsequent payments of Rent due, the amount by which such Additional Rent previously paid on account of Tenant’s Tax Payment exceeds the amount actually due as a result of such recomputation. If Landlord receives a refund of Taxes for any
Comparison Year, Landlord shall, at its election, either pay to Tenant within thirty (30) days, or credit against the next subsequent payments of Rent due hereunder, an amount equal to Tenant’s Tax Proportionate Share of the refund, net of
any expenses reasonably incurred by Landlord in achieving such refund, which amount shall not exceed Tenant’s Tax Payment, paid for such Comparison Year (provided that, if Tenant is entitled to a credit due to an overpayment of Taxes and such
credit is not exhausted by the Expiration Date, then, provided no Event of Default exists as of the Expiration Date, Landlord shall pay to Tenant an amount equal to the balance of such credit within thirty (30) days after the Expiration Date,
which obligation shall survive the expiration or sooner termination of this Lease). Landlord shall be obligated to file an application or institute a proceeding seeking a reduction in the Assessed Valuation with respect to each Comparison Year,
unless Landlord shall be advised by reputable tax certiorari attorney or consultant that such challenge would not be prudent in respect of such Comparison Year. 

(e) Tenant shall be responsible for any applicable occupancy or rent tax now in effect or hereafter enacted and, if such tax is payable by
Landlord, Tenant shall pay such amounts to Landlord, within thirty (30) days of Landlord’s demand therefor. 
 (f) Tenant shall be
obligated to make Tenant’s BID Payment and Annual Interim Payments, or Tenant’s Tax Payment, as applicable, regardless of whether Tenant may be exempt from the payment of any taxes as the result of any reduction, abatement, or exemption
from Taxes granted or agreed to by any Governmental Authority, or by reason of Tenant’s diplomatic or other tax exempt status. 
 (g)
Tenant shall not be responsible for any increase in Taxes resulting from either: (i) a sale of any portion of the Building or any interest in the Landlord entity, (ii) a financing of the Building or (iii) any capital improvements that
do not directly or indirectly benefit Tenant’s occupancy of the Premises. 
 Section 7.3 Tenant’s Operating Payment.
(a) If the Operating Expenses payable for any Comparison Year exceed the Base Operating Expenses, Tenant shall pay to Landlord Tenant’s Operating Proportionate Share of such excess (“Tenant’s Operating Payment”). For
each Comparison Year, Landlord shall furnish to Tenant a statement setting forth Landlord’s reasonable estimate of Tenant’s Operating Payment for such Comparison Year (the “Expense Estimate”). Tenant shall pay to Landlord
on the first (1st) day of each month during such Comparison Year an amount equal to 1/12 of the Expense Estimate. If Landlord furnishes an Expense Estimate for a Comparison Year subsequent to the commencement thereof, then (i) until the 1st day of the month following the month in which the Expense Estimate is furnished to Tenant, Tenant shall pay to Landlord on the 1st day of each
month an amount equal to the monthly sum payable by Tenant to Landlord under this Section 7.3 during the last month of the preceding Comparison Year, (ii) promptly after the Expense Estimate is furnished to Tenant or
together therewith, Landlord shall give notice to Tenant stating whether the installments of Tenant’s Operating Payment previously made for such Comparison Year were greater or less than the installments of Tenant’s Operating Payment to be
made for such Comparison Year in accordance with the Expense Estimate, and (A) if there shall be a deficiency, Tenant shall pay the amount thereof within thirty (30) days after demand therefor, or (B) if there shall have been an
overpayment, Landlord shall credit the amount thereof against subsequent payments of Rent due 

  
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hereunder, and (iii) on the first (1st) day of the month following the month in which the Expense Estimate is furnished to Tenant, and on the first (1st) day of each month thereafter
throughout the remainder of such Comparison Year, Tenant shall pay to Landlord an amount equal to 1/12 of the Expense Estimate. 
 (b) After
each Comparison Year, Landlord shall furnish to Tenant a Statement for the immediately preceding Comparison Year (and Landlord shall endeavor to do so within one hundred eighty (180) days after the end of each Comparison Year). If the Statement
shows that the sums paid by Tenant under Section 7.3(a) exceeded the actual amount of Tenant’s Operating Payment for such Comparison Year, Landlord shall credit the amount of such excess against subsequent payments of
Rent due hereunder. If the Statement shows that the sums so paid by Tenant were less than Tenant’s Operating Payment for such Comparison Year, Tenant shall pay the amount of such deficiency within thirty (30) days after delivery of the
Statement to Tenant. 
 Section 7.4 Non-Waiver; Disputes. (a) Landlord’s
failure to render any Statement on a timely basis with respect to any Comparison Year shall not prejudice Landlord’s right to thereafter render a Statement with respect to such Comparison Year or any subsequent Comparison Year nor shall the
rendering of a Statement prejudice Landlord’s right to thereafter render a corrected Statement for that Comparison Year, unless such failure continues for more than two (2) years after the Expiration Date (i.e., Landlord may not
render a revised Statement or a Statement in respect of any Comparison Year more than two (2) years after the Expiration Date). 
 (b)
Tenant, upon reasonable notice given within one hundred twenty (120) days after delivery of any Statement, may elect to have Tenant’s designated (in such notice) Certified Public Accountant (as hereinafter defined) (who may be an employee
of Tenant) examine such of Landlord’s books and records (collectively “Records”) as are directly relevant to the Statement in question, together with reasonable supporting data therefor. Tenant shall have the right to audit the
Base Expense Year at the time Tenant audits the first Comparison Year occurring during the Term, provided that such audit, if any, of the Base Expense Year occurs no later than two (2) years following the expiration of the Base Expense Year. In
making such examination, Tenant agrees, and shall cause its designated Certified Public Accountant to agree, to keep confidential (i) any and all information contained in such Records and (ii) the circumstances and details pertaining to
such examination and any dispute or settlement between Landlord and Tenant arising out of such examination, except as may be required (A) by applicable Requirements or (B) by a court of competent jurisdiction or arbitrator or in connection
with any action or proceeding before a court of competent jurisdiction or arbitrator, or (C) to Tenant’s attorneys, accountants and other professionals in connection with any dispute between Landlord and Tenant; and Tenant will confirm and
cause its Certified Public Accountant to confirm such agreement in a separate written agreement, if requested by Landlord. If Tenant shall not give such notice within such one hundred twenty (120) day period (with time being of the essence),
then the Landlord’s Statement as furnished by Landlord shall be conclusive and binding upon Tenant. Tenant shall, at Tenant’s expense, have the right to obtain copies and/or make abstracts of the Records as it may request in connection
with its verification of any such Operating Statement, subject to the foregoing confidentiality provisions. For purposes of this Lease, a “Certified Public Accountant” shall mean (x) one of the
so-called “big four” accounting firms, (y) an independent and reputable certified public accounting firm having at least five (5) years of experience in commercial real estate accounting
and consisting of fifteen (15) or more professionals who are certified public accountants or (z) an employee of Tenant. The Certified Public Accountant shall not be retained or paid by Tenant on a contingency fee basis. 

  
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 (c) In the event that Tenant, after having reasonable opportunity to examine the Records
(but in no event more than one hundred twenty (120) days from the date on which the Records are made available to Tenant), shall disagree with the Landlord’s Statement, then Tenant may send a written notice (“Tenant’s
Statement”) to Landlord of such disagreement (and if Tenant shall not give such Tenant’s Statement within such one hundred twenty (120) day period (with time being of the essence), then the Landlord’s Statement as
furnished by Landlord shall be conclusive and binding upon Tenant), specifying in reasonable detail the basis for Tenant’s disagreement and the amount of the Tenant’s Operating Payment Tenant claims is due. Landlord and Tenant shall
attempt to resolve such disagreement. If they are unable to do so within thirty (30) days following Landlord’s receipt of Tenant’s Statement, Landlord and Tenant shall designate a Certified Public Accountant (the
“Arbiter”) whose determination made in accordance with this Section 7.4(c) shall be binding upon the parties. If the determination of Arbiter shall substantially confirm the determination of
Landlord, then Tenant shall pay the cost of the Arbiter. If the Arbiter shall substantially confirm the determination of Tenant, then Landlord shall pay the cost of the Arbiter. In all other events, the cost of the Arbiter shall be borne equally by
Landlord and Tenant. The Arbiter shall be a member of an independent certified public accounting firm having at least ten (10) accounting professionals and having at least ten (10) years of experience in commercial real estate accounting.
In the event that Landlord and Tenant shall be unable to agree upon the designation of the Arbiter within thirty (30) days after receipt of notice from the other party requesting agreement as to the designation of the Arbiter, which notice
shall contain the names and addresses of two or more Certified Public Accountants who are acceptable to the party sending such notice (any one of whom, if acceptable to the party receiving such notice as shall be evidenced by notice given by the
receiving party to the other party within such thirty (30) day period, shall be the agreed upon Arbiter), then either party shall have the right to request the AAA (as hereinafter defined) in the City of New York (or any organization which is
the successor thereto) to designate as the Arbiter a Certified Public Accountant whose determination made in accordance with this Section 7.4(c) shall be conclusive and binding upon the parties, and the cost charged by the AAA (or
any organization which is the successor thereto), for designating such Arbiter, shall be shared equally by Landlord and Tenant. Landlord and Tenant hereby agree that any determination made by an Arbiter designated pursuant to this
Section 7.4(c) shall not exceed the amount(s) as determined to be due in the first instance by the applicable Statement, nor shall such determination be less than the amount(s) claimed to be due by Tenant in
Tenant’s Statement, and that any determination which does not comply with the foregoing shall be null and void and not binding on the parties. In rendering such determination such Arbiter shall not add to, subtract from or otherwise modify the
provisions of this Lease, including the immediately preceding sentence. Notwithstanding the foregoing provisions of this section, Tenant, pending the resolution of any contest pursuant to the terms hereof, shall continue to pay all sums as
determined to be due in the first instance by such Statement and upon the resolution of such contest, suitable adjustment shall be made in accordance therewith with appropriate refund to be made by Landlord to Tenant within thirty (30) days
following written notice of such resolution (or credit allowed Tenant against Fixed Rent and Additional Rent becoming due) if required thereby. (The term “substantially” as used herein, shall mean a variance of three percent
(3%) or more; provided that in no event shall Landlord be required to pay the costs of any Arbiter if Landlord shall not have been determined to have overstated the amount due from Tenant on the Landlord’s Statement in question by
more than five percent (5%).) 

  
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 Section 7.5 Proration. Any (a) Annual Interim Payment payable during the
Interim Tax Year (or Tax Year) in which the Expiration Date occurs shall be apportioned on the basis of the number of days in such Interim Tax Year (or Tax Year) from the first day of such Interim Tax Year (or Tax Year) to the Expiration Date,
(b) Tenant’s Tax Payment payable during the Tax Year in which the Expiration Date occurs shall be apportioned on the basis of the number of days in such Tax Year from the first day of such Tax Year to the Expiration Date and
(c) Tenant’s Operating Payment payable during the calendar year in which the Expiration Date occurs shall be apportioned on the basis of the number of days in such calendar year from the first day of such calendar year to the Expiration
Date. If Tenant is obligated hereunder to pay Tenant’s BID Payment as of the Expiration Date, any such Tenant’s BID Payment payable during the Tax Year in which the Expiration Date occurs shall be apportioned on the basis of the number of
days in the Tax Year from the first day of such Tax Year to the Expiration Date. Upon the expiration or earlier termination of this Lease, any Additional Rent under this Article 7 shall be adjusted or paid within thirty
(30) days after submission of the Statement for the last Interim Tax Year or Comparison Year, as applicable. 
 Section 7.6 No
Reduction in Rent. In no event shall any decrease in Operating Expenses or Taxes in any Comparison Year below the Operating Expenses or Base Taxes, as the case may be, result in a reduction in the Fixed Rent or any other component of Additional
Rent payable hereunder. 
 Section 7.7 Tax Incentives. (a) At Tenant’s request, Landlord shall reasonably cooperate
with Tenant, in all reasonable respects and at no liability, cost or expense to Landlord, in obtaining, for the benefit of Tenant, all such state and municipal tax credits, business incentive grants (including construction grants), savings programs,
relocation programs, sales tax reductions and other credits or grants, as may be available for the operation of Tenant’s businesses in the Premises for the Permitted Use. 

(b) At Landlord’s request, Tenant shall reasonably cooperate with Landlord, in all reasonable respects and at no liability, cost or
expense to Tenant, in obtaining, for the benefit of Landlord, all such state and municipal tax credits, business incentive grants (including construction grants), savings programs, relocation programs, sales tax reductions, and other credits or
grants, as may be available to Landlord in connection with the Real Property. 
 Section 7.8 BID Assessments. From and after
July 1, 2020, if the BID Assessments for any Tax Year exceed the Base BID Assessments, Tenant shall pay to Landlord Tenant’s Tax Proportionate Share of such excess (“Tenant’s BID Payment”). For the Tax Year commencing
on July 1, 2020, and each Tax Year thereafter during the Term, Landlord shall furnish to Tenant a statement setting forth Tenant’s BID Payment for such Tax Year (the “BID Statement”). Tenant shall pay to Landlord on the
first (1st) day of each month during such Tax Year an amount equal to 1/12th of Tenant’s BID Payment for such Tax Year. If Landlord furnishes a BID Statement for a Tax Year subsequent to the commencement thereof, then (i) until the first
(1st) day of the month following the month in which the BID Statement with respect to the current Tax Year is furnished to Tenant, Tenant shall pay to Landlord on the first (1st) day of each month an amount equal to the monthly sum payable by Tenant
to Landlord under this Section 7.8 for the last month of the preceding Tax Year; (ii) promptly after the BID Statement with respect to the current Tax Year is furnished to Tenant or together therewith, Landlord shall
give notice to Tenant stating whether the installments of the Tenant’s BID Payment previously made for such Tax Year were greater or less than the installments of Tenant’s BID Payment to be made for such Tax Year in accordance with BID
Statement with respect to the current Tax Year, and (x) if there shall be a deficiency, Tenant shall pay the amount thereof within thirty (30) days after demand, or (y) if there shall have been an overpayment, Landlord shall credit
the amount thereof against the next subsequent payments of Rent next coming due hereunder; and (iii) on the first (1st) day of the month following the month in which the BID Statement with respect to the current Tax Year is furnished to Tenant,
and on the first (1st) day of each month thereafter throughout the remainder of such Tax Year, Tenant shall pay to Landlord an amount equal to 1/12th of Tenant’s BID Payment with respect to the current Tax Year. 

  
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 Article 8 

REQUIREMENTS OF LAW 

Section 8.1 Compliance with Requirements. 

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

(b) Hazardous Materials. Tenant shall not cause or permit (i) any Hazardous Materials to be brought into the Building,
(ii) the storage or use of Hazardous Materials in or about the Building or the Premises (subject to the second sentence of this Section 8.1(b)), in any manner other than in full compliance with any Requirements, or
(iii) the escape, disposal or release of any Hazardous Materials within or in the vicinity of the Building. Nothing herein shall be deemed to prevent Tenant’s use of any Hazardous Materials customarily used in the ordinary course of office
work, provided such use is in accordance with all Requirements. Tenant shall be responsible, at its expense, for all matters directly or indirectly based on, or arising or resulting from the presence of Hazardous Materials in the Building which is
caused or permitted by a Tenant Party. Tenant shall provide to Landlord copies of all communications received by Tenant with respect to any Requirements relating to Hazardous Materials, and/or any claims made in connection therewith. Landlord or its
agents may perform environmental inspections of the Premises at any time upon reasonable advance notice to Tenant. To Landlord’s knowledge, upon delivery to Tenant, the Premises shall be free and clear of any Hazardous Materials defined as such
as of the Effective Date. If during the performance of the Initial Installations, any Hazardous Materials defined as such as of the date of this Lease are discovered in the Premises in violation of any Requirements, and such Hazardous Materials were
not introduced to the Premises by or on behalf of Tenant or Persons Within Tenant’s Control, Landlord shall promptly, at Landlord’s cost and expense, either (x) remove, abate, encapsulate, or otherwise remediate (or cause to be
removed, abated, encapsulated or otherwise remediated) any such Hazardous Materials, or at Landlord’s option, (y) reimburse Tenant for its reasonable and actual
out-of-pocket costs and expenses for such remediation within thirty (30) days after written demand, accompanied by reasonable supporting documentation. 

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

(d) Fire and Life Safety; Sprinkler. Landlord shall deliver the Premises in compliance with local and federal fire and sprinkler code.
Tenant shall thereafter maintain in good order and repair the sprinkler, fire-alarm and life-safety system installed in the Premises in accordance with this Lease, the Rules and Regulations and all Requirements. If the Fire Insurance Rating
Organization or any Governmental Authority or any of Landlord’s insurers requires or recommends any modifications and/or alterations be made or any additional equipment be supplied in connection with the sprinkler system or fire alarm and
life-safety system serving the Building by reason of the specific manner and nature of Tenant’s use or occupancy of the Premises, as distinct from general office use, any Alterations performed by Tenant or the location of the partitions,
Tenant’s Property, or other contents of the Premises, Landlord (to the extent outside of the Premises) or Tenant (to the extent within the Premises) shall make such modifications and/or Alterations, and supply such additional equipment, in
either case at Tenant’s reasonable expense. 
 (e) Landlord’s Compliance. Landlord represents and warrants to Tenant that as
of the Commencement Date, to the best of Landlord’s knowledge, the Building will be in compliance with all applicable Requirements. Landlord shall, at its sole cost and expense, comply with (or cause to be complied with) all Requirements
applicable to the Building which are not the obligation of Tenant hereunder, to the extent that non-compliance would impair and/or adversely affect Tenant’s use and occupancy of the Premises for the
Permitted Uses, other than to a de minimis extent. 
 Article 9 

SUBORDINATION 

Section 9.1 Subordination and Attornment. (a)    Expressly conditioned upon and subject to Tenant’s
obtaining subordination, nondisturbance and attornment agreements from all existing and future Mortgagees and Lessors (each, an “SNDA”) in accordance with the terms of Section 9.6 hereof, this Lease is
subject and subordinate to all Mortgages and Superior Leases, and, at the request of any Mortgagee or Lessor, Tenant shall attorn to such Mortgagee or Lessor, its successors in interest or any purchaser in a foreclosure sale. 

(b) In the event of any conflict between the terms of any SNDA and this Section 9.1(b), the terms of the SNDA shall
govern. If a Lessor or Mortgagee or any other person or entity shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action or the delivery of a new lease or deed, then at the request of the successor
landlord and upon such successor landlord’s written agreement to accept Tenant’s attornment and to recognize Tenant’s interest under this Lease, Tenant shall be deemed to have attorned to and recognized such successor landlord as
Landlord under this Lease. The provisions of this Section 9.1 are self-operative and require no further instruments to give effect hereto; provided, however, that Tenant shall promptly execute and deliver any instrument
that such successor landlord may reasonably request (i) evidencing such attornment, (ii) setting forth the terms and 

  
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conditions of Tenant’s tenancy, and (iii) containing such other terms and conditions as may be required by such Mortgagee or Lessor, provided such terms and conditions do not
(x) increase the Rent, (y) increase Tenant’s other obligations or (z) adversely affect Tenant’s rights under this Lease, except, in the case of clause (y) and (z) above, to a de minimis
extent. Upon such attornment this Lease shall continue in full force and effect as a direct lease between such successor landlord and Tenant upon all of the terms, conditions and covenants set forth in this Lease except as expressly provided in any
applicable SNDA and except that such successor landlord shall not be: 
 (A) liable for any previous act or omission of Landlord (except to
the extent such act or omission continues beyond the date when such successor landlord succeeds to Landlord’s interest and Tenant gives notice of such act or omission); 

(B) subject to any defense, claim, counterclaim, set-off or offset which Tenant may have against
Landlord; 
 (C) bound by any prepayment of more than one month’s Rent to any prior landlord; 

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

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

(G) liable for the repayment of any security deposit or surrender of any letter of credit, unless and until any such security deposit actually
is paid or any such letter of credit is actually delivered to such successor landlord; or 
 (H) liable for the payment of any unfunded
tenant improvement allowance, refurbishment allowance or similar obligation. 
 (c) Tenant shall, from time to time, within twenty
(20) days of request from Landlord execute and deliver any documents or instruments that may be reasonably required by any Mortgagee or Lessor to confirm any subordination. 

(d) (i) Landlord represents and warrants to Tenant that (x) a true, correct and complete copy of each existing Superior Lease
including all amendments and exhibits thereto (each, an “Existing Superior Lease”, and collectively, the “Existing Superior Leases”) (except for the rent and certain other financial provisions, which have been
redacted) has been delivered to Tenant, and (y) each Existing Superior Lease is in full force and effect. 

  
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 (ii) Landlord covenants and agrees not to voluntarily cancel or surrender any Existing
Superior Lease or voluntarily modify any Existing Superior Lease so as to deprive Tenant of any rights under this Lease except to a de minimis extent or take or omit to take any action the effect of which would be to diminish Tenant’s
receipt of any building services to the Premises nor in any manner increase the Fixed Rent or Additional Rent under this Lease, without the prior written consent of Tenant; provided, that, Landlord may voluntarily cancel or surrender an Existing
Superior Lease if the applicable Lessor agrees to recognize this Lease as a direct lease between the applicable Lessor and Tenant. Landlord represents that it has the right, pursuant to the Existing Superior Leases, to purchase a tenant-in-common interest in the Premises (as defined in the Existing Superior Leases) (the “Option”) and, upon the closing of such transaction, the
Landlord’s leasehold estate in the Premises (as defined in the Existing Superior Leases) shall be deemed to have merged with the fee estate in the Premises (as defined in the Existing Superior Leases). Notwithstanding anything herein to the
contrary, nothing in this Section 9.1(d)(ii) shall prohibit Landlord from exercising the Option, and, in the event Landlord exercises the Option, Landlord agrees to recognize this Lease as a direct lease between Tenant and
the fee owner of the Premises and either party hereto, upon the request of the other party hereto, shall enter into a direct lease identical to this Lease, except that such direct lease will reflect the fee owners (as opposed to Landlord) as the
landlord thereunder and all provisions herein relating to the Existing Superior Leases will be deleted therefrom; provided that (a) if Landlord requests that Tenant enter into a new Lease pursuant to this sentence, then Landlord shall promptly
reimburse Tenant for any reasonable out-of-pocket costs (including reasonable attorneys’ fees) incurred by Tenant in connection with such new Lease and (b) if
Tenant requests that Landlord enter into a new Lease pursuant to this sentence, then Landlord’s and Tenant shall each be responsible for its respective
out-of-pocket costs in connection with such new Lease. 

Section 9.2 Mortgage Priority; Requested Lease Modifications. Any Mortgagee may elect that this Lease shall have priority over the
Mortgage and, upon notification to Tenant by such Mortgagee, this Lease shall be deemed to have priority over such Mortgage, regardless of the date of this Lease. In connection with any financing of the Real Property, Tenant shall not unreasonably
withhold its consent to any reasonable modifications of this Lease requested by any lending institution, provided such modifications do not (x) increase the Rent, (y) increase Tenant’s other obligations or (z) adversely affect
Tenant’s rights under this Lease, except, in the case of clause (y) and (z) above, to a de minimis extent. Landlord shall promptly reimburse Tenant for any reasonable out-of-pocket costs (including reasonable attorneys’ fees) incurred by Tenant in connection with any such requested modifications to this Lease. Landlord represents and warrants to Tenant that the
Existing Mortgagee is the sole existing Mortgagee as of the Effective Date. 
 Section 9.3 Tenant’s Termination Right.
Subject to the terms and conditions of any applicable SNDA (including, without limitation, any time periods set forth therein), as long as any Superior Lease or Mortgage exists, Tenant shall not seek to terminate this Lease by reason of any act or
omission of Landlord until (a) Tenant shall have given notice of such act or omission to all Lessors and/or Mortgagees of whom it has notice, and (b) a reasonable period of time shall have elapsed following the giving of notice of such
default and the expiration of any applicable notice or grace periods (unless such act or omission is not capable of being remedied within a reasonable period of time), during which period such Lessors and/or Mortgagees shall have the right, but not
the obligation, to remedy such act or omission and thereafter diligently proceed to so remedy such act or omission. If any Lessor or Mortgagee elects to remedy such act or omission of Landlord, Tenant shall not seek to terminate this Lease so long
as such Lessor or Mortgagee is proceeding with reasonable diligence to effect such remedy. 

  
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 Section 9.4 Provisions. The provisions of this
Article 9 shall (a) inure to the benefit of Landlord, any future owner of the Building or the Real Property, Lessor or Mortgagee and any sublessor thereof and (b) apply notwithstanding that, as a matter of law,
this Lease may terminate upon the termination of any such Superior Lease or Mortgage. 
 Section 9.5 Future Condominium
Declaration. This Lease and Tenant’s rights hereunder will be subject and subordinate to any condominium declaration, by-laws and other instruments (collectively, the “Declaration”)
which may be recorded in order to subject the Building to a condominium form of ownership pursuant to Article 9-B of the New York Real Property Law or any successor Requirement, provided that the Declaration
does not by its terms increase the Rent, increase Tenant’s non-Rent obligations (except to a de minimis extent) or adversely affect Tenant’s rights under this Lease (except to a de
minimis extent). At Landlord’s request, and subject to the foregoing proviso, Tenant will execute and deliver to Landlord an amendment of this Lease confirming such subordination and modifying this Lease to conform to such condominium
regime (with Tenant’s reasonable modifications thereto). Landlord shall promptly reimburse Tenant for any reasonable out-of-pocket costs (including reasonable
attorneys’ fees) incurred by Tenant in connection with any such condominium conversion. 
 Section 9.6 Non-Disturbance Agreements. (a) Concurrently with the execution and delivery of this Lease, Tenant shall execute, have acknowledged and deliver to Landlord, a SNDA (the “Existing Mortgagee
SNDA”) to be entered into with ACORE CAPITAL MORTGAGE, LP, the holder of the existing mortgage on the Real Property (the “Existing Mortgagee”), in the form annexed hereto as Exhibit F. Landlord shall, at
Landlord’s cost and expense, cause the Existing Mortgagee to countersign, acknowledge and deliver to Tenant such Existing Mortgagee SNDA concurrently with Landlord’s execution and delivery of this Lease. Tenant shall cooperate with the
Existing Mortgagee and provide such information as the Existing Mortgagee may reasonably request in connection with Landlord’s efforts to obtain the Existing Mortgagee SNDA. 

(b) (i) Concurrently with the execution and delivery of this Lease, Tenant shall execute, have acknowledged and deliver to Landlord, a
SNDA (the “Existing Ground Lessor SNDA”) to be entered into with SAFDI PLAZA PROPERTY LLC, the landlord (the “Existing Ground Lessor”) under the Existing Superior Lease dated November 24, 2015 (the
“Existing Ground Lease”), in the form annexed hereto as Exhibit G-1. Landlord shall, at Landlord’s cost and expense, cause the Existing Ground Lessor to countersign, acknowledge
and deliver to Tenant such Existing Ground Lessor SNDA concurrently with Landlord’s execution and delivery of this Lease. Tenant shall cooperate with the Existing Ground Lessor and provide such information as the Existing Ground Lessor may
reasonably request in connection with Landlord’s efforts to obtain the Existing Ground Lessor SNDA. 
 (ii) Concurrently with the
execution and delivery of this Lease, Tenant shall execute, have acknowledged and deliver to Landlord, a SNDA (the “Existing Master Lessor SNDA”) to be entered into with 10 JAY PROPERTY LLC, the master landlord (the
“Existing Master Lessor”) under the Existing Superior Lease dated November 6, 2018 (the “Existing Master Lease”), in the form annexed hereto as Exhibit G-2.
Landlord shall, at Landlord’s cost and expense, cause the Existing Master Lessor to countersign, acknowledge and deliver to Tenant such Existing Master Lessor SNDA concurrently with Landlord’s execution and delivery of this Lease. Tenant
shall cooperate with the Existing Master Lessor and provide such information as the Existing Master Lessor may reasonably request in connection with Landlord’s efforts to obtain the Existing Master Lessor SNDA. Landlord represents and warrants
that (x) the only Existing Superior Leases affecting the Building are the Existing Ground Lease and the Existing Master Lease and that Landlord has provided Tenant with redacted copies thereof, (y) if

  
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Tenant shall comply with the terms and conditions of this Lease, then Tenant shall be in compliance with any applicable terms and conditions of the Existing Ground Lease and the Existing Master
Lease; and (z) none of the provisions of the Existing Ground Lease and the Existing Master Lease which were redacted on the copies provided by Landlord to Tenant shall abrogate Tenant’s rights or increase Tenant’s obligations under
this Lease. 
 (c) Intentionally omitted. 

(d) Notwithstanding anything to the contrary contained in this Lease, Landlord shall, at Tenant’s cost and expense, cause (x) any
future Mortgagee, as a condition precedent to Tenant’s agreement to subordinate this Lease to the Mortgage in question, and/or (y) any future Lessor, as a condition precedent to Tenant’s agreement to subordinate this Lease to the
Superior Lease in question, to execute, acknowledge and deliver to Tenant a SNDA in substantially the same form as is annexed hereto as Exhibits F and G-2, as applicable, and Tenant shall
promptly execute, have acknowledged and deliver such SNDA to any future Mortgagee or Lessor. Notwithstanding anything to the contrary set forth herein, Landlord’s failure to obtain such SNDA shall not constitute a default under this Lease, and
Landlord shall have no liability hereunder in the event that any Mortgagee or Lessor shall fail or refuse to execute the same, provided that in such event, this Lease shall not be subordinate to the Mortgage or Superior Lease in question;
provided further, however, that if such proposed SNDA shall be in the same form as Exhibits F and G-2, as the case may be, annexed hereto, and Tenant shall fail or refuse to
execute, have acknowledged and deliver such applicable SNDA to a future Mortgagee or Lessor within ten (10) Business Days after Landlord’s written request therefor, then this Lease shall be subject and subordinate to the applicable
Mortgage or Superior Lease in question without the need for any further documentation evidencing the same, provided that Landlord shall have sent to Tenant a second notice demanding that such SNDA be executed, acknowledged and delivered by Tenant,
which notice shall contain in bold capital letters the following statement: “IF TENANT FAILS TO HAVE THE ENCLOSED SNDA EXECUTED, ACKNOWLEDGED AND DELIVERED TO LANDLORD WITHIN FIVE (5) BUSINESS DAYS AFTER RECEIPT OF THIS
NOTICE, THEN THE LEASE SHALL BE SUBORDINATE TO THE MORTGAGE OR SUPERIOR LEASE IN QUESTION WITHOUT THE NEED FOR ANY FURTHER DOCUMENTATION” and Tenant shall fail to so execute, have acknowledged and deliver the SNDA in question within such
five (5) Business Day period. 
 Article 10 

SERVICES 

Section 10.1 Electricity. (a) Landlord shall redistribute or furnish electricity to or for the use of Tenant in the Premises,
at a level sufficient to accommodate a demand load of six (6) watts per usable square foot of office space in the Premises (exclusive of the HVAC System (as hereinafter defined)). Subject to the next to last sentence of this
Section 10.1(a), Tenant shall from and after the Commencement Date pay to Landlord, within thirty (30) days of demand therefor (together with reasonably detailed supporting documentation), but not more frequently than
monthly, for its consumption of electricity, a sum equal to 103% of the product of (x) the Cost Per Kilowatt Hour, multiplied by (y) the actual number of kilowatt hours of electric current consumed by Tenant in such billing period.
Landlord shall install and maintain a submeter or submeters, at Landlord’s expense, to measure Tenant’s consumption of electricity. The rate to be paid by Tenant for submetered electricity shall include any taxes or other charges in
connection therewith. If any tax is imposed upon Landlord’s receipts from the sale or resale of electricity to Tenant, Tenant shall reimburse Landlord for such tax, if and to the extent permitted by

  
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Requirements. For any period during which such submeter or submeters are not installed or are not operational in the Premises, Tenant shall pay for electricity monthly an amount equal to the
product of (A) $0.2917, subject to adjustment for any increases or decreases in electric rates or taxes, and (B) the number of rentable square feet in the Premises. From and after the Commencement Date, all electricity used during the
performance of cleaning services, or the making of any Alterations or Restorative Work in the Premises, or the operation of any supplemental or special air-conditioning systems serving the Premises, shall be
paid for by Tenant. 
 (b) Compliance. Tenant shall at all times comply with the rules and regulations of the utility company
supplying electricity to the Building. Tenant shall not use any electrical equipment which, in Landlord’s reasonable judgment, would exceed the capacity of the electrical equipment serving the Premises. If Landlord reasonably determines that
Tenant’s electrical requirements necessitate installation of any additional risers, feeders or other electrical distribution equipment (collectively, “Electrical Equipment”), or if Tenant provides Landlord with evidence
reasonably satisfactory to Landlord of Tenant’s need for excess electricity and requests that additional Electrical Equipment be installed, Landlord shall, at Tenant’s reasonable expense, install such additional Electrical Equipment,
provided that Landlord, in its sole judgment, determines that (i) such installation is practicable and necessary, (ii) such additional Electrical Equipment is permissible under applicable Requirements, and (iii) the installation of
such Electrical Equipment will not cause permanent damage to the Building or the Premises, cause or create a hazardous condition, entail excessive or unreasonable alterations, interfere with or limit electrical usage by other current or future
tenants or occupants of the Building or exceed the limits of the switchgear or other facilities serving the Building, or require power in excess of that available from the utility serving the Building. 

Section 10.2 Elevators. From and after the Commencement Date (subject to Unavoidable Delay), Landlord shall provide passenger
elevator service to the Premises twenty-four (24) hours per day, seven (7) days per week; provided, however, Landlord may reduce passenger elevator service during times other than Ordinary Business Hours (it being agreed that if one
(1) passenger elevator shall not be reasonably sufficient to serve the Premises at times other than during Ordinary Business Hours, then Landlord shall provide at least two (2) passenger elevators for service to the Premises at such times
in Landlord’s sole but reasonable discretion). Landlord shall provide at least one freight elevator serving the Premises available upon Tenant’s prior request, on a non-exclusive “first come,
first serve” basis with other Building tenants, on all Business Days from 8:00 a.m. to 6:00 p.m., which hours of operation are subject to change. 

Section 10.3 Heating, Ventilation and Air Conditioning. (a) From and after the Commencement Date (subject to Unavoidable
Delay), Landlord shall furnish to the Premises base Building-supplied condenser water sufficient to operate the HVAC System during Ordinary Business Hours without charge in accordance with the specifications set forth on Exhibit L annexed
hereto. Landlord shall have access to all air-cooling, fan, ventilating and machine rooms and electrical closets and all other mechanical installations of Landlord (collectively, “Mechanical
Installations”), and Tenant shall not construct partitions or other obstructions which may interfere in any material respect with Landlord’s access thereto or the moving of Landlord’s equipment to and from the Mechanical
Installations. No Tenant Party shall at any time enter the Mechanical Installations or tamper with, adjust, or otherwise affect such Mechanical Installations. Tenant shall install, if missing, blinds or shades on all windows, which blinds and shades
shall be subject to Landlord’s reasonable approval, and shall keep all of the operable windows in the Premises closed, and lower the blinds when necessary because of the sun’s position, whenever the HVAC System is in operation or as and
when required by any Requirement, except in the event of an emergency. Tenant shall cooperate with Landlord and shall abide by the rules and regulations which Landlord may reasonably prescribe for the proper functioning and protection of the HVAC
System. 

  
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 (b) Tenant, at its sole cost and expense, shall procure and maintain any permits required by
Government Authorities with respect to any supplemental air conditioning system serving the Premises, and Tenant shall operate the same in compliance therewith and in compliance with all rules and regulations which Landlord may prescribe. In
furtherance of the foregoing, any supplemental air conditioning systems must be equipped with automatic shutdown devices connected to the Building’s fire alarm system. 

(c) Tenant, at its sole cost and expense, shall procure and maintain an annual maintenance and service contract for the maintenance and repair
of all air-conditioning equipment now or hereafter serving the Premises, including without limitation, the units comprising the HVAC System and any supplemental air conditioning system serving the Premises,
providing for inspections and/or service at least twice a year, to be renewed each year throughout the Term of this Lease with an air-conditioning contractor reasonably approved by Landlord. Tenant shall
furnish copies of such service contract not later than thirty (30) days after the Commencement Date or the installation of any supplemental air conditioning system, as the case may be, and shall furnish copies of all renewals thereof promptly
after procuring the same. 
 (d) Tenant shall, at its sole cost and expense, perform any and all necessary repairs to, and cause any and all
replacements of, all air-conditioning equipment now or hereafter serving the Premises, including without limitation, the units comprising the HVAC System and any supplemental air conditioning system serving
the Premises; provided, however, that so long as Tenant shall maintain a service contract with a reputable air-conditioning maintenance contractor reasonably approved by Landlord as required in
Section 10.3(c), Landlord shall be responsible for the replacement of the units comprising the HVAC System serving the Premises and the major components thereof throughout the Term of this Lease unless such replacement is
caused by Tenant’s misuse or neglect. The HVAC System and any replacements thereof, shall be and remain at all times the property of Landlord, and any supplemental air conditioning system(s) (and any replacements thereof) shall become the
property of Landlord upon the expiration or earlier termination of this Lease, and Tenant shall surrender the HVAC System, any supplemental air conditioning system(s), and all such repairs and replacements to Landlord in good working order and
condition on the Expiration Date, except for ordinary wear and tear, damage by fire or other casualty, if any, and other conditions requiring repair, if any, which are not the obligation of Tenant to repair under the terms of this Lease. 

(e) All electricity used in connection with the operation of the HVAC System and any supplemental air conditioning system shall be supplied by
Landlord upon, and subject to, all of the terms, covenants and conditions contained in Section 10.1 hereof. 
 (f)
In the event Tenant desires to install one or more supplemental air-conditioning systems in the Premises designed to be hooked up to and to run off the main condenser water system in the Building, Tenant shall
request Landlord’s consent therefor (which shall not be unreasonably withheld, conditioned or delayed) and shall submit plans and specifications therefor to Landlord for Landlord’s approval (which shall not be unreasonably withheld,
conditioned or delayed). Landlord shall make available to Tenant up to seventy-five (75) tons (the “Maximum Number of Tons”) of condenser water per annum (to be applied as a total number to be allocable to any portion of the
Premises at Tenant’s discretion so that the Maximum Number of Tons is not required to be allocated evenly per floor) at Landlord’s then 

  
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current annual fee per ton (the “Condenser Water Charge”), which charge shall be commercially reasonable (and which as of the date of this Lease is $550.00 per ton per annum),
and Tenant acknowledges that Tenant shall not be allocated condenser water in excess of such Maximum Number of Tons, unless otherwise approved by Landlord. If Landlord consents and such plans and specifications are approved, installation and
operation of any such air-conditioning system shall be at Tenant’s expense and performed in accordance with the terms and conditions of this Lease, and shall be subject to payment of the Condenser Water
Charge (provided that Tenant shall not be required to pay any so-called tap-in or hook-up charge in connection therewith). Such
Condenser Water Charge shall be (i) in effect with respect to the number of tons of condenser water requested by and allocated to Tenant (not to exceed the Maximum Number of Tons), without regard to whether such system is actually installed or
whether such condenser water is actually used by Tenant, (ii) payable from and after the date upon which Landlord reserves capacity for such system (or the Commencement Date, if later), and (iii) subject to increases to reflect actual
increases in Landlord’s costs of operating the condenser water system and supplying (or reserving) such requirements for Tenant. Notwithstanding the foregoing, Landlord shall reserve up to the Maximum Number of Tons for Tenant’s use
through and including the second (2nd) anniversary of the 8th-10th Floor Premises Rent Commencement Date, after which time, if Tenant shall not have requested that Landlord make any portion of such capacity
available (with time being of the essence), then Landlord shall no longer be required to maintain such capacity (or the remaining portion thereof) for Tenant’s exclusive use, provided that Tenant may thereafter request condenser water,
subject to availability. Tenant shall also have the right, by written notice to Landlord, at any time during the Term, to reduce the number of tons of condenser water allocated to Tenant hereunder (provided that Tenant shall not then have equipment
connected to utilize the same), in which event, thirty (30) days following Landlord’s receipt of such notice, the Condenser Water Charge shall be reduced to reflect only the number of tons of condenser water that remain allocated to
Tenant. For the avoidance of doubt, Tenant may allocate the condenser water made available by Landlord to the Premises as Tenant shall determine in its discretion. 

Section 10.4 Overtime Freight Elevators and HVAC. The Fixed Rent does not include any charge to Tenant for the furnishing of any
freight elevator service or condenser water to operate the HVAC System during any periods other than the hours set forth in Sections 10.2 and 10.3 (“Overtime Periods”) (“Overtime HVAC
Service”). If Tenant desires any such services during Overtime Periods, Tenant shall deliver notice (which may be via email) to the Building office requesting such services at least 24 hours prior to the time Tenant requests such services
to be provided. If Landlord furnishes freight elevator or Overtime HVAC Service during Overtime Periods, Tenant shall pay to Landlord the cost thereof at the then established rates for such services in the Building. As of the Effective Date,
Landlord’s established Building-standard rate (a) for Overtime HVAC Service is $75 per hour per floor as of the date condenser water is made available to the Premises to operate the HVAC System pursuant to this
Section 10.4, and (b) for freight elevator service is $200.00 per hour. A four (4) hour minimum may apply to overtime services depending on the day and time requested, to the extent that the applicable contract
requires Landlord to engage the necessary personnel (including, without limitation, a building engineer) for such minimum number of overtime hours. The foregoing rates for Overtime HVAC Service and for freight elevator service during Overtime
Periods shall be subject to increase or decrease, as applicable, on the first day of each calendar year during the Term by the percentage increase or decrease, as applicable, if any, in Landlord’s actual cost of providing such service as
reasonably determined by Landlord by comparison to such cost on the first day of the immediately preceding calendar year. If (x) Landlord so provides Overtime HVAC Service to the Premises during an Overtime Period (as so requested by Tenant),
and (y) another tenant in the same HVAC zone as Tenant requests or other tenants in the same HVAC zone as Tenant request HVAC 

  
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during the same Overtime Period, then Landlord shall reduce equitably Landlord’s aforesaid charge to Tenant for HVAC during such Overtime Period to reflect such other tenant’s use, or
such other tenants’ use, of HVAC during such Overtime Period. Notwithstanding anything to the contrary provided in this Article 10, Landlord shall not charge Tenant for up to a maximum of 100 hours dedicated use by Tenant of the
freight elevator (or any related charges) in connection with Tenant’s Initial Installations and move in to the Premises. 

Section 10.5 Cleaning. Tenant shall keep the Premises clean and in good order to the reasonable satisfaction of Landlord.
Tenant shall have the right to have Tenant’s employees perform such cleaning. Tenant agrees that it shall not employ any cleaning and maintenance contractor for such purpose without Landlord’s prior written consent, which consent shall not
be unreasonably withheld, conditioned or delayed. In furtherance thereof, Landlord hereby agrees that as of the date of this Lease, WeWork Community Service Associate (“WWCSA”) is an approved contractor to provide cleaning and
maintenance to the Premises. In no event shall any contractor or vendor providing cleaning, maintenance, management or similar services to Tenant at the Premises, including, without limitation, WWCSA, advertise its products or services (or the
products or services of any of its or their affiliates) in any manner at the Building, including, without limitation, by having its employees or agents dress in branded uniforms (other than uniforms branded with the name and/or logo of the Tenant
under this Lease) while at the Premises or the Building. Landlord shall not be obligated to provide cleaning services, except Landlord shall clean the public portions of the Building. 

Section 10.6 Water. From and after the Commencement Date (subject to Unavoidable Delay), Landlord shall provide tempered and cold
water in the core lavatories and pantries on each floor of the Premises. If Tenant requires water for any additional purposes, Tenant shall pay for the reasonable cost of bringing water to the Premises and Landlord may install a meter to measure the
water. Tenant shall pay the reasonable cost of such installation and for all maintenance, repairs and replacements thereto, and for the reasonable charges of Landlord for the water consumed. 

Section 10.7 Refuse Removal. From and after the Commencement Date (subject to Unavoidable Delay), Landlord shall provide refuse
removal services at the Building for ordinary office refuse and rubbish, provided Tenant removes its refuse and rubbish from the Premises and delivers same to the trash room in the Building designated by Landlord on each Business Day. Tenant shall
pay to Landlord Landlord’s reasonable charge for such removal to the extent that the refuse generated by Tenant in the Premises exceeds, in any material respect, the refuse customarily generated by general office tenants on any given Business
Day. Subject to the terms hereof, Tenant shall not dispose of any refuse in the Common Areas (other than the trash room(s) expressly designated by Landlord), and if Tenant does so, Tenant shall be liable for Landlord’s reasonable charge for
such removal. 
 Section 10.8 Directory. To the extent the same is in existence, Landlord shall provide to Tenant a reasonable
number of listings within the electronic Building directories (the “Directory”). There shall be no charge to Tenant for the initial programming of the Directory. Tenant shall pay to Landlord the reasonable out-of-pocket costs relating to re-programming the Directory to reflect any permitted assignee of this Lease, additional affiliates or
trade names of Tenant, or any permitted subtenants of the Premises. 

  
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 Section 10.9 Telecommunications. If Tenant requests that Landlord grant access
to the Building to a telecommunications service provider designated by Tenant for purposes of providing telecommunications services to Tenant, Landlord shall respond to such request within ten (10) Business Days. Landlord shall not unreasonably
deny access to the Building to any such additional service providers requested by Tenant, provided that such service providers shall enter into Landlord’s then-standard license agreement and pay Landlord’s then standard charges for such
access and the right to provide its services (which charges shall be commercially reasonable). As of the Effective Date, (x) Spectrum and Verizon currently provide data and telecommunications services to the tenants and occupants of the
Building, and (y) Landlord has approved Metro Optical as an additional service provider for the Building, subject to such service provider’s compliance with the immediately preceding sentence. Landlord represents to Tenant that there is
currently one point-of-entry for telecommunications services at the Building. If Tenant desires to add an additional point-of-entry, Landlord will cooperate with Tenant to facilitate the same, at Tenant’s sole cost and expense, provided that Tenant shall comply with the terms and conditions of Article 5 hereof
in connection therewith. 
 Section 10.10 Service Interruptions. (a) Landlord reserves the right to suspend any service
when necessary, by reason of Unavoidable Delays, accidents or emergencies, or for Restorative Work which, in Landlord’s reasonable judgment, are necessary or appropriate until such Unavoidable Delay, accident or emergency shall cease or such
Restorative Work is completed and Landlord shall not be liable for any interruption, curtailment or failure to supply services. Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises as a
result of any such interruption, curtailment or failure of or defect in such service, or change in the supply, character and/or quantity of electrical service, and to restore any such services, remedy such situation and minimize any interference
with Tenant’s business. The exercise of any such right or the occurrence of any such failure by Landlord shall not constitute an actual or constructive eviction, in whole or in part, entitle Tenant to any compensation, abatement or diminution
of Rent (except as otherwise expressly provided in this Lease), relieve Tenant from any of its obligations under this Lease, or impose any liability upon Landlord or any Indemnitees by reason of inconvenience to Tenant, or interruption of
Tenant’s business, or otherwise. Landlord shall endeavor to provide Tenant with advance notice as reasonably practicable under the circumstances of any suspension, curtailment or interruption of service. 

(b) Notwithstanding anything to the contrary contained in this Lease, if, by reason of Landlord’s failure to (i) make repairs
required to be made by Landlord pursuant to this Lease (or if due to the performance of such repairs by Landlord) or (ii) provide the services required to be provided by Landlord under Section 10.1(a),
Section 10.2 or Section 10.3(a) (such required repairs or service obligations set forth in this Section 10.10(b) being referred to individually and/or collectively as an
“Abatement Event”), and as a result thereof all or a “material portion of the Premises” is rendered untenantable for the conduct of Tenant’s business, and Tenant ceases to use such portion of the Premises for the
conduct of its business, and such Abatement Event continues unremedied for more than five (5) consecutive Business Days after Tenant gives written notice to Landlord of such failure and the fact that a material portion of the Premises has been
rendered untenantable for the conduct of Tenant’s business by reason of such Abatement Event and that Tenant shall have ceased using such portion of the Premises for the conduct of its business, then the Fixed Rent shall be abated for such
portion of the Premises during the time that such portion remains so untenantable and unused by reason of such Abatement Event after such fifth (5th) consecutive Business Day, apportioned according to the RSF of the Premises so rendered untenantable
and unused. Nothing contained in this Section 10.10(b) is intended to, or shall be deemed to, make any casualty, condemnation or Unavoidable Delays or Section 10.10(a) or any event resulting from
an act or omission of Tenant or its agents, employees, subtenants, licensees or contractors, an Abatement Event. For the purposes of this Section 10.10(b), a “material portion of the Premises” shall mean at least
5,000 RSF. 

  
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 Section 10.11 Access to Premises. Subject to Unavoidable Delays, Landlord’s
reasonable security requirements, service interruptions, and the Rules and Regulations, Tenant shall have access to the Building and the Premises twenty-four (24) hours per day, seven (7) days per week. 

Section 10.12 Building Security. During the Term, the Building lobby shall be attended by at least one security personnel during
Ordinary Business Hours and in a manner that is consistent with the security provided by landlords of comparable first-class office buildings in the vicinity of the Building. Subject to the terms of Article 5 hereof, Tenant shall have the
right to install an internal security system for all portions of the Premises. To the extent required for entry to the Building, Tenant will be provided key cards for Landlord’s Building security system for all of its employees at
Landlord’s Building-standard charge (provided that Landlord shall provide the first 400 such key cards to Tenant without charge), which shall be capable of being deactivated immediately at the request of Tenant. Landlord shall cooperate with
Tenant from time to time so that Tenant can make arrangements for Tenant’s internal security system for the Premises to correspond with Landlord’s visitor security management system in the lobby of the Building so that one (1) card
key may be used to gain access through both systems. Landlord shall provide lobby desk reception services at the Building’s lobby reception desk to direct Tenant’s visitors to the Premises, and Landlord shall maintain and repair the
security turnstiles in the Building lobby throughout the Term. 
 Article 11 

INSURANCE; PROPERTY LOSS OR DAMAGE 

Section 11.1 Tenant’s Insurance. (a) Tenant, at its expense, shall obtain and keep in full force and effect during the
Term: 
 (i) a policy of commercial general liability insurance on an occurrence basis against claims for personal injury, bodily injury,
death and/or property damage occurring in or about the Building, under which Tenant is named as the insured and Landlord, and any Lessors and any Mortgagees whose names have been furnished to Tenant are named as additional insureds (the
“Insured Parties”). Such insurance shall provide primary coverage without contribution from any other insurance carried by or for the benefit of the Insured Parties, and Tenant shall obtain blanket broad-form contractual liability
coverage to insure its indemnity obligations set forth in Article 25. The minimum limits of liability applying to the Premises shall be a combined single limit with respect to each occurrence in an amount of not less than
$[******], which amount may be satisfied with a primary commercial general liability policy of not less than $[******] per occurrence / $[******] general aggregate and an excess (or “umbrella”) liability policy affording coverage, at least
as broad as that afforded by the primary commercial general liability policy, in an amount not less than the difference between $[******] and the amount of the primary policy. Notwithstanding the foregoing, Landlord shall retain the right to require
Tenant to increase such coverage from time to time, but not more than once per twelve (12) month period, to that amount of insurance which in Landlord’s reasonable judgment is then being customarily required by landlords for similar office
space in comparable buildings in the vicinity of the Building. The self-insured retention for such policy shall not exceed $[******]. Tenant may provide such insurance coverage as part of a blanket or umbrella policy, which includes other premises
of Tenant, provided that the aggregate limits of insurance coverage required to be in effect for the Premises pursuant to the terms hereof shall not be reduced as a result of claims made against other premises or property of Tenant covered under
such policies, and such blanket or umbrella polices shall comply with the terms hereof; 

  
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 (ii) insurance against loss or damage by fire, and such other risks and hazards as are
insurable under then available standard forms of “Special Form Causes of Loss” or “All Risk” property insurance policies with extended coverage, insuring Tenant’s Property and all Alterations and improvements to the Premises
(including the Initial Installations), for the full insurable value thereof or replacement cost thereof, having a deductible amount, if any, not in excess of $[******]; 

(iii) during the performance of any Alteration, until completion thereof, Builder’s Risk insurance on an “all risk” basis and
on a completed value form including a Permission to Complete and Occupy endorsement, for full replacement value covering the interest of Landlord and Tenant (and their respective contractors and subcontractors) in all work incorporated in the
Building and all materials and equipment in or about the Premises; 
 (iv) Workers’ Compensation Insurance, as required by law; 

(v) Business Interruption Insurance covering a minimum of one hundred eighty (180) days of anticipated gross income; 

(vi) for such period of time as Tenant shall serve alcoholic beverages, the broadest available
so-called liquor law liability insurance (sometimes also known as “dram shop” insurance) policy or policies so that at all times Landlord will be fully protected against claims that may arise by
reason of or in connection with the sale and dispensing of alcoholic beverages in and from the Premises; and 
 (vii) such other insurance
in such amounts as the Insured Parties may reasonably require from time to time. 
 (b) All insurance required to be carried by Tenant
(i) shall contain a provision that (x) no act or omission of Tenant shall affect or limit the obligation of the insurance company to pay the amount of any loss sustained, and (y) such insurance shall be
non-cancellable unless the Insured Parties shall be given at least ten (10) days’ prior notice of the same, and (ii) shall be effected under valid and enforceable policies issued by reputable
insurers admitted to do business in the State of New York and rated in Best’s Insurance Guide, or any successor thereto as having a “Best’s Rating” of “A-” or better and a
“Financial Size Category” of at least “X” or better or, if such ratings are not then in effect, the equivalent thereof or such other financial rating as Landlord may at any time consider reasonably appropriate. 

(c) On or prior to the Commencement Date, Tenant shall deliver to Landlord appropriate certificates of insurance, including evidence of waivers
of subrogation required to be carried pursuant to this Article 11 and that the Insured Parties are named as additional insureds (the “Certificates of Insurance”). Evidence of each renewal or replacement of
the Certificates of Insurance shall be delivered by Tenant to Landlord at least ten (10) days prior to the expiration of the Policies. In lieu of the Certificates of Insurance, Tenant may deliver to Landlord a certification from Tenant’s
insurance company (on the form currently designated “Acord 27” (Evidence of Property Insurance) and “Acord 25-S” (Certificate of Liability Insurance), or the equivalent, provided that
attached thereto is an endorsement to Tenant’s commercial general liability policy naming the Insured Parties as additional insureds, which endorsement is at least as broad as ISO policy form “CG2011 Additional Insured – Managers or
Lessors of Premises” (pre-1999 edition) or its equivalent and which endorsement expressly provides coverage for the negligence of the additional insureds, which certification shall be binding on
Tenant’s insurance company, and which shall expressly provide that such certification (i) provides to the Insured Parties all the rights and privileges afforded under the Policies as primary insurance, and (ii) contains an
unconditional obligation of the insurance company to advise all Insured Parties in writing at least ten (10) days in advance of any termination of the Policies. 

  
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 (d) Tenant shall notify Landlord promptly of any change of the terms of any of the Policies
which would be inconsistent with the terms of this Lease. 
 Section 11.2 Waiver of Subrogation. Landlord and Tenant shall each
procure an appropriate clause in or endorsement to any property insurance covering the Real Property and personal property, fixtures and equipment located therein, wherein the insurer waives subrogation or consents to a waiver of right of recovery,
and Landlord and Tenant agree not to make any claim against, or seek to recover from, the other for any loss or damage to its property or the property of others resulting from fire or other hazards. Tenant acknowledges that Landlord shall not carry
insurance on, and shall not be responsible for, (i) damage to any Alterations, (ii) Tenant’s Property, and (iii) any loss suffered by Tenant due to interruption of Tenant’s business. 

Section 11.3 Restoration.    If the Premises are damaged by fire or other casualty, or if the Building is
damaged such that Tenant is deprived of reasonable access to, or egress from, the Premises, the damage to the core and shell of the Premises and the Building systems serving the same, and the damage to those portions of the Building required for
Tenant’s ingress and egress to and from the Premises, shall be repaired by Landlord with reasonable dispatch, at its sole cost and expense, to substantially the condition required for delivery of the Premises on the Commencement Date, subject
to the provisions of any Mortgage or Superior Lease, but Landlord shall have no obligation to repair or restore (i) Tenant’s Property, or (ii) any Initial Installations or other Alterations or improvements to the Premises. Until the
restoration affecting Tenant’s occupancy of the Premises required to be performed by Landlord pursuant to the terms hereof is substantially completed or would have been substantially completed but for Tenant Delay or Tenant’s occupancy of
the affected portion of the Premises, whichever is the first to occur, Fixed Rent shall be reduced in the proportion by which the area of the part of the Premises which is not usable (or accessible) and is not used by Tenant bears to the
total area of the Premises. This Article 11 constitutes an express agreement governing any case of damage or destruction of the Premises or the Building by fire or other casualty, and Section 227 of the Real Property Law of the State of
New York, which provides for such contingency in the absence of an express agreement, and any other law of like nature and purpose now or hereafter in force, shall have no application in any such case. 

Section 11.4 Landlord’s Termination Right. Notwithstanding anything to the contrary contained in
Section 11.3, if (a) the Premises are totally damaged or are rendered wholly untenantable, (b) the Building shall be so damaged that, in Landlord’s reasonable opinion, substantial alteration, demolition, or
reconstruction of the Building shall be required (whether or not the Premises are so damaged or rendered untenantable) or (c) any Mortgagee shall require that the insurance proceeds or any portion thereof be used to retire the Mortgage debt or
the Existing Superior Lease shall be terminated in connection with the Improvements (as defined in the Existing Superior Lease) being destroyed or damaged in whole by fire or other casualty pursuant to Section 7.01 of the
Existing Superior Lease, as the case may be, then in any of such events, Landlord may, not later than ninety (90) days following the date of the damage, terminate this Lease by notice to Tenant, provided that if the Premises are not damaged,
Landlord may not terminate this Lease unless Landlord similarly terminates the leases of other tenants in the Building aggregating at least 75% (including Tenant) of the portion of the Building occupied for office purposes immediately prior to such
damage. If this Lease is so terminated, (i) the Term shall expire upon the 30th day after such notice is given, (ii) Tenant shall vacate the Premises 

  
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and surrender the same to Landlord, (iii) Tenant’s liability for Rent shall cease as of the date of the damage, (iv) any prepaid Rent for any period after the date of the damage
shall be refunded by Landlord to Tenant (which obligation shall survive the earlier termination of this Lease), and (v) Landlord shall promptly return the Security Deposit to Tenant, and thereupon neither party shall have any liability to the
other under this Lease, except for any obligations expressly stated to survive the Expiration Date or termination hereof. 

Section 11.5 Tenant’s Termination Right. If the Premises are totally damaged and are thereby rendered wholly untenantable, or
if the Building shall be so damaged that Tenant is deprived of reasonable access to, or egress from, the Premises, and if Landlord elects to restore the Premises, Landlord shall, within ninety (90) days following the date of the damage, cause a
contractor or architect selected by Landlord to give notice (the “Restoration Notice”) to Tenant of the date by which such contractor or architect estimates the restoration of the Premises required to be performed by Landlord, if
any, shall be substantially completed. If such date, as set forth in the Restoration Notice, is more than twelve (12) months from the date of such damage, then Tenant shall have the right to terminate this Lease by giving notice (the
“Termination Notice”) to Landlord not later than thirty (30) days following delivery of the Restoration Notice to Tenant. If Tenant elects not to terminate this Lease in accordance with the immediately preceding sentence, or if
Tenant shall not have the right to do so hereunder, and if Landlord shall not substantially complete its required repair and restoration work by the date that is the later to occur of (x) the date estimated in the Restoration Notice and
(y) the date that is fifteen (15) months after the date of the applicable casualty (subject to extension due to Unavoidable Delays not to exceed three (3) months), then Tenant shall have the further right to elect to terminate this
Lease upon written notice (a “Restoration Failure Termination Notice”) to Landlord and such election shall be effective upon the expiration of thirty (30) days after the date of such notice, unless Landlord substantially
completes its required repairs within such thirty (30) day period. If Tenant terminates this Lease as set forth in this Section 11.5, this Lease shall be deemed to have terminated as of the date of the giving of the
Termination Notice or the Restoration Failure Termination Notice, as applicable, in the manner set forth in the second sentence of Section 11.4 (and the obligations of Landlord under clauses (iv) and
(v) of Section 11.4 shall survive the early termination of this Lease). 
 Section 11.6 Final 18
Months. Notwithstanding anything to the contrary in this Article 11, if the Premises are substantially damaged by fire or other casualty during the final eighteen (18) months of the then current Term, either
Landlord or Tenant may terminate this Lease by notice to the other party within thirty (30) days after the occurrence of such damage and this Lease shall expire on the 30th day after the date of such notice. For purposes of this
Section 11.6, the Premises shall be deemed wholly untenantable if Tenant shall be precluded from using more than 30% of the Premises for the conduct of its business and Tenant’s inability to so use the Premises is
reasonably expected to continue for more than ninety (90) days. If the Lease is terminated pursuant to this Section 11.6, prepaid Rent relating to any period after the date of the damage shall promptly be refunded by
Landlord to Tenant and Landlord shall promptly return the Security Deposit to Tenant (which obligation shall survive the early termination of this Lease), and thereupon neither party shall have any liability to the other under this Lease, except for
any obligations expressly stated to survive the Expiration Date or termination hereof. 
 Section 11.7 Landlord’s
Liability. Any Building employee to whom any property shall be entrusted by or on behalf of Tenant shall be deemed to be acting as Tenant’s agent with respect to such property and neither Landlord nor its agents shall be liable for any
damage to such property, or for the loss of or damage to any property of Tenant by theft or otherwise, unless caused by the gross negligence or willful misconduct of Landlord, its agents or employees. None

  
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of the Insured Parties shall be liable for any injury or damage to persons or property or interruption of Tenant’s business resulting from fire or other casualty, any damage caused by other
tenants or persons in the Building or by construction of any private, public or quasi-public work, or any latent defect in the Premises or in the Building (except that Landlord shall be required to repair the same to the extent provided in
Article 6). No penalty shall accrue for delays which may arise by reason of adjustment of fire insurance on the part of Landlord or Tenant, or for any Unavoidable Delays arising from any repair or restoration of any portion
of the Building, provided, however, that Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of any such repair or restoration. 

Section 11.8 Landlord’s Insurance. Landlord shall carry such insurance as may be required by any Lessor or Mortgagee. If at
any time there is no Mortgage or Superior Lease, then Landlord shall carry such insurance as would reasonably be expected to be carried by the owner of a comparable building. 

Article 12 
 EMINENT
DOMAIN 
 Section 12.1 Taking. 

(a) Total Taking. If all or substantially all of the Real Property, the Building or the Premises shall be acquired or condemned for any
public or quasi-public purpose (a “Taking”), this Lease shall terminate and the Term shall end as of the date of the vesting of title and Rent shall be prorated and adjusted as of such date and thereafter neither party shall have
any further liability or obligation hereunder, except as and to the extent same expressly survives such expiration or earlier termination of the term hereof. 

(b) Partial Taking. Upon a Taking of only a part of the Real Property, the Building or the Premises then, except as hereinafter provided
in this Article 12, this Lease shall continue in full force and effect, provided that from and after the date of the vesting of title, Fixed Rent, Tenant’s Tax Proportionate Share and Tenant’s Operating
Proportionate Share shall be modified to reflect the reduction of the Premises and/or the Building as a result of such Taking. 
 (c)
Landlord’s Termination Right. Whether or not the Premises are affected, Landlord may, by notice to Tenant, within ninety (90) days following the date upon which Landlord receives notice of the Taking of all or a portion of the Real
Property, the Building or the Premises, terminate this Lease, provided that Landlord elects to terminate leases (including this Lease) affecting at least 75% of the rentable area of the Building. 

(d) Tenant’s Termination Right. If the part of the Real Property so Taken contains more than 15% of the total area of the Premises
occupied by Tenant immediately prior to such Taking, or if, by reason of such Taking, Tenant no longer has reasonable means of access to, or egress from, the Premises, Tenant may terminate this Lease by notice to Landlord given within thirty
(30) days following the date upon which Tenant is given notice of such Taking. If Tenant so notifies Landlord, this Lease shall end and expire upon the 30th day following the giving of such notice. If a part of the Premises shall be so Taken
and this Lease is not terminated in accordance with this Section 12.1 Landlord shall, subject to the provisions of any Mortgage or Superior Lease, restore that part of the Premises not so Taken to a self-contained rental
unit substantially equivalent (with respect to character, quality, appearance and services) to that which existed immediately prior to such Taking, excluding Tenant’s Property and any Tenant Alterations. 

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

Section 12.2 Awards. Upon any Taking, Landlord shall receive the entire award for any such Taking, and Tenant shall have no claim
against Landlord or the condemning authority for the value of any unexpired portion of the Term or Tenant’s Alterations (except for the cost of such Alterations solely to the extent in excess of Landlord’s Contribution); and Tenant hereby
assigns to Landlord all of its right in and to such award. Nothing contained in this Article 12 shall be deemed to prevent Tenant from making a separate claim in any condemnation proceedings for (x) the cost of
Tenant’s Alterations solely to the extent in excess of Landlord’s Contribution and/or (y) the then value of any Tenant’s Property so taken and/or (z) for any moving expenses; provided in each case that any such award is in
addition to, and does not result in a reduction of, the award made to Landlord. 
 Section 12.3 Temporary Taking. If all or any
part of the Premises is Taken temporarily during the Term for any public or quasi-public use or purpose, Tenant shall give prompt notice to Landlord and the Term shall not be reduced or affected in any way and Tenant shall continue to pay all Rent
payable by Tenant without reduction or abatement and to perform all of its other obligations under this Lease, except to the extent prevented from doing so by the condemning authority, and Tenant shall be entitled to receive any award or payment
from the condemning authority for such use, which shall be received, held and applied by Tenant as a trust fund for payment of the Rent falling due. 

Article 13 
 ASSIGNMENT
AND SUBLETTING 
 Section 13.1 Consent Requirements. 

(a) No Transfers. Except as expressly set forth herein, Tenant shall not assign, mortgage, pledge, encumber, or otherwise transfer this
Lease, whether by operation of law or otherwise, and shall not sublet, or permit, or suffer the Premises or any part thereof to be used or occupied by others (whether for desk space, mailing privileges or otherwise), without Landlord’s prior
consent in each instance. Any assignment, sublease, mortgage, pledge, encumbrance or transfer in contravention of the provisions of this Article 13 shall be void. 

(b) Collection of Rent. If, without Landlord’s consent, this Lease is assigned, or any part of the Premises is sublet or occupied
by anyone other than Tenant or this Lease is encumbered (by operation of law or otherwise), Landlord may collect rent from the assignee, subtenant or occupant, and apply the net amount collected to the Rent herein reserved. No such collection shall
be deemed a waiver of the provisions of this Article 13, an acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the performance of Tenant’s covenants hereunder, and in all cases
Tenant shall remain fully liable for its obligations under this Lease. 
 (c) Further Assignment/Subletting. Landlord’s consent
to any assignment or subletting shall not relieve Tenant from the obligation to obtain Landlord’s consent to any further assignment or subletting requiring Landlord’s consent hereunder. In no event shall any permitted subtenant assign or
encumber its sublease or further sublet any portion of its sublet space, or otherwise suffer or permit any portion of the sublet space to be used or occupied by others without first complying with this Article 13. 

  
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 Section 13.2 Tenant’s Notice. If Tenant desires to assign this Lease or
sublet all or any portion of the Premises requiring Landlord consent hereunder, Tenant shall submit a statement to Landlord (an “A/S Statement”) containing the following information: (a) the name and address of the proposed
subtenant or assignee, (b) with respect to an assignment of this Lease, a term sheet executed by Tenant and the proposed assignee and the terms and conditions of the proposed assignment, including, without limitation, the consideration payable
for such assignment, any additional consideration payable for leasehold improvements or Tenant’s Property and the cost of any work to prepare the Premises for occupancy by such assignee and the date Tenant desires the assignment to be
effective, and (c) with respect to a sublet of all or a part of the Premises, a term sheet executed by Tenant and the proposed subtenant containing a description of the portion of the Premises to be sublet, and the terms and conditions of the
proposed subletting, including, without limitation, the consideration per rentable square foot payable for such subletting (the “Sublease Rent”), any additional consideration payable for leasehold improvements and Tenant’s
Property and the cost of any work to prepare the sublet space for occupancy by such subtenant and the date Tenant desires the subletting to be effective. Such notice shall be deemed an irrevocable offer from Tenant to Landlord of the right, at
Landlord’s option, if the proposed transaction is (x) an assignment of this Lease or (y) a subletting of all or substantially all of the rentable square footage of the Premises for all or substantially all of the remainder of the term
of this Lease (i.e., for a term ending within the last twenty-four (24) months of the Term (the “Recapture Space”), to either terminate this Lease or to require Tenant to sublease the Recapture Space to Landlord (or its
designee) pursuant to the terms and conditions of Section 13.3 below. Such option may be exercised by notice from Landlord to Tenant within thirty (30) days after delivery of Tenant’s A/S Statement along with the
applicable documentation and information stated above. If Landlord exercises its option to terminate this Lease, (a) this Lease shall end and expire on the date that such assignment or sublease was to commence, provided that such date is in no
event less than sixty (60) days after the date of the above notice unless Landlord agrees to an earlier date, (b) Rent shall be apportioned, paid or refunded as of such termination date, and (c) Landlord shall be free to lease the
Premises (or any part thereof) to Tenant’s prospective assignee or subtenant (or to any other party in Landlord’s sole and absolute discretion). 

Section 13.3 Subletting by Landlord. 

(a) If Landlord shall exercise its option to sublet the Recapture Space, then, notwithstanding the terms contained in the A/S Statement, such
sublease (a “Recapture Sublease”) to Landlord or its designee as subtenant (the “Recapture Subtenant”) or assignee shall: 

(i) be at a rate, at all times throughout the term of the Recapture Sublease, equal to (if Tenant had proposed to sublet the Premises) the
rate set forth in the A/S Statement; 
 (ii) otherwise be upon the same terms and conditions as those contained in the A/S Statement (other
than, in the case of an assignment, payment of consideration therefor to Tenant) and (except as modified by the A/S Statement) the terms and conditions contained in this Lease, except such as are irrelevant or inapplicable and except as otherwise
expressly set forth to the contrary in this Section 13.3; 

  
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 (iii) give the Recapture Subtenant the unqualified and unrestricted right, without
Tenant’s permission, to assign such sublease and to further sublet the Recapture Space or any part thereof and to make any and all changes, alterations, and improvements in and to the Recapture Space, provided that Tenant shall not be required
to restore and/or remove any alterations made by or on behalf of any Recapture Subtenant; 
 (iv) provide in substance that any such
changes, alterations, and improvements made in the Recapture Space may be removed, in whole or in part, prior to or upon the expiration or other termination of the Recapture Sublease provided that any material damage and injury caused thereby shall
be repaired, and if not so removed, Tenant shall have no restoration and/or removal obligation in respect thereof; 
 (v) provide that
(x) the parties to such Recapture Sublease expressly negate any intention that any estate created under the Recapture Sublease be merged with any estate held by either of said parties, and (y) at the expiration of the term of such
Recapture Sublease, Tenant will accept the Recapture Space in its then existing condition, broom clean (provided that Tenant will not be required to restore any alterations made by or on behalf of the Recapture Subtenant at the end of the Lease
Term); and 
 (vi) provide that the Recapture Subtenant or occupant shall use and occupy the Recapture Space for any purpose approved by
Landlord (without regard to any limitation set forth in the A/S Statement). 
 (b) Until the termination of a Recapture Sublease, performance
by Recapture Subtenant under a Recapture Sublease shall be deemed performance by Tenant of any similar obligation under this Lease and Tenant shall not be liable for any default under this Lease or deemed to be in default hereunder if such default
is occasioned by or arises from any act or omission of Recapture Subtenant (or any person or entity acting by, through or under Recapture Subtenant) under the Recapture Sublease or is occasioned by or arises from any act or omission of any occupant
under the Recapture Sublease (or any person or entity acting by, through or under such occupant), and Landlord shall indemnify Tenant from and against any and all damages, liabilities and/or claims to the extent resulting from the acts, omissions or
negligence of any Recapture Subtenant (or any person or entity acting by, through or under Recapture Subtenant) or any breach by any Recapture Subtenant (or any person or entity acting by, through or under Recapture Subtenant) under the Recapture
Sublease of the provisions of this Lease. 
 (c) If a Recapture Subtenant or any occupant claiming by, through or under a Recapture Subtenant
shall fail to give Tenant possession of the Recapture Space at the expiration of the term of the Recapture Sublease, then (w) until the date upon which Recapture Subtenant gives Tenant possession of such Recapture Space free of occupancies,
Recapture Subtenant shall continue to pay all charges previously payable, and comply with all other obligations under the Recapture Sublease and the provisions of Section 13.3(b) shall continue to apply, (x) neither
the Expiration Date nor the validity of this Lease shall be affected, (y) Tenant waives any rights under Section 223-a of the Real Property Law of New York, or any successor statute of similar
import, to rescind this Lease and further waives the right to recover any damages from Landlord or Recapture Subtenant that may result from the failure of Landlord to deliver possession of the Recapture Space at the end of the term of the Recapture
Sublease (provided that Tenant shall not be liable for any such holdover by a Recapture Subtenant or any occupant claiming by, through or under a Recapture Subtenant), and (z) Landlord, at Recapture Subtenant’s expense, shall use its
reasonable efforts to deliver possession of such Recapture Space to Tenant and in connection therewith, if necessary, shall institute and diligently and in 

  
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good faith prosecute holdover and any other appropriate proceeding against the occupant of such Recapture Space. Notwithstanding anything to the contrary contained herein, Tenant shall have no
liability under this Lease for holding over in the Premises beyond the expiration of this Lease due to any such holdover by a Recapture Subtenant or any occupant claiming by, through or under a Recapture Subtenant. 

Section 13.4 Conditions to Assignment/Subletting. (a) If Landlord does not exercise Landlord’s option provided under
Sections 13.2 and 13.3 (or if Landlord shall not have the right to do so), and provided no Event of Default then exists, Landlord’s consent to the proposed assignment or subletting shall not be unreasonably withheld, conditioned
or delayed. Such consent shall be granted or denied (and, if denied, the reason for such disapproval) within thirty (30) days after delivery to Landlord of (i) the documentation and information required under
Section 13.2, (ii) a true and complete statement reasonably detailing the identity of the proposed assignee or subtenant (“Transferee”), the nature of its business and its proposed use of the Premises,
(iii) most recent financial information with respect to the Transferee, including its most recent financial statements, and (iv) any other information Landlord may reasonably request, provided that: 

(A) in Landlord’s reasonable judgment, the Transferee is engaged in a business or activity, and the Premises will be used in a manner,
which (1) is in keeping with the then standards of the Building, (2) is consistent with the Permitted Use, and (3) does not violate any restrictions set forth in this Lease, any Mortgage or Superior Lease or any negative covenant as
to use of the Premises required by any other lease in the Building; 
 (B) the Transferee is reputable with sufficient financial means to
perform all of its obligations under this Lease or the sublease, as the case may be; 
 (C) neither the Transferee nor any person or entity
which, directly or indirectly, controls, is controlled by, or is under common control with, the Transferee is then an occupant of the Building, unless Landlord does not have reasonably comparably-sized space
available for leasing in the Building for a comparable lease term; 
 (D) the Transferee is not a person or entity (or affiliate of a person
or entity) with whom Landlord is then or has been within the prior six (6) months negotiating in connection with the rental of space in the Building, provided Landlord has reasonably comparably-sized
space available for leasing in the Building for a comparable lease term; 
 (E) there shall be not more than (i) four (4) occupants
with separately demised premises (including Tenant) on any full floor of the Premises and (ii) two (2) occupants with separately demised premises (including Tenant) on any partial floor of the Premises; 

(F) in no event shall Tenant be permitted to sublet the Terrace (except to a subtenant of either the entire Premises or the entire 10th Floor
Premises); 
 (G) Tenant shall, upon demand, reimburse Landlord for all reasonable expenses incurred by Landlord in connection with such
assignment or sublease, including any investigations as to the acceptability of the Transferee and all legal costs reasonably incurred in connection with the granting of any requested consent; 

  
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 (H) Tenant shall not publicly list the Premises to be sublet or assigned with a broker,
agent or other entity or otherwise offer the Premises for subletting at a rental rate less than 90% of the fixed rent at which Landlord is then offering to lease comparable space in the Building for a comparable term (provided that the foregoing
shall not be deemed to prohibit Tenant from listing with brokers the availability of the Premises for sublet or assignment or restrict Tenant from entering into a sublease at a lesser rental rate); and 

(I) the Transferee shall not be entitled, directly or indirectly, to diplomatic or sovereign immunity, regardless of whether the Transferee
agrees to waive such diplomatic or sovereign immunity, and shall be subject to the service of process in, and the jurisdiction of the courts of, the City and State of New York. 

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

(i) the form of the proposed assignment or sublease shall be reasonably satisfactory to Landlord; 

(ii) no sublease shall be for a term ending later than one day prior to the Expiration Date; 

(iii) no Transferee shall take possession of any part of the Premises, until an executed counterpart of such sublease or assignment has been
delivered to Landlord and approved by Landlord as provided in this Section 13.4(b); 
 (iv) if an Event of Default
occurs and is continuing as of the effective date of such assignment or subletting, then Landlord’s consent thereto, if previously granted, shall be immediately deemed revoked without further notice to Tenant, and if such assignment or
subletting would have been permitted without Landlord’s consent pursuant to Section 13.8, such permission shall be void and without force and effect; and 

(v) each sublease shall be subject and subordinate to this Lease and to the matters to which this Lease is or shall be subordinate; and Tenant
and each Transferee shall be deemed to have agreed that effective upon the occurrence and during the continuation of an Event of Default hereunder, Tenant has hereby assigned to Landlord, and Landlord may, at its option, accept such assignment of,
all right, title and interest of Tenant as sublandlord under such sublease, together with all modifications, extensions and renewals thereof then in effect and such Transferee shall, at Landlord’s option, attorn to Landlord pursuant to the then
executory provisions of such sublease, except that Landlord shall not be (A) liable for any previous act or omission of Tenant under such sublease, (B) subject to any counterclaim, offset or defense not expressly provided in such sublease,
which theretofore accrued to such Transferee against Tenant, (C) bound by any previous modification of such sublease not consented to by Landlord or by any prepayment of more than one month’s rent, (D) bound to return such
Transferee’s security deposit, if any, except to the extent Landlord shall receive actual possession of such deposit and such Transferee shall be entitled to the return of all or any portion of such deposit under the terms of its sublease, or
(E) obligated to make any payment to or on behalf of such Transferee, or to perform any work in the subleased space or the Building, or in any way to prepare the subleased space for occupancy, beyond Landlord’s obligations under this
Lease. The provisions of this Section 13.4(b)(v) shall be self-operative, and no further instrument shall be required to give effect to this provision, provided that the Transferee shall execute and deliver to Landlord any
instruments Landlord may reasonably request to evidence and confirm such subordination and attornment. 

  
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 Section 13.5 Binding on Tenant; Indemnification of Landlord. Notwithstanding any
assignment or subletting or any acceptance of rent by Landlord from any Transferee, Tenant shall remain fully liable for the payment of all Rent due and for the performance of all the covenants, terms and conditions contained in this Lease on
Tenant’s part to be observed and performed, and any default under any term, covenant or condition of this Lease by any Transferee or anyone claiming under or through any Transferee shall be deemed to be a default under this Lease by Tenant;
provided, however, if any such subsequent amendment to this Lease is made to a person or entity that is not an Related Entity of the predecessor Tenant without any such predecessor Tenant’s consent and such subsequent
amendment shall (i) increase the rentable area of the Premises, (ii) increase the Rent payable hereunder or (iii) renew the Term hereof, in each case other than pursuant to the exercise of any option of Tenant expressly set forth
herein, then such predecessor Tenant shall not be liable with respect only to such incremental increases and/or such renewal term. Tenant shall indemnify, defend, protect and hold harmless Landlord from and against any and all Losses resulting from
any claims that may be made against Landlord by the Transferee or anyone claiming under or through any Transferee or by any brokers or other persons or entities claiming a commission or similar compensation in connection with the proposed assignment
or sublease, irrespective of whether Landlord shall give or decline to give its consent to any proposed assignment or sublease, or if Landlord shall exercise any of its options under this Article 13. 

Section 13.6 Tenant’s Failure to Complete. If Landlord consents to a proposed assignment or sublease and Tenant fails to
execute and deliver to Landlord such assignment or sublease within one hundred eighty (180) days after the giving of such consent or the economic terms of such assignment or sublease are less than 95% of the terms contained in the A/S Statement
or the amount of space subject to such sublease varies by more than 5% from that specified in the A/S Statement or the terms of such assignment or sublease are otherwise different from the terms contained in the A/S Statement other than to an
insignificant extent, then Tenant shall again comply with all of the provisions and conditions of Sections 13.2 and 13.4 before assigning this Lease or subletting all or part of the Premises. 

Section 13.7 Profits. If Tenant enters into any assignment or sublease permitted hereunder or consented to by Landlord, Tenant
shall, within thirty (30) days of Landlord’s consent to such assignment or sublease (or if such assignment or sublease is permitted hereunder without Landlord’s prior consent, within thirty (30) days of the effective date of such
assignment or sublease), deliver to Landlord a list of Tenant’s reasonable third-party brokerage fees, marketing, legal fees and, in the case of any sublease, any free rent provided to such subtenant, any subtenant improvement allowances and
any actual costs incurred by Tenant in separately demising the sublet space (collectively, “Transaction Costs”), together with a list of all of Tenant’s Property to be transferred to such Transferee. The Transaction Costs shall
be amortized, on a straight-line basis, in equal monthly installments, over the period that the Transferee is obligated to make payments to Tenant in respect of the applicable assignment or sublease. In consideration of such assignment or
subletting, Tenant shall pay to Landlord: 
 (a) In the case of an assignment, an amount equal to 50% of all sums and other consideration
paid to or for the benefit of Tenant by the Transferee for or by reason of such assignment (including, but not limited to, sums paid for the sale of any of Tenant’s Property, fixtures or leasehold improvements). For purposes of the foregoing,
sums paid for the sale of any of Tenant’s Property shall be reduced by the net unamortized or undepreciated cost thereof determined on the basis of Tenant’s federal income tax returns, after first deducting the applicable amortized amount
of Transaction Costs. The sums payable under this clause shall be paid by Tenant to Landlord as and when paid by the assignee to Tenant. 

  
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 (b) In the case of a sublease, 50% of the excess, if any, of (i) any rents, additional
charges or other consideration payable under the sublease or any agreement relating thereto to or for the benefit of Tenant by the subtenant (including, but not limited to, sums paid for the sale of any of Tenant’s Property, fixtures or
leasehold improvements) over (ii) the rents accruing during the term of the sublease in respect of and allocable to the subleased space pursuant to the terms of this Lease. For purposes of the foregoing, sums paid for the sale of any of
Tenant’s Property shall be reduced by the net unamortized or undepreciated cost thereof determined on the basis of Tenant’s federal income tax returns after first deducting the monthly amortized amount of Transaction Costs. The sums
payable under this clause shall be paid by Tenant to Landlord monthly as and when paid by the subtenant to Tenant. 
 (c) The amount payable
under this Section 13.7 with respect to any particular Transfer is sometimes referred to herein as the “Transfer Premium.” Landlord or its authorized representatives shall have the right at all reasonable
times, upon reasonable prior notice, to audit the books and records of Tenant relating to the calculation of any Transfer Premium, and shall have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found
understated, Tenant shall, within thirty (30) days after demand, pay the deficiency, and if understated by more than 5%, Landlord’s reasonable costs of such audit. Tenant shall have the right to submit to arbitration in accordance with
Article 33 hereof any dispute in respect of the amount of the Transfer Premium. In making such examination, Landlord agrees to keep confidential any and all information contained in the books and records, except that Landlord shall have the
right to disclose any of such information (x) to partners, affiliates, accountants, attorneys, employees, agents and representatives and lenders who will be directed to treat such information confidentially, (y) as required by law and
(z) in connection with any legal action hereunder. Notwithstanding the foregoing, Tenant hereby agrees that the costs incurred by Tenant in the performance of Tenant’s Initial Installations in any portion(s) of the Premises that Tenant
sublets (to the extent paid or reimbursed out of Landlord’s Contribution (which for purposes of this Section 13.7 shall be deemed to be $102.00 per rentable square foot of any such sublet portion of the Premises
initially demised hereunder)) shall not in any case be deemed a component of Transaction Costs. 
 Section 13.8 Transfers. 

(a) Related Entities. If Tenant is a legal entity, the transfer (by one or more transfers), directly or indirectly, by operation of law
or otherwise, of a majority of the stock or other beneficial ownership interest in Tenant or of all or substantially all of the assets of Tenant (collectively “Ownership Interests”) shall be deemed a voluntary assignment of this
Lease; provided, however, that the provisions of this Article 13 shall not apply to the transfer of Ownership Interests in Tenant if and so long as Tenant is publicly traded on a nationally recognized stock exchange. For
purposes of this Article, the term “transfers” shall be deemed to include (x) the issuance of new Ownership Interests which results in a majority of the Ownership Interests in Tenant being held by a person or entity which does not
hold a majority of the Ownership Interests in Tenant on the Effective Date, (y) the sale or mortgage of more than 50% of Tenant’s net assets, and (z) except as provided below, the sale or transfer of all or substantially all of the
assets of Tenant or the assets of an operating division group or department of Tenant in one or more transactions, the merger or consolidation or conversion of Tenant into or with another business entity and the purchase of the majority of
Tenant’s business as conducted in the Premises. The 

  
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provisions of Section 13.1 shall not apply to transactions with a business entity into or with which Tenant is merged or consolidated or converted, to which all
or substantially all of Tenant’s assets or the assets of an operating division group or department of Tenant are transferred or who purchases the majority of Tenant’s business as conducted in the Premises so long as (i) such transfer
was made for a legitimate independent business purpose and not primarily for the purpose of transferring this Lease, (ii) the successor to Tenant has a tangible net worth computed in accordance with generally accepted accounting principles
consistently applied that is at least equal to $100,000,000 and a net revenue that is at least equal to $10,000,000 (collectively, the “Net Worth Test”), (iii) proof reasonably satisfactory to Landlord of such satisfaction of
the Net Worth Test is delivered to Landlord at least ten (10) days prior to the effective date of any such transaction, (iv) any such transfer shall be subject and subordinate to all of the terms and provisions of this Lease, and the
Transferee shall assume, in a written document reasonably satisfactory to Landlord and delivered to Landlord upon or prior to the effective date of such transfer, all the obligations of Tenant under this Lease, (v) Tenant shall remain fully
liable for all obligations to be performed by Tenant under this Lease, and (vi) such transfer does not cause Landlord to be in default under any then existing lease at the Real Property. Tenant may also, upon prior notice to Landlord, permit
any business entity which controls, is controlled by, or is under common control with Tenant (a “Related Entity”) to sublet all or part of the Premises for the Permitted Use, for so long as such entity remains a Related Entity. Such
sublease shall not be deemed to vest in any such Related Entity any right or interest in this Lease nor shall it relieve, release, impair or discharge any of Tenant’s obligations hereunder. For the purposes hereof, “control” shall be
deemed to mean ownership of not less than 50% of all of the Ownership Interests of such corporation or other business entity. Notwithstanding the foregoing, Tenant shall have no right to assign this Lease or sublease all or any portion of the
Premises without Landlord’s consent pursuant to this Section 13.8 if an Event of Default then exists under this Lease. Notwithstanding anything to the contrary contained herein, any transfer permitted under this
Section 13.8 shall not afford Landlord the right to terminate this Lease pursuant to Section 13.2 or the right to any profits pursuant to Section 13.7. 

(b) Applicability. The limitations set forth in this Section 13.8 shall apply to Transferee(s), if any, and
any transfer by any such entity in violation of this Section 13.8 shall be a transfer in violation of Section 13.1. 

(c) Modifications, Takeover Agreements. Any modification, amendment or extension of a sublease and/or any other agreement by which a
landlord of a building other than the Building (or its affiliate) agrees to assume the obligations of Tenant under this Lease shall be deemed a sublease for the purposes of Section 13.1 hereof. 

Section 13.9 Assumption of Obligations. No assignment or transfer shall be effective unless and until the Transferee executes,
acknowledges and delivers to Landlord an agreement in form and substance reasonably satisfactory to Landlord whereby the assignee (a) assumes Tenant’s obligations under this Lease from and after the effective date of the assumption and
(b) agrees that, notwithstanding such assignment or transfer, the provisions of Section 13.1 hereof shall be binding upon it in respect of all future assignments and transfers. 

Section 13.10 Tenant’s Liability. The joint and several liability of Tenant and any successors-in-interest of Tenant and the due performance of Tenant’s obligations under this Lease shall not be discharged, released or impaired by any agreement or stipulation made by Landlord, or any
grantee or assignee of Landlord, extending the time, or modifying any of the terms and provisions of this Lease (except as otherwise expressly provided in Section 13.5 hereof), or by any waiver or failure of Landlord, or
any grantee or assignee of Landlord, to enforce any of the terms and provisions of this Lease. 

  
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 Section 13.11 Listings in Building Directory. The listing of any name other than
that of Tenant on the doors of the Premises, the Building directory or elsewhere shall not vest any right or interest in this Lease or in the Premises, nor be deemed to constitute Landlord’s consent to any assignment or transfer of this Lease
or to any sublease of the Premises or to the use or occupancy thereof by others. Any such listing shall constitute a privilege revocable in Landlord’s discretion by notice to Tenant. 

Section 13.12 Lease Disaffirmance or Rejection. If at any time after an assignment by Tenant named herein, this Lease is not
affirmed or is rejected in any bankruptcy proceeding or any similar proceeding, or upon a termination of this Lease due to any such proceeding, Tenant named herein, upon request of Landlord given after such disaffirmance, rejection or termination
(and actual notice thereof to Landlord in the event of a disaffirmance or rejection or in the event of termination other than by act of Landlord), shall (a) pay to Landlord all Rent and other charges due and owing by the assignee to Landlord
under this Lease to and including the date of such disaffirmance, rejection or termination, and (b) as “tenant,” enter into a new lease of the Premises with Landlord for a term commencing on the effective date of such disaffirmance,
rejection or termination and ending on the Expiration Date, at the same Rent and upon the then executory terms, covenants and conditions contained in this Lease, except that (i) the rights of Tenant named herein under the new lease shall be
subject to the possessory rights of the assignee under this Lease and the possessory rights of any persons or entities claiming through or under such assignee or by virtue of any statute or of any order of any court, (ii) such new lease shall
require all defaults existing under this Lease to be cured by Tenant named herein with due diligence, and (iii) such new lease shall require Tenant named herein to pay all Rent which, had this Lease not been so disaffirmed, rejected or
terminated, would have become due under the provisions of this Lease after the date of such disaffirmance, rejection or termination with respect to any period prior thereto. If Tenant named herein defaults in its obligations to enter into such new
lease for a period of thirty (30) days after Landlord’s request, then, in addition to all other rights and remedies by reason of default, either at law or in equity, Landlord shall have the same rights and remedies against Tenant named
herein as if it had entered into such new lease and such new lease had thereafter been terminated as of the commencement date thereof by reason of Tenant’s default thereunder. 

Section 13.13 Permitted Occupants. Notwithstanding anything to the contrary contained in this Article 13, up
to twenty percent (20%) of the RSF of the Premises, may be used or occupied by other individuals or entities not employed by Tenant, so long as and to the extent that such individuals or entities have an ongoing business relationship with Tenant
(collectively, “Permitted Occupants”), for use only as executive, general and administrative offices, without the consent of Landlord, provided that (A) Tenant shall have given prior notice to Landlord of such intended use and
occupancy along with the name of each such Permitted Occupant, (B) no demising walls are installed in the Premises in connection with such occupancy (and there is no separate reception area so that the Premises shall at all times give the
appearance of being solely occupied by Tenant), (C) Tenant is not entitled to and does not receive any rent from any Permitted Occupant in excess of the Rent accruing during the term of such occupancy in respect of the space occupied by such
Permitted Occupant (at the rate per RSF payable by Tenant under this Lease), pursuant to the terms of this Lease, (D) no Permitted Occupant may assign its rights to license any portion of the Premises or sublet or sublicense its licensed space
(or any portion thereof), (E) no Permitted Occupant’s use and occupancy of any portion of the Premises shall be deemed to create a tenancy or any other interest in the Premises except a revocable license

  
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granted by Tenant which shall cease and expire automatically without notice upon the expiration or earlier termination of this Lease, and (F) no Permitted Occupants shall perform any
Alterations to any portion of the Premises. The Permitted Occupants shall have no rights against Landlord under this Lease, and all acts and omissions of the Permitted Occupants shall be deemed acts and omissions of Tenant hereunder. Tenant shall
indemnify, defend and hold harmless Landlord from and against any and all loss, liability, damages, costs and expenses (including, without limitation, reasonable attorneys’ fees and disbursements) resulting from any claims that may be made
against Landlord by any Permitted Occupant or by any brokers or other persons claiming a commission or similar compensation in connection with any Permitted Occupant’s license agreement. Such occupancy shall not be subject to Landlord’s
rights under Sections 13.4, 13.7 or 13.8 of this Lease, but all other provisions of this Lease shall apply to such occupancy. 

Section 13.14 Deemed Approval. If (w) Tenant requests Landlord’s approval of a proposed Transfer as provided in
Section 13.4 hereof, (x) such request states in bold, capital letters as follows: “LANDLORD’S FAILURE TO RESPOND TO THIS REQUEST FOR CONSENT TO THIS TRANSFER WITHIN THIRTY (30) DAYS MAY
RESULT IN LANDLORD BEING DEEMED TO HAVE CONSENTED TO THE TRANSFER SET FORTH HEREIN”, (y) provided that Landlord has not then responded, Tenant gives Landlord a second (2nd) request for approval of a proposed Transfer following the
expiration of such thirty (30) day period that states in bold, capital letters as follows: “LANDLORD’S FAILURE TO RESPOND TO THIS SECOND REQUEST FOR CONSENT TO THIS TRANSFER WITHIN FIVE
(5) BUSINESS DAYS SHALL RESULT IN LANDLORD BEING DEEMED TO HAVE CONSENTED TO THE TRANSFER SET FORTH HEREIN”, and (z) Landlord fails to respond to Tenant’s request within five (5) Business Days after
the date that Landlord receives such second (2nd) notice, then Landlord shall be deemed to have approved Tenant’s aforesaid request for purposes of Section 13.4 hereof, provided that in no event shall Landlord
be deemed to have consented to any Transfer that is otherwise expressly prohibited by the terms of this Article 13. 

Section 13.15 Qualifying Sublease Subtenant Recognition. (a) If Tenant subleases one or more full floors of the Premises
(provided that the 9th Floor Premises and the 10th Floor Premises must be subleased together for such sublease to constitute a Qualifying Sublease) with Landlord’s consent in accordance with this Article 13, and such sublease constitutes
a Qualifying Sublease (as hereinafter defined) and an Event of Default shall not be continuing hereunder at the time of a request for a recognition agreement, then Landlord shall execute and deliver to the subtenant under the applicable Qualifying
Sublease, at Tenant’s option and request, a recognition agreement, substantially in the form annexed to this Lease as Exhibit M, which shall not be recorded. Landlord shall execute and deliver such a recognition
agreement contemporaneously with the giving of Landlord’s consent to such Qualifying Sublease; provided, however, that in no event shall Landlord be deemed to have recognized the subtenant of a Qualifying Sublease unless and until
such recognition agreement has been executed and delivered by Landlord (provided that Landlord agrees to execute such agreement, subject to the terms and conditions of this Section 13.15). 

(b) Upon the attornment and recognition of a subtenant pursuant to the recognition agreement described in
Section 13.15(a), (i) the Qualifying Sublease shall continue in full force and effect as, or as if it were, a direct lease between Landlord and such subtenant upon all of the then executory terms, conditions and
covenants as are set forth in such Qualifying Sublease, except that the fixed annual rent or base rent payable thereunder shall be the greater of (x) the Fixed Rent payable under this Lease (as the same may be adjusted from time to time under
this Lease) in respect of the subleased premises (prorated on a per RSF basis) and (y) the actual fixed annual rent or base rent payable under the then executory terms of the Qualifying Sublease, and except as otherwise specifically set forth
in the recognition agreement annexed to this Lease as Exhibit M, and (ii) Tenant shall promptly transfer to Landlord the entire security deposit then held by Tenant, if any, deposited by the subtenant with respect to such sublease. 

  
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 (c) Tenant shall reimburse Landlord, or cause Landlord to be reimbursed, within thirty
(30) days after demand for all of Landlord’s reasonable, out-of-pocket costs and expenses in connection with the granting of a recognition agreement under this
Section 13.15, including the costs of making investigations as to whether or not the particular sublease is a Qualifying Sublease and all reasonable attorneys’ fees and disbursements incurred in connection with any
requested recognition agreement. 
 (d) A “Qualifying Sublease” is a sublease in form and substance reasonably satisfactory
to Landlord (in accordance with the provisions of this Article 13) entered into with Landlord’s prior written consent (in accordance with the provisions of this Article 13), to a subtenant of the Tenant named herein which is a
bona fide third party, that is not an affiliate of Tenant and that meets the Non-disturbance Financial Test (as hereinafter defined), of at least one (1) full floor of the Premises (provided that the 9th
Floor Premises and the 10th Floor Premises must be subleased together in order for such sublease to constitute a Qualifying Sublease). 
 (e)
The “Nondisturbance Financial Test” shall mean that the subtenant (or a guarantor of all of the subtenant’s obligations under the Qualifying Sublease, which guarantor is an entity that (i) is qualified to do business and
in good standing in any of the states of the United States of America, (ii) has substantial assets (in Landlord’s reasonable determination) in the United States of America and (iii) has submitted itself in writing to the jurisdiction
of the courts of the State of New York) shall have either (i) a net worth in excess of a sum equal to fifteen (15) times the greater of (A) the annual Fixed Rent payable under this Lease during the year in which the sublease in
question is executed and delivered for such portion of the Premises covered by such sublease (prorated on a per RSF basis), and (B) the annual base or fixed rent payable under the sublease during the year in which the sublease in question is
executed and delivered, or (ii) if the subtenant is a firm engaged in the practice of law, an accounting firm or other professional services firm, gross income in excess of fifteen (15) times the greater of (x) the sum of all annual
rent in effect during the year in which the sublease in question is executed and delivered for all facilities leased by such subtenant, including the annual Fixed Rent payable under this Lease during the year in which the sublease in question is
executed and delivered for such portion of the Premises covered by such sublease (prorated on a per RSF basis), and (y) the sum of all annual rent in effect during the year in which the sublease in question is executed and delivered for all
facilities leased by such subtenant including the annual base or fixed rent payable under the sublease during the year in which the sublease in question is executed and delivered. Satisfaction of either of such tests shall be evidenced by the
subtenant’s (or such guarantor’s) separate audited financial statements for the subtenant’s (or such guarantor’s) two (2) immediately preceding fiscal years, which shall be delivered to Landlord as a condition precedent to
Landlord entering into a recognition agreement in respect of a Qualifying Sublease, or if the subtenant or such guarantor shall not have its financial statements audited, such financial statements may be certified as true, complete and accurate by a
reputable, independent accounting firm. 

  
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 Article 14 

ACCESS TO PREMISES 

Section 14.1 Landlord’s Access. (a) Landlord and utility service providers servicing the Building may erect, use and maintain
concealed ducts, pipes and conduits in and through the Premises provided such use does not cause the usable area or ceiling heights of the Premises to be reduced beyond a de minimis amount. Landlord shall promptly repair any damage to
the Premises caused by any work performed pursuant to this Article 14. Landlord shall use reasonable efforts to minimize interference with Tenant’s use and occupancy of the Premises during the performance of and work
pursuant to this Article 14. 
 (b) Landlord, any Lessor or Mortgagee and their respective agents shall have the
right to enter the Premises at all reasonable times and upon reasonable notice (which notice may be given verbally to the person employed by Tenant with whom Landlord’s representative ordinarily discusses matters relating to the Premises),
except in the case of an emergency, accompanied by a Tenant representative, provided that if Tenant shall fail to make a Tenant representative available to Landlord after Landlord has requested such representative’s presence to enter the
Premises two (2) or more consecutive times over no less than two (2) days (which request may be made orally), or in the case of emergency, in each case, Landlord shall be permitted to enter the Premises without a Tenant representative,
upon reasonable notice (which notice may be oral) except in the case of emergency, to (i) examine the Premises, (ii) show the Premises to prospective tenants during the last twelve (12) months of the Term, (iii) show the Premises
to prospective purchasers of Landlord’s interest in the Real Property, (iv) show the Premises to Mortgagees or Lessors (or prospective Mortgagees or Lessors), (v) make repairs, alterations, improvements, additions or restorations that
(I) Landlord is required to make pursuant to the terms of this Lease or (II) are reasonably necessary in connection with the maintenance, repair, or operation of the Real Property, provided that Landlord shall use reasonable efforts to
minimize any interference with Tenant’s business operations in connection therewith (it being agreed, however, that Landlord shall not be required to perform any such repairs, alterations, improvements, additions or restorations on an overtime
or premium-pay basis, unless (x) Tenant shall request the same, in which event Tenant shall pay the incremental increased costs thereof, or (y) the performance of such work during Ordinary Business
Hours on Business Days would materially interfere with the conduct of Tenant’s business in the Premises, such that Tenant would be unable to use at least 5,000 RSF of the Premises for the ordinary conduct of its business for more than two
(2) consecutive Business Days). 
 (c) All parts (except surfaces facing the interior of the Premises) of all walls, windows and doors
bounding the Premises, all balconies, terraces and roofs adjacent to the Premises, all space in or adjacent to the Premises used for shafts, stacks, stairways, mail chutes, conduits and other mechanical facilities, Building Systems, Building
facilities and Common Areas are not part of the Premises, and Landlord shall have the use thereof (except that Tenant shall have exclusive use of the Terrace to the extent permitted pursuant to Article 34 hereof) and access thereto through
the Premises for the purposes of Building operation, maintenance, alteration and repair, provided that Landlord shall use reasonable efforts to minimize any interference with Tenant’s business operations in connection therewith (it being
agreed, however, that Landlord shall not be required to perform any such work in the Premises on an overtime or premium-pay basis, unless (x) Tenant shall request the same, in which event Tenant shall pay
the incremental increased costs thereof (provided that the same shall be commercially reasonable), or (y) the performance of such work during Ordinary Business Hours on Business Days would materially interfere with the conduct of Tenant’s
business in the Premises, such that Tenant would be unable to use at least 5,000 RSF of the Premises for the ordinary conduct of its business for more than two (2) consecutive Business Days). 

  
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 (d) Without limiting Landlord’s rights under Article 14, upon reasonable prior
notice to Tenant (except in an emergency), which notice shall be subject to acceleration or postponement of up to one (1) week, Landlord shall have the right from time to time during the Term, subject to reasonable coordination with Tenant, to
access any portion of the Premises in order to install and use the Window Washing Davits to clean the exterior of the windows of the Building (“Window Washing Work”), it being agreed that Landlord shall perform such work two
(2) times per calendar year, generally during the months of March and September, and such work shall not take longer than two (2) consecutive weeks in any instance, unless caused by Unavoidable Delays or by the actions or omissions (where
there is a duty to act) of Tenant. In the event Landlord requires such access in order to perform Window Washing Work, Tenant shall, within two (2) Business Days after notice thereof (which notice may be oral), remove any of Tenant’s
Property from the Terrace reasonably required to be removed by Landlord in connection therewith. Landlord shall use commercially reasonable efforts to minimize any interference with the conduct of Tenant’s business at the Premises while
performing and setting up for the Window Washing Work; provided, however, that in no event shall Landlord be obligated to perform Window Washing Work on an overtime or premium basis (it being agreed, however, that Landlord shall bring any required
equipment into the Premises prior to Ordinary Business Hours on Business Days, and shall remove the same from the Premises after Ordinary Business Hours on Business Days). Landlord’s performance of Window Washing Work shall not be deemed a
constructive eviction of Tenant, or entitle Tenant to any diminution or abatement of Rent or to any other compensation. 
 Section 14.2
Building Name. Landlord has the right at any time to change the name, number or designation by which the Building is commonly known. Landlord shall endeavor to give Tenant reasonable notice of any such change. Notwithstanding the foregoing,
provided that the Tenant named herein or any transferee pursuant to Section 13.8 shall then be in occupancy of at least three (3) full floors of the Premises (the “Competitor Restriction Condition”),
Landlord shall not, at any time during the Term, name the Building for any entity that is then a Tenant Competitor (as hereinafter defined). The “Tenant Competitors” shall mean the following companies, provided that such
companies shall then be in the business of the design, manufacture, sale and/or rental of clothing: Armarium, Armoire, Asos, Banana Republic, Everlane, Forever21, Gwynnie Bee, H&M, J.Crew, JustFab, Le Tote, MM. LaFleur, Neiman Marcus,
Nordstrom, Poshmark, Saks Fifth Avenue, Shopbop, Stitch Fix, StyleLend, TheRealReal, Topshop, Trunk Club, YCloset, Yeechoo, Zappos and Zara. Notwithstanding the foregoing, provided that the Competitor Restriction Condition shall then be satisfied,
(x) upon notice to Landlord, Tenant may add up to five (5) entities to the list of Tenant Competitors, provided further that the same meet the definition set forth herein, and (y) substitute up to (but not in excess of) five
(5) names on the list of Tenant Competitors not more frequently than one (1) time per calendar year, provided further that (i) all such entities shall then be in the business of the design, manufacture, sale and/or rental of clothing
and (ii) in no event shall there be more than thirty-one (31) entities on the list of Tenant Competitors. 

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

  
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 Article 15 

DEFAULT 

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

(a) Tenant fails to pay when due any installment of Rent and such default shall continue for ten (10) Business Days after notice of such
default is given to Tenant, except that if Landlord shall have given three (3) such notices of default in the payment of any Rent in any twelve (12) month period, Tenant shall not be entitled to any further notice of its delinquency in the
payment of any Rent or an extended period in which to make payment until such time as twelve (12) consecutive months shall have elapsed without Tenant having failed to make any such payment when due, and the occurrence of any default in the
payment of any Rent within such twelve (12) month period after the giving of three (3) such notices shall constitute an Event of Default; or 

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

(c) Intentionally omitted; or 

(d) if Tenant shall assign or sublease or otherwise transfer its interest in this Lease (or any portion thereof) in contravention of Article
13 hereof; or 
 (e) if Tenant files a voluntary petition in bankruptcy or insolvency, or is adjudicated a bankrupt or insolvent, or
files any petition or answer seeking any reorganization, liquidation, dissolution or similar relief under any present or future federal bankruptcy act or any other present or future applicable federal, state or other statute or law, or makes an
assignment for the benefit of creditors or seeks or consents to or acquiesces in the appointment of any trustee, receiver, liquidator or other similar official for all or any part of its property; or 

(f) a court of competent jurisdiction shall enter an order, judgment or decree adjudicating Tenant bankrupt, or appointing a trustee, receiver
or liquidator of Tenant, or of the whole or any substantial part of its property, without the consent of Tenant, or approving a petition filed against Tenant seeking reorganization or arrangement of Tenant under the bankruptcy laws of the United
States, as now in effect or hereafter amended, or any state thereof, and such order, judgment or decree shall not be vacated or set aside or stayed within one hundred twenty (120) days from the date of entry thereof. 

  
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 Upon the occurrence of any one or more of such Events of Default, Landlord may, at its sole
option, give to Tenant five (5) Business Days’ notice of cancellation of this Lease (or of Tenant’s possession of the Premises), in which event this Lease and the Term (or Tenant’s possession of the Premises) shall terminate
(whether or not the Term shall have commenced) with the same force and effect as if the date set forth in the notice was the Expiration Date stated herein; and Tenant shall then quit and surrender the Premises to Landlord, but Tenant shall remain
liable for damages as provided in this Article 15. 
 Section 15.2 Landlord’s Remedies. 

(a) Possession/Reletting. If any Event of Default occurs and this Lease and the Term, or Tenant’s right to possession of the
Premises, terminate as provided in Section 15.1: 
 (i) Surrender of Possession. Tenant shall quit and
surrender the Premises to Landlord, and Landlord and its agents may immediately, or at any time after such termination, re-enter the Premises or any part thereof, without notice, either by summary proceedings,
or by any other applicable action or proceeding, or by force (to the extent permitted by law), or otherwise in accordance with applicable legal proceedings (without being liable to indictment, prosecution or damages therefor), and may repossess the
Premises and dispossess Tenant and any other persons or entities from the Premises and remove any and all of their property and effects from the Premises. 

(ii) Landlord’s Reletting. Landlord, at Landlord’s option, may relet all or any part of the Premises from time to time,
either in the name of Landlord or otherwise, to such tenant or tenants, for any term ending before, on or after the Expiration Date, at such rental and upon such other conditions (which may include concessions and free rent periods) as Landlord, in
its sole discretion, may determine. Landlord shall have no obligation to accept any tenant offered by Tenant and shall not be liable for failure to relet or, in the event of any such reletting, for failure to collect any rent due upon any such
reletting; and no such failure shall relieve Tenant of, or otherwise affect, any liability under this Lease. Landlord, at Landlord’s option, may make such alterations, decorations and other physical changes in and to the Premises as Landlord,
in its sole discretion, considers advisable or necessary in connection with such reletting or proposed reletting, without relieving Tenant of any liability under this Lease or otherwise affecting any such liability. 

(b) Tenant’s Waiver. Tenant, on its own behalf and on behalf of all persons or entities claiming through or under Tenant, including
all creditors, hereby waives all rights which Tenant and all such persons or entities might otherwise have under any Requirement (i) to the service of any notice of intention to re-enter or to institute
legal proceedings, (ii) to redeem, or to re-enter or repossess the Premises, or (iii) to restore the operation of this Lease, after (A) Tenant shall have been dispossessed by judgment or by
warrant of any court or judge, (B) any re-entry by Landlord, or (C) any expiration or early termination of the term of this Lease, whether such dispossess,
re-entry, expiration or termination shall be by operation of law or pursuant to the provisions of this Lease. The words “re-enter,” “re-entry” and “re-entered” as used in this Lease shall not be deemed to be restricted to their technical legal meanings. 

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

  
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 Section 15.3 Landlord’s Damages. 

(a) Amount of Damages. If this Lease and the Term, or Tenant’s right to possession of the Premises, terminate as provided in
Section 15.1, then: 
 (i) Tenant shall pay to Landlord all items of Rent payable under this Lease by Tenant to
Landlord prior to the date of termination; 
 (ii) Landlord may retain all monies, if any, paid by Tenant to Landlord, whether as prepaid
Rent, a security deposit or otherwise, which monies, to the extent not otherwise applied to amounts due and owing to Landlord, shall be credited by Landlord against any damages payable by Tenant to Landlord; 

(iii) Tenant shall pay to Landlord, in monthly installments, on the days specified in this Lease for payment of installments of Fixed Rent,
any Deficiency; it being understood that Landlord shall be entitled to recover the Deficiency from Tenant each month as the same shall arise, and no suit to collect the amount of the Deficiency for any month, shall prejudice Landlord’s right to
collect the Deficiency for any subsequent month by a similar proceeding; and 
 (iv) whether or not Landlord shall have collected any
monthly Deficiency, Tenant shall pay to Landlord, on demand, in lieu of any further Deficiency and as liquidated and agreed final damages, a sum equal to the amount by which the Rent for the period which otherwise would have constituted the
unexpired portion of the Term (assuming the Additional Rent during such period to be the same as was payable for the year immediately preceding such termination or re-entry) exceeds the then fair and
reasonable rental value of the Premises, for the same period (with both amounts being discounted to present value at a rate of interest equal to 2% below the then Base Rate) less the aggregate amount of Deficiencies theretofore collected by Landlord
pursuant to the provisions of Section 15.3(a)(iii) for the same period. If, before presentation of proof of such liquidated damages to any court, commission or tribunal, the Premises, or any part thereof, shall have been
relet by Landlord to a bona fide third party for the period which otherwise would have constituted the unexpired portion of the Term, or any part thereof, the amount of rent reserved upon such reletting shall be deemed prima facie, to be the
fair and reasonable rental value for the part or the whole of the Premises so relet during the term of the reletting. 
 (b)
Reletting. If the Premises, or any part thereof, shall be relet together with other space in the Building, the rents collected or reserved under any such reletting and the expenses of any such reletting shall be equitably apportioned for the
purposes of this Section 15.3. Tenant shall not be entitled to any rents collected or payable under any reletting, whether or not such rents exceeds the Fixed Rent reserved in this Lease. Nothing contained in Article
15 shall be deemed to limit or preclude the recovery by Landlord from Tenant of the maximum amount allowed to be obtained as damages by any Requirement, or of any sums or damages to which Landlord may be entitled in addition to the damages set
forth in this Section 15.3. 
 Section 15.4 Interest. If any payment of Rent is not paid within five
(5) Business Days of the date due, interest shall accrue on such payment, from the date such payment became due until paid at the Interest Rate, except that no such interest shall accrue in respect of the first (1st) installment or payment that
is past due in any consecutive twelve (12) month period provided that neither such installment nor payment is past due for more than ten (10) Business Days and, if 

  
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such installment or payment is past due for more than ten (10) Business Days, interest shall accrue thereon from the first day such installment or payment became past due. Tenant
acknowledges that late payment by Tenant of Rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to fix. Such costs include, without limitation, processing
and accounting charges, and late charges that may be imposed on Landlord by the terms of any note secured by a Mortgage covering the Premises. Therefore, in addition to interest, if any amount is not paid within 15 days after the same is due (or 30
days after the same is due with respect to any non-recurring Additional Rent), a late charge equal to 5% of such amount shall be assessed, except that no such late charge shall be due in respect of the first
installment or payment of Fixed Rent that is past due in any consecutive twelve (12) month period, provided that such installment or payment is promptly made to Landlord within ten (10) Business Days after notice to Tenant that the same is
past due. Such interest and late charges are separate and cumulative and are in addition to and shall not diminish or represent a substitute for any of Landlord’s rights or remedies under any other provision of this Lease. 

Section 15.5 Other Rights of Landlord. If Tenant fails to pay any Additional Rent when due, Landlord, in addition to any other
right or remedy, shall have the same rights and remedies as in the case of a default by Tenant in the payment of Fixed Rent. If Tenant is in arrears in the payment of Rent, Tenant waives Tenant’s right, if any, to designate the items against
which any payments made by Tenant are to be credited, and Landlord may apply any payments made by Tenant to any items Landlord sees fit, regardless of any request by Tenant. Landlord reserves the right, without liability to Tenant and without
constituting any claim of constructive eviction, to suspend furnishing or rendering to Tenant any property, material, labor, utility or other service, whenever Landlord is obligated to furnish or render the same at the expense of Tenant, in the
event that (but only for so long as) Tenant is in arrears in paying Landlord for such items for more than ten (10) Business Days after notice from Landlord to Tenant demanding the payment of such arrears. 

Article 16 

LANDLORD’S RIGHT TO CURE; FEES AND EXPENSES 

If Tenant defaults in the performance of its obligations under this Lease, Landlord, without waiving such default, may perform such
obligations at Tenant’s expense: (a) immediately, and without notice, in the case of emergency or if the default (i) materially interferes with the use by any other tenant of the Building, (ii) materially interferes with the
efficient operation of the Building, (iii) results in a violation of any Requirement, or (iv) results or will result in a cancellation of any insurance policy maintained by Landlord, and (b) in any other case if such default continues
after ten (10) Business Days from the date Landlord gives notice of Landlord’s intention to perform the defaulted obligation (unless Tenant has commenced curing such defaulted obligation and is then diligently prosecuting the cure of such
default). All out-of-pocket costs and expenses incurred by Landlord in connection with any such performance by it and all costs and expenses, including reasonable
counsel fees and disbursements, incurred by Landlord as a result of any default by Tenant under this Lease (beyond any applicable grace, notice and cure periods) or in any action or proceeding (including any unlawful detainer proceeding) brought by
Landlord or in which Landlord is a party to enforce any obligation of Tenant under this Lease and/or right of Landlord in or to the Premises, shall be paid by Tenant to Landlord within 10 Business Days of demand therefor, with interest thereon at
the Interest Rate from the date incurred by Landlord. Except as expressly provided to the contrary in this Lease, all out-of-pocket costs and expenses which, pursuant to
this Lease are incurred by Landlord and payable to Landlord by Tenant, and all 

  
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charges, amounts and sums payable to Landlord by Tenant for any property, material, labor, utility or other services which, pursuant to this Lease or at the request and for the account of Tenant,
are provided, furnished or rendered by Landlord, shall become due and payable by Tenant to Landlord within thirty (30) days after receipt of Landlord’s invoice for such amount (together with reasonably detailed supporting documentation).

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

Section 17.2 No Money Damages. Wherever in this Lease Landlord’s consent or approval is required, if Landlord refuses to
grant such consent or approval, whether or not Landlord expressly agreed that such consent or approval would not be unreasonably withheld, Tenant shall not make or exercise, and Tenant hereby waives, any claim for money damages (including any claim
by way of set-off, counterclaim or defense) and/or any right to terminate this Lease based upon Tenant’s claim or assertion that Landlord unreasonably withheld or delayed its consent or approval.
Tenant’s sole remedy shall be an action or proceeding to enforce such provision, by specific performance, injunction or declaratory judgment. In no event shall either party be liable for (except, in the case of Tenant, as provided in Article
18 hereof), and Tenant and Landlord hereby waives any claim for, any indirect, consequential or punitive damages, including loss of profits or business opportunity, arising under or in connection with this Lease. Notwithstanding anything
contained in this Section 17.2 to the contrary, Tenant shall have the right to submit to arbitration in accordance with Article 33 hereof any dispute in respect of whether Landlord has unreasonably withheld,
conditioned or delayed any consent or approval to any Alteration pursuant to Section 5.1 or any assignment or subletting pursuant to Section 13.4 requested by Tenant hereunder which Landlord agreed
not to unreasonably withhold, condition or delay hereunder, and Tenant’s sole remedy in all such circumstances shall be that, upon the decision of the arbitrator that consent was unreasonably withheld, conditioned or delayed, the requested
consent or approval shall be deemed to have been granted as provided above without any further proceedings or any action being required. 

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

Article 18 
 END OF TERM

 Section 18.1 Expiration. Upon the expiration or other termination of this Lease, Tenant shall quit and surrender the
Premises to Landlord vacant, broom clean and in good order and condition, ordinary wear and tear and damage for which Tenant is not responsible under the terms of this Lease excepted, and Tenant shall remove all of Tenant’s Property and
Tenant’s Specialty Alterations as may be required pursuant to Article 5. 

  
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 Section 18.2 Holdover Rent. Landlord and Tenant recognize that Landlord’s
damages resulting from Tenant’s failure to timely surrender possession of the Premises may be substantial, may exceed the amount of the Rent payable hereunder, and will be impossible to accurately measure. Accordingly, if possession of the
Premises is not surrendered to Landlord on the Expiration Date or sooner termination of this Lease, in addition to any other rights or remedies Landlord may have hereunder or at law, Tenant shall (a) pay to Landlord for each month (or any
portion thereof, without proration) during which Tenant holds over in the Premises after the Expiration Date or sooner termination of the Term, a sum equal to 150% of the Fixed Rent plus 100% of Additional Rent payable by Tenant under this Lease for
the last full calendar month of the Term in the case of the first month (or any portion thereof) of any holdover, and thereafter 200% of the Fixed Rent plus 100% of Additional Rent payable by Tenant under this Lease for the last full calendar
month of the Term in the case of any month (or any portion thereof, without proration) thereafter, (b) if Tenant holds over for more than ninety (90) days, be liable to Landlord for (i) any payment or rent concession which
Landlord may be required to make to any tenant obtained by Landlord for all or any part of the Premises (a “New Tenant”) in order to induce such New Tenant not to terminate its lease by reason of the holding-over by Tenant, and
(ii) the loss of the benefit of the bargain if any New Tenant shall terminate its lease by reason of the holding-over by Tenant, and (c), if Tenant holds over for more than ninety (90) days, indemnify Landlord against all claims for
damages by any New Tenant. No holding-over by Tenant, nor the payment to Landlord of the amounts specified above, shall operate to extend the Term hereof. Nothing herein contained shall be deemed to permit Tenant to retain possession of the Premises
after the Expiration Date or sooner termination of this Lease, and no acceptance by Landlord of payments from Tenant after the Expiration Date or sooner termination of this Lease shall be deemed to be other than on account of the amount to be paid
by Tenant in accordance with the provisions of this Section 18.2. 
 Section 18.3 Waiver of Stay.
Tenant expressly waives, for itself and for any person or entity claiming through or under Tenant, any rights which Tenant or any such person or entity may have under the provisions of Section 2201 of the New York Civil Practice Law and Rules
and of any successor Requirement of like import then in force, in connection with any holdover summary proceedings which Landlord may institute to enforce the foregoing provisions of this Article 18. 

Article 19 
 QUIET
ENJOYMENT 
 Provided this Lease is in full force and effect and no Event of Default then exists, Tenant may peaceably and quietly enjoy
the Premises without hindrance by Landlord or any person lawfully claiming through or under Landlord, subject to the terms and conditions of this Lease and to all Superior Leases and Mortgages. 

Article 20 
 NO
SURRENDER; NO WAIVER 
 Section 20.1 No Surrender or Release. No act or thing done by Landlord or Landlord’s agents or
employees during the Term shall be deemed an acceptance of a surrender of the Premises, and no provision of this Lease shall be deemed to have been waived by Landlord, unless such waiver is in writing and is signed by Landlord. 

  
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 Section 20.2 No Waiver. The failure of either party to seek redress for
violation of, or to insist upon the strict performance of, any covenant or condition of this Lease, or any of the Rules and Regulations, shall not be construed as a waiver or relinquishment for the future performance of such obligations of this
Lease or the Rules and Regulations, or of the right to exercise such election but the same shall continue and remain in full force and effect with respect to any subsequent breach, act or omission. The receipt by Landlord of any Rent payable
pursuant to this Lease or any other sums with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. No payment by Tenant or receipt by Landlord of a lesser amount than the monthly Rent herein stipulated
shall be deemed to be other than a payment on account of the earliest stipulated Rent, or as Landlord may elect to apply such payment, nor shall any endorsement or statement on any check or any letter accompanying any check or payment as Rent be
deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease. 

Article 21 
 WAIVER OF
TRIAL BY JURY; COUNTERCLAIM 
 Section 21.1 Jury Trial Waiver. LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN ANY ACTION,
PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY AGAINST THE OTHER ON ANY MATTERS IN ANY WAY ARISING OUT OF OR CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR THE ENFORCEMENT
OF ANY REMEDY UNDER ANY STATUTE, EMERGENCY OR OTHERWISE. 
 Section 21.2 Waiver of Counterclaim. If Landlord commences any
summary proceeding against Tenant, Tenant will not interpose any counterclaim of any nature or description in any such proceeding (unless failure to interpose such counterclaim would preclude Tenant from asserting in a separate action the claim
which is the subject of such counterclaim), and will not seek to consolidate such proceeding with any other action which may have been or will be brought in any other court by Tenant. 

Article 22 
 NOTICES

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

  
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 Article 23 

RULES AND REGULATIONS 

Subject to the terms of this Article 23, all Tenant Parties shall observe and comply with the Rules and Regulations, as reasonably
supplemented or amended from time to time. Landlord reserves the right, from time to time, to adopt reasonable additional Rules and Regulations and to amend the Rules and Regulations then in effect, provided such additional Rules and Regulations do
not (i) increase Tenant’s monetary obligations under this Lease, (ii) increase Tenant’s non-monetary obligations under this Lease, or (iii) adversely affect or reduce Tenant’s
rights under this Lease, except, in each case, to a de minimis extent. Nothing contained in this Lease shall impose upon Landlord any obligation to enforce the Rules and Regulations or terms, covenants or conditions in any other lease against
any other Building tenant, and Landlord shall not be liable to Tenant for violation of the same by any other tenant, its employees, agents, visitors or licensees, provided that Landlord shall enforce any of the Rules and Regulations against Tenant
in a non-discriminatory fashion. In the event of any conflict between the terms of this Lease and the Rules and Regulations, the terms of this Lease shall control. 

Article 24 
 BROKER

 Each of Landlord and Tenant represents and warrants to the other that neither it nor its agents have dealt with any broker in
connection with this Lease other than Broker(s). Landlord shall indemnify, defend, protect and hold Tenant harmless from and against any and all Losses which Tenant may incur by reason of any claim of or liability to any broker, finder or like agent
(including Broker(s)) arising out of any dealings claimed to have occurred between Landlord and the claimant in connection with this Lease, and/or the above representation being false. Tenant shall indemnify, defend, protect and hold Landlord
harmless from and against any and all Losses which Landlord may incur by reason of any claim of or liability to any broker, finder or like agent (other than Broker(s)) arising out of any dealings claimed to have occurred between Tenant and the
claimant in connection with this Lease, and/or the above representation being false. Landlord agrees to pay a commission to Broker(s) pursuant to one or more separate agreements. 

Article 25 
 INDEMNITY

 Section 25.1 Tenant’s Indemnity. Tenant shall not do or permit to be done any act or thing upon the Premises or the
Building which may subject Landlord to any liability or responsibility for injury, damages to persons or property or to any liability by reason of any violation of any Requirement, and shall exercise such control over the Premises as to fully
protect Landlord against any such liability. Tenant shall indemnify, defend, protect and hold harmless each of the Landlord Indemnitees from and against any and all Losses, resulting from any claims (i) against the Landlord Indemnitees arising
from any act, omission or negligence of any Tenant Parties, except to the extent caused by the negligence or willful misconduct of the Landlord Indemnitees, (ii) against the Landlord Indemnitees arising from any accident, injury or damage
whatsoever caused to any person or to the property of any person and occurring in or about the Premises, and (iii) against the Landlord Indemnitees resulting from any breach, violation or nonperformance of any covenant, condition or agreement
of this Lease on the part of Tenant to be fulfilled, kept, observed or performed. 

  
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 Section 25.2 Landlord’s Indemnity. Landlord shall indemnify, defend,
protect and hold harmless each of the Tenant Indemnitees from and against any and all Losses, resulting from any claims against the Tenant Indemnitees arising from any act, omission or negligence of any Landlord Parties, except to the extent caused
by the negligence or willful misconduct of the Tenant Indemnitees. 
 Section 25.3 Defense and Settlement. If any claim, action
or proceeding is made or brought against any party is entitled to indemnification under this Lease (the “Indemnitee”), then upon demand by an Indemnitee, the other party (the “Indemnitor”), at its sole cost and
expense (or at the expense of its insurer), shall resist or defend such claim, action or proceeding in the Indemnitee’s name (if necessary), by attorneys approved by the Indemnitee, which approval shall not be unreasonably withheld, conditioned
or delayed (attorneys for the Indemnitor’s insurer shall be deemed approved for purposes of this Section 25.3). Notwithstanding the foregoing, an Indemnitee may, at its own expense, retain its own attorneys to
participate or assist in defending any claim, action or proceeding involving potential liability in excess of the amount available under Indemnitor’s liability insurance. If the Indemnitor or its insurer fails to diligently defend, then the
Indemnitee may retain separate counsel at Tenant’s reasonable expense. The Indemnitor may compromise or settle any such claim, action or proceeding; provided, however, that if the compromise or settlement of any such claim, action or proceeding
does not result in the complete and unconditional release of the indemnified party, such compromise or settlement will require the Indemnitee’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed.

 Article 26 

MISCELLANEOUS 

Section 26.1 Delivery. This Lease shall not be binding upon Landlord or Tenant unless and until Landlord shall have executed and
delivered a fully executed copy of this Lease to Tenant. 
 Section 26.2 Transfer of Real Property. Landlord’s obligations
under this Lease shall not be binding upon the Landlord named herein after the sale, conveyance, assignment or transfer (collectively, a “Transfer”) by such Landlord (or upon any subsequent landlord after the Transfer by such
subsequent landlord) of its interest in the Building or the Real Property, as the case may be, and in the event of any such Transfer, Landlord (and any such subsequent Landlord) shall be entirely freed and relieved of all covenants and obligations
of Landlord hereunder arising from and after the date of Transfer, and the transferee of Landlord’s interest (or that of such subsequent Landlord) in the Building or the Real Property, as the case may be, shall be deemed, without any further
written agreement, to have assumed all obligations under this Lease arising from and after the date of Transfer. 
 Section 26.3
Limitation on Liability. (a) The liability of Landlord for Landlord’s obligations under this Lease shall be limited to Landlord’s interest in the Real Property (and the undistributed proceeds therefrom) and Tenant shall not
look to any other property or assets of Landlord or the property or assets of any direct or indirect partner, member, manager, shareholder, director, officer, principal, employee or agent of Landlord (collectively, the “Landlord
Parties”) in seeking either to enforce Landlord’s obligations under this Lease or to satisfy a judgment for Landlord’s failure to perform such obligations; and none of the Landlord Parties shall be personally liable for the
performance of Landlord’s obligations under this Lease. 

  
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 (b) Landlord shall not look to the property or assets of any direct or indirect partner,
member, manager, shareholder, director, officer, principal, employee or agent of Tenant (collectively, the “Tenant Parties”) in seeking either to enforce Tenant’s obligations under this Lease or to satisfy a judgment for
Tenant’s failure to perform such obligations; and none of the Tenant Parties shall be personally liable for the performance of Tenant’s obligations under this Lease. 

Section 26.4 Rent. All amounts payable by Tenant to or on behalf of Landlord under this Lease, whether or not expressly
denominated Fixed Rent, Tenant’s BID Payment, Annual Interim Payment, Tenant’s Tax Payment, Tenant’s Operating Payment, Additional Rent or Rent, shall constitute rent for the purposes of Section 502(b)(6) of the United States
Bankruptcy Code. 
 Section 26.5 Entire Document. This Lease (including any Schedules and Exhibits referred to herein and all
supplementary agreements provided for herein) contains the entire agreement between the parties and all prior negotiations and agreements are merged into this Lease. All of the Schedules and Exhibits attached hereto are incorporated in and made a
part of this Lease, provided that in the event of any inconsistency between the terms and provisions of this Lease and the terms and provisions of the Schedules and Exhibits hereto, the terms and provisions of this Lease shall control. 

Section 26.6 Governing Law. This Lease shall be governed in all respects by the laws of the State of New York, without giving
effect to conflicts of laws principles. 
 Section 26.7 Unenforceability. If any provision of this Lease, or its application to
any person or entity or circumstance, shall ever be held to be invalid or unenforceable, then in each such event the remainder of this Lease or the application of such provision to any other person or entity or any other circumstance (other than
those as to which it shall be invalid or unenforceable) shall not be thereby affected, and each provision hereof shall remain valid and enforceable to the fullest extent permitted by law. 

Section 26.8 Lease Disputes. (a) Landlord and Tenant agree that all disputes arising, directly or indirectly, out of or
relating to this Lease, and all actions to enforce this Lease, shall be dealt with and adjudicated in the state courts of the State of New York or the federal courts for the Southern District of New York and for that purpose hereby expressly and
each party hereto irrevocably submits itself to the jurisdiction of such courts. Landlord and Tenant agree that so far as is permitted under applicable law, this consent to personal jurisdiction shall be self-operative and no further instrument or
action, other than service of process in one of the manners specified in this Lease, or as otherwise permitted by law, shall be necessary in order to confer jurisdiction upon it in any such court. 

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

  
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 Section 26.9 Representations. Tenant represents and warrants that this Lease has
been duly authorized, executed and delivered by Tenant. Landlord represents and warrants that this Lease has been duly authorized, executed and delivered by Landlord. 

Section 26.10 Estoppel. (a) Within ten (10) Business Days following request from Landlord, any Mortgagee or any Lessor,
Tenant shall deliver to Landlord a statement executed and acknowledged by Tenant, in form reasonably satisfactory to Landlord and Tenant, (i) stating the Commencement Date, the Rent Commencement Date and the Expiration Date, and that this Lease
is then in full force and effect and has not been modified (or if modified, setting forth all modifications), (ii) setting forth the date to which the Fixed Rent and any Additional Rent have been paid, together with the amount of monthly Fixed
Rent and Additional, Rent then payable, (iii) stating whether or not, to Tenant’s knowledge, Landlord is in default under this Lease, and, if Landlord is in default, setting forth the specific nature of all such defaults, (iv) stating
the amount of the security, if any, under this Lease, (v) stating whether there are any subleases or assignments affecting the Premises, (vi) stating the address of Tenant to which all notices and communications under the Lease shall be
sent, and (vii) responding to any other matters reasonably requested by Landlord, such Mortgagee or such Lessor. Tenant acknowledges that any statement delivered pursuant to this Section 26.10 may be relied upon by any
purchaser or owner of the Real Property or the Building, or all or any portion of Landlord’s interest in the Real Property or the Building or any Superior Lease, or by any Mortgagee, or assignee thereof or by any Lessor, or assignee thereof.

 (b) From time to time, within ten (10) Business Days following a request by Tenant, Landlord shall deliver to Tenant a written
statement executed and acknowledged by Landlord, in form reasonably acceptable to Tenant and Landlord, (i) stating the Commencement Date, the Rent Commencement Date and the Expiration Date, and that this Lease is then in full force and effect
and has not been modified (or, if modified, setting forth all modifications), (ii) setting forth the date to which the Fixed Rent and all Additional Rent have been paid, (iii) stating whether or not, to Landlord’s knowledge, Tenant is
in default under this Lease, and, if Landlord asserts that Tenant is in default, setting forth the specific nature of all such defaults, (iv) stating the amount of the security, if any, under this Lease, and (v) responding to any other
matters reasonably requested by Tenant. Landlord acknowledges that any statement delivered pursuant to this Section 26.10(b) may be relied upon by any prospective or actual sublessee of the Premises or assignee of this
Lease, permitted transferee of or successor to Tenant, or by any lender of Tenant. 
 Section 26.11 Certain Interpretational
Rules. For purposes of this Lease, whenever the words “include”, “includes”, or “including” are used, they shall be deemed to be followed by the words “without limitation” and, whenever the circumstances
or the context requires, the singular shall be construed as the plural, the masculine shall be construed as the feminine and/or the neuter and vice versa. This Lease shall be interpreted and enforced without the aid of any canon, custom or
rule of law requiring or suggesting construction against the party drafting or causing the drafting of the provision in question. The captions in this Lease are inserted only as a matter of convenience and for reference and in no way define, limit
or describe the scope of this Lease or the intent of any provision hereof. 
 Section 26.12 Parties Bound. The terms, covenants,
conditions and agreements contained in this Lease shall bind and inure to the benefit of Landlord and Tenant and, except as otherwise provided in this Lease, to their respective legal representatives, successors, and assigns. 

  
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 Section 26.13 Memorandum of Lease. This Lease shall not be recorded; however,
concurrently with the execution and delivery of this Lease, Landlord and Tenant shall execute, acknowledge and deliver a memorandum with respect to this Lease sufficient for recording in the form annexed as Exhibit
N-1 hereto (the “MOL”), and either Landlord or Tenant may record such MOL. Within ten (10) days after the end of the Term, Tenant shall enter into a discharge of such MOL in the form
annexed hereto as Exhibit N-2 (the “Discharge”) and execute (and have acknowledged) any required forms for the filing of such Discharge as shall be required to discharge the MOL from
the land records. 
 Section 26.14 Counterparts. This Lease may be executed in two (2) or more counterparts, each of which
shall constitute an original, but all of which, when taken together, shall constitute but one instrument. 
 Section 26.15
Survival. All obligations and liabilities of Landlord or Tenant to the other which accrued before the expiration or other termination of this Lease and all such obligations and liabilities which by their nature or under the circumstances can
only be, or by the provisions of this Lease may be, performed after such expiration or other termination, shall survive the expiration or other termination of this Lease. Without limiting the generality of the foregoing, the rights and obligations
of the parties with respect to any indemnity under this Lease, and with respect to any Rent and any other amounts payable under this Lease, shall survive the expiration or other termination of this Lease. 

Section 26.16 Inability to Perform. This Lease and the obligation of Tenant to pay Rent and to perform all of the other covenants
and agreements of Tenant hereunder shall not be affected, impaired or excused by any Unavoidable Delays. Landlord shall use reasonable efforts to promptly notify Tenant of any Unavoidable Delay which prevents Landlord from fulfilling any of its
obligations under this Lease. 
 Section 26.17 Vault Space. Notwithstanding anything contained in this Lease or indicated on any
sketch, blueprint or plan, no vaults, vault space or other space outside the boundaries of the Real Property are included in the Premises. Landlord makes no representation as to the location of the boundaries of the Real Property. All vaults and
vault space and all other space outside the boundaries of the Real Property which Tenant may be permitted to use or occupy are to be used or occupied under a revocable license. If any such license shall be revoked, or if the amount of such space
shall be diminished as required by any Governmental Authority or by any public utility company, such revocation, diminution or requisition shall not (a) constitute an actual or constructive eviction, in whole or in part, (b) entitle Tenant
to any abatement or diminution of Rent, (c) relieve Tenant from any of its obligations under this Lease, or (d) impose any liability upon Landlord. Any fee, tax or charge imposed by any Governmental Authority for any such vaults, vault
space or other space occupied by Tenant shall be paid by Tenant. 
 Section 26.18 Adjacent Excavation; Shoring. If an excavation
shall be made, or shall be authorized to be made, upon land adjacent to the Real Property, Tenant shall, upon reasonable notice, afford to the person or entity causing or authorized to cause such excavation license to enter upon the Premises for the
purpose of doing such work as such person or entity shall deem necessary to preserve the wall of the Building from injury or damage and to support the same by proper foundations. In connection with such license, Tenant shall have no right to claim
any damages or indemnity against Landlord, or diminution or abatement of Rent, provided that Tenant shall continue to have access to the Premises. 

  
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 Section 26.19 No Development Rights. Tenant acknowledges that it has no rights
to any development rights, air rights or comparable rights appurtenant to the Real Property and Tenant consents, without further consideration, to any utilization of such rights by Landlord. Tenant shall promptly execute and deliver any instruments
which may be requested by Landlord, including instruments merging zoning lots, evidencing such acknowledgment and consent. The provisions of this Section 26.19 shall be construed as an express waiver by Tenant of any
interest Tenant may have as a “party in interest” (as such term is defined in Section 12-10 of Zoning Lot of the Zoning Resolution of the City of New York) in the Real Property. 

Section 26.20 Financial Statements. Tenant shall, from time to time, but not more frequently than once per twelve (12) month
period upon Landlord’s written request (made in connection with the request of any Lessor or Mortgagee or prospective Lessor, Mortgagee or purchaser of the Building), in each case within ten (10) Business Days after such request is made,
deliver to Landlord financial statements (including balance sheets and income/expense statements) for Tenant’s then most recent full and partial fiscal years immediately preceding such request, certified by an independent certified public
accountant or an authorized financial officer of Tenant and in form reasonably satisfactory to Landlord. Landlord and its agents and employees shall treat all financial information regarding Tenant (including any such information transmitted
pursuant to Sections 27.6, 27.7 and 27.8 hereof) as confidential (unless the same shall be public information), and, upon request by Tenant, shall confirm such confidentiality obligation in writing in a commercially reasonable form reasonably
acceptable to Landlord and its agents. 
 Section 26.21 Signage. (a) Tenant shall have the right to place a sign on the
main entrance to the Premises and in the elevator lobby on any whole floor of the Building that it occupies, subject to the approval of Landlord, which approval shall not be unreasonably withheld, conditioned or delayed, and Tenant shall have the
right to have its name listed in the directory in the elevator lobby of any partial floor of the Building that it occupies in accordance with Landlord’s standard signage program. 

(b) So long as (a) this Lease remains in full force and effect, (b) the Tenant named herein is leasing at least three (3) full
floors from Landlord at the Building, and (c) Tenant named herein is in occupancy of 75% or more of the Premises (i.e., such that Tenant shall not have subleased the same), subject to the terms of this
Section 26.21(b), Tenant shall have the right to have erected, replaced, removed and maintained one (1) sign that identifies the Tenant named herein and displays such Tenant’s name and logo on a plaque on the
exterior of the Building adjacent to the main entrance to the Building on John Street meeting the criteria set forth on Exhibit I (such sign being referred to herein as “Tenant’s Exterior Sign”), provided that the same
shall be in compliance with all applicable Requirements and shall have been approved by all applicable Governmental Authorities, including, without limitation, the Landmarks, Historic Preservation and NPS, at Tenant’s cost and expense. The
location, size, and specifications of Tenant’s Exterior Sign shall be subject to compliance with applicable Requirements, Landlord’s consent and to Landmarks’ approval. The installation and removal of Tenant’s Exterior Sign shall
be performed by Landlord at Tenant’s cost. Landlord shall maintain and repair Tenant’s Exterior Sign and Tenant shall pay to Landlord, as Additional Rent, an amount equal to the reasonable costs incurred by Landlord for such maintenance
and repair, on or prior to the thirtieth (30th) day after the date that Landlord gives to Tenant an invoice therefor, together with reasonable supporting documentation for the charges set forth therein. 

(c) All Tenant’s signage installed pursuant to this Section 26.21 shall constitute Specialty Alterations that
must be removed, whether or not Landlord reserves the right so to require Tenant pursuant to Section 5.3, and Tenant shall remove the same and restore any damage caused thereby to the Premises and/or the Building at
Tenant’s sole cost and expense. 

  
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 Section 26.22 Self-Help. (a) Provided that no Event of Default under this
Lease is then continuing, in the event Tenant advises Landlord in writing as set forth in this Section (except in the event of an emergency, in which case oral notice shall suffice, provided that the same shall be followed by written notice as soon
as reasonably practicable) of a claim by Tenant that Landlord has failed to perform its repair and/or maintenance obligations within the Premises expressly set forth in this Lease, Tenant shall have the right to remedy such Landlord failure,
provided that such failure by Landlord to perform such repair and/or maintenance obligations within the Premises (x) materially and adversely affects Tenant’s ability to conduct its normal business operations therein or
(y) threatens the preservation of property or the safety of Tenant or Persons Within Tenant’s Control (i.e., an emergency). Nothing contained in this Section 26.22 shall be deemed to permit Tenant to
exercise its self-help rights with respect to any Building systems or any portion of the Building outside the Premises. 
 (b) Tenant’s
right to remedy Landlord’s failure to make required repairs or perform required maintenance in the Premises as set forth in Section 26.22(a) shall arise only after Tenant shall have first delivered to Landlord written
notice of such failure as set forth below. If Landlord fails to commence to remedy a failure to perform its repair and/or maintenance obligations in the Premises within thirty (30) days after delivery of Tenant’s notice or fails to
diligently pursue the same, Tenant may deliver a second written notice of such failure to Landlord stating in bold capital letters the following: “LANDLORD HAS FAILED TO PERFORM ITS REPAIR/MAINTENANCE OBLIGATIONS IN THE PREMISES UNDER THE
LEASE. IF LANDLORD FAILS TO COMMENCE TO REMEDY LANDLORD’S FAILURE TO PERFORM SUCH OBLIGATIONS WITHIN FIVE (5) BUSINESS DAYS AFTER TENANT’S DELIVERY OF THIS NOTICE, TENANT INTENDS TO EXERCISE ITS RIGHT OF SELF-HELP UNDER
SECTION 26.22 OF THE LEASE,” and if Tenant delivers such second notice and Landlord fails to commence such remedy or diligently pursue the same within such five (5) Business Day period, then Tenant shall
immediately have the right to remedy such failure as provided above. Notwithstanding the time periods described above, Landlord shall use good faith efforts to commence performance of its outstanding repair and/or maintenance obligations in the
Premises as soon as commercially practicable. Notwithstanding anything to the contrary contained in this Section 26.22(b), in the event that Landlord’s failure to perform its repair and/or maintenance obligations in
the Premises results in an emergency that threatens the preservation of property or the safety of Tenant or any Persons Within Tenant’s Control, the provisions of this Section 26.22(b) shall not apply. 

(c) If Tenant performs any of Landlord’s repair and/or maintenance obligations in the Premises under this Lease in accordance with the
terms and conditions of this Section 26.22, Landlord shall pay to Tenant its reasonable out-of-pocket costs of such performance within thirty
(30) days after a statement is given to Landlord of the amount of such costs and the parties to which such payments have been made, together with supporting documentation. If Landlord fails to pay to Tenant the amounts owed pursuant to the
prior sentence within the time period provided, Tenant shall have the right upon notice given to Landlord to offset the amount owed to Tenant against the Fixed Rent thereafter payable under this Lease, unless Landlord notifies Tenant that Landlord
disputes either (x) the propriety of Tenant’s self-help action and/or (y) that the costs incurred by Tenant in connection therewith were excessive, in either of which event(s), Tenant shall not offset such amounts unless it prevails
in the arbitration referred to in Section 26.22(d). Nothing contained in this Section 26.22 shall be interpreted to impose any obligation on Tenant to perform any of Landlord’s obligations or
to absolve Landlord from performing the same. 

  
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 (d) In the event Landlord contends that Tenant improperly exercised its self-help rights set
forth in this Section 26.22 and/or that the costs incurred by Tenant in exercising such rights were excessive, such dispute shall be settled by expedited arbitration in accordance with Article 33 of this Lease. In
the event Tenant is the prevailing party in the foregoing arbitration, Landlord shall pay to Tenant the costs incurred by Tenant in exercising such rights. If Landlord is the prevailing party in the foregoing arbitration, in that the arbitrator
finds that Tenant improperly exercised its self-help rights under this Section 26.22, then Landlord shall not be obligated to reimburse Tenant for its costs. If the arbitrator finds Tenant properly exercised its rights
under this Section 26.22, but that its costs were excessive, Landlord shall only be obligated to reimburse Tenant for the portion of such costs which were not found to be excessive. 

(e) The terms of this Section 26.22 and the self-help right granted to Tenant herein shall be personal to the Tenant
named in this Lease (or any permitted transferee pursuant to Section 13.8), and may not be assigned to any other Tenant. 

Article 27 
 SECURITY

 Section 27.1 Tenant has deposited with Landlord on the signing of this Lease $[******] (the “Security Deposit”)
by Letter of Credit (as defined and further described in Section 27.2), as security for the faithful performance and observance by Tenant of the terms, provisions and conditions of this Lease. Tenant agrees that in the
event (i) of the occurrence of an Event of Default that is then continuing or (ii) Tenant has defaulted in the performance of any of its obligations under this Lease, including the payment of any item of Rent, and the transmittal of a
Notice of default by Landlord is barred by applicable law, Landlord may draw upon the Letter of Credit in whole or in part (from time to time in the case of partial draws) and use, apply or retain the whole or any part of such proceeds, to the
extent required for the payment of any Fixed Rent, Tenant’s BID Payment, Annual Interim Payment, Tenant’s Tax Payment or Tenant’s Operating Payment, or any other sum as to which Tenant is in default, or for any sum that Landlord may
expend or may be required to expend by reason of the default (including any damages or deficiency accrued before or after summary proceedings or other re-entry by Landlord). If Landlord applies or retains any
portion or all of the proceeds of the Letter of Credit, Tenant shall forthwith restore the amount so applied or retained by delivering an additional or new Letter of Credit. Tenant’s failure to restore the amount so applied or retained within
ten (10) Business Days after Landlord has drawn upon the Letter of Credit shall constitute an Event of Default under this Lease. Provided there is no uncured default, any balance of the proceeds of the Letter of Credit held by Landlord and not
used, applied or retained by Landlord as above provided, and any remaining Letter of Credit, shall be returned to Tenant within sixty (60) days after (x) the Expiration Date or the effective date of the earlier termination of this Lease
and (y) delivery of possession of the entire Premises to Landlord in accordance with the terms of this Lease. 
 Section 27.2
Tenant shall deliver to Landlord a clean, irrevocable and unconditional letter of credit (such letter of credit, and any replacement thereof as provided herein, is called a “Letter of Credit”) issued and drawn upon any commercial
bank approved by Landlord with offices for banking purposes in the City of New York (“Issuing Bank”), which Letter of Credit shall have a term of not less than one (1) year, be substantially in the form annexed hereto as
Exhibit K and otherwise in form and content reasonably satisfactory to Landlord, be for the account of Landlord and be in the then applicable amount of the Security Deposit set forth on the Reference Page, as such amount
shall be reduced pursuant to the terms of this Article 27 below. The Letter of Credit shall provide that: 

  
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 (1) The Issuing Bank shall pay to Landlord or its duly authorized representative an amount
up to the face amount of the Letter of Credit upon presentation of the Letter of Credit and a sight draft in the amount to be drawn; 
 (2)
The Letter of Credit shall be deemed to be automatically renewed, without amendment, for consecutive periods of one year each during the Term, unless the Issuing Bank sends written notice (the
“Non-Renewal Notice”) to Landlord by certified or registered mail, return receipt requested, at least sixty (60) days prior to the expiration date of the Letter of Credit, to the effect
that it elects not to have such Letter of Credit renewed; 
 (3) The Letter of Credit delivered in respect of the last year of the Term shall
have an expiration date of not earlier than sixty (60) days after the Expiration Date; and 
 (4) The Letter of Credit shall be
transferable by Landlord as provided in Section 27.4. 
 The Issuing Bank shall have combined capital, surplus and undivided
profits of at least $500 million, a financial strength rating of at least “B”, and a long-term bank deposit rating of at least “Aa”, as published by Moody’s Investors Services, Inc., or its successor (collectively, the
“Issuing Bank Criteria”). If at any time during the Term, the Issuing Bank does not maintain the Issuing Bank Criteria, then Landlord may so notify Tenant and, unless Tenant delivers a replacement Letter of Credit from another
commercial bank approved by Landlord meeting the Issuing Bank Criteria within thirty (30) days after receipt of such notice, Landlord may draw the full amount of the Letter of Credit and hold the proceeds in a cash security deposit in
accordance with this Article 27. Landlord hereby agrees that, as of the date of this Lease, Comerica Bank is approved as Tenant’s Issuing Bank. 

Section 27.3 Landlord, after receipt of the Non-Renewal Notice, shall have the right to draw the
entire amount of the Letter of Credit and to hold the proceeds as a cash Security Deposit. Landlord shall release such proceeds to Tenant upon delivery to Landlord of a replacement Letter of Credit complying with the terms hereof. 

Section 27.4 In the event of the sale or lease of the Building or the Real Property, Landlord shall have the right to transfer the
Security Deposit, without charge to Landlord or its transferee for such transfer, to the purchaser or lessee, and upon the delivery of the Security Deposit to such purchaser or lessee, Landlord shall be released by Tenant from all liability for the
return of such Security Deposit. In such event, Tenant agrees to look solely to the new Landlord for the return of said Security Deposit. It is agreed that the provisions hereof shall apply to every transfer or assignment made of the Security
Deposit to a new Landlord. Tenant shall execute such documents as may be reasonably necessary to accomplish such transfer or assignment of the Letter of Credit. 

Section 27.5 Tenant covenants that it will not assign or encumber, or attempt to assign or encumber, the Security Deposit held hereunder,
and that neither Landlord nor its successors or assigns shall be bound by any such assignment, encumbrance, attempted assignment, or attempted encumbrance. In the event that any bankruptcy, insolvency, reorganization or other debtor-creditor
proceedings shall be instituted by or against Tenant, its successors or assigns, or any guarantor of Tenant hereunder, the security shall be deemed to be applied to the payment of the Fixed Rent and Additional Rent due Landlord for periods prior to
the institution of such proceedings and the balance, if any, may be retained by Landlord in partial satisfaction of Landlord’s damages. 

  
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 Section 27.6 Provided that an Event of Default shall not then exist and Tenant shall
have delivered to Landlord, subject to the last grammatical sentence of Section 26.20, proof in the form of Tenant’s most recent audited financial statement (and Tenant’s then-current unaudited financial
statement, certified by an officer of Tenant) that Tenant’s revenue is equal to or greater than the revenue indicated in Tenant’s audited financial statement for Tenant’s fiscal year ending February 3, 2018 that was previously
provided to Landlord (the “Revenue Test”), Tenant may reduce the Security Deposit by the sum of $[******] (to $[******]) following the payment of the forty-eighth (48th) monthly installment of Fixed Rent due hereunder, by delivering
to Landlord an amendment to the Letter of Credit evidencing the reduction (which Landlord shall promptly countersign) or by exchanging a Letter of Credit in the reduced amount with the original Letter of Credit. 

Section 27.7 Provided that an Event of Default shall not then exist and Tenant satisfies the Revenue Test, Tenant may reduce the Security
Deposit by the sum of $[******] (to $[******]) following the payment of the sixtieth (60th) monthly installment of Fixed Rent due hereunder, by delivering to Landlord an amendment to the Letter of Credit evidencing the reduction (which Landlord
shall promptly countersign) or by exchanging a Letter of Credit in the reduced amount with the original Letter of Credit. 

Section 27.8 Provided that an Event of Default shall not then exist and Tenant satisfies the Revenue Test, Tenant may reduce the Security
Deposit by the sum of $[******] (to $[******]) following the payment of the seventy-second (72nd) monthly installment of Fixed Rent due hereunder, by delivering to Landlord an amendment to the Letter of Credit evidencing the reduction (which
Landlord shall promptly countersign) or by exchanging a Letter of Credit in the reduced amount with the original Letter of Credit. 

Section 27.9 If Tenant is entitled to any reduction of the Security Deposit in accordance with the terms of this Article 27, then
Landlord shall reasonably cooperate with Tenant to amend or replace the Letter of Credit to reflect such reduction. Tenant shall have the right to submit to arbitration in accordance with Article 33 hereof any dispute in respect of whether
Tenant satisfies the Revenue Test. 
 Article 28 

CERTAIN AMENITIES 

Section 28.1 Bicycle Storage Room. Landlord shall furnish and provide for use by all tenants of the Building (including Tenant),
on a non-exclusive, unreserved basis, throughout the Term (with the exception of temporary closures for such periodic cleaning, repairs, maintenance and upgrades as Landlord reasonably deems necessary or
desirable), a bicycle storage room. 
 Section 28.2 Rooftop Terrace. (a) From and after the Commencement, Tenant shall have
non-exclusive access to and use of the terrace located on the rooftop of the Building (the “Rooftop Terrace”) during the Term together with the other tenants and occupants of the Building,
subject to the terms and conditions of this Section. In addition, Tenant shall have the right, upon prior notice and subject to scheduling with Landlord, to reserve exclusive access to 

  
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and use of the Rooftop Terrace up to four (4) times per calendar year, at times other than during Ordinary Business Hours (or on Business Days starting at or after 4:00 p.m.), for private
events with Tenant’s employees and invitees. Tenant shall not pay any rental or licensing fees to Landlord for such limited exclusive use of the Rooftop Terrace; however, Tenant shall obtain any licenses and permits required in
connection with any such exclusive use at its sole cost and expense, and Tenant shall pay to Landlord, as Additional Rent, any reasonable and actual out-of-pocket costs
incurred by Landlord for engineering or security personnel dedicated to such private events (as determined by Landlord in its reasonable discretion) and for rubbish removal necessitated thereby. If Tenant desires to reserve the Rooftop Terrace for
its exclusive use at times other than during Ordinary Business Hours (or on Business Days starting at or after 4:00 p.m.) in excess of the allotted four (4) times per calendar year, Tenant shall pay Landlord’s then-standard rental or
licensing fee therefor as Additional Rent. 
 (b) Tenant’s exclusive reservation and use of the Rooftop Terrace in accordance with the
terms and conditions of this Section 28.2 shall be subject to all of the terms and conditions of this Lease, including, without limitation, Article 11 and Article 25 hereof, as if the Rooftop Terrace were part
of the Premises for the duration of any such exclusive use. 
 (c) For the avoidance of doubt, Landlord shall not be required to procure any
public assembly permit in connection with Tenant’s use of the Rooftop Terrace. The current maximum permitted occupants for the Rooftop Terrace is seventy-four (74) persons and is subject to change. Tenant’s use of the Rooftop Terrace
shall not violate such occupancy limitation. 
 (d) Notwithstanding the foregoing, Landlord hereby reserves the right, upon at least ninety
(90) days prior written notice to Tenant, to discontinue offering the use of the Rooftop Terrace as a Building amenity if Landlord shall lease the same exclusively to a third party in Landlord’s sole discretion; provided,
however, that in such event, from and after the date on which the Rooftop Terrace shall no longer be offered as an amenity available for Tenant’s use, Tenant shall receive, as Tenant’s sole and exclusive remedy therefor, a reduction
in the annual Fixed Rent payable in respect of each of the 7th Floor Premises and the 8th Floor Premises by $3.00 per RSF on each such floor of the Premises for so long as such Rooftop Terrace shall not be available for use by the tenants of the
Building (including Tenant) as a common amenity. 
 Article 29 

RENEWAL TERM 

Section 29.1 Renewal Term. Tenant shall have the right to renew the Term for all or a portion of the Premises constituting not
less than two (2) contiguous full floors, from the top-down or from the bottom-up as designated by Tenant in its Exercise Notice (the “Renewal
Premises”), for up to two (2) renewal terms of five (5) years each (each, a “Renewal Term,” and collectively, the “Renewal Terms”) commencing (x) with respect to the first Renewal Term on the
day after the expiration of the initial Term, and (y) if this Lease shall have been extended for the first Renewal Term in accordance with the provisions of this Article, then with respect to the Second Renewal Term, on the day immediately
following the last day of the first Renewal Term (each a “Renewal Term Commencement Date”). For the avoidance of doubt, in no event shall Tenant have the right to extend this Lease for the second Renewal Term unless Tenant shall
have duly exercised its right to extend the Term of this Lease for the first Renewal Term in accordance with the provisions of this Article. Each Renewal Term shall commence only if (a) Tenant notifies Landlord (the “Exercise
Notice”) of Tenant’s exercise of such renewal right not later than twelve 

  
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(12) months prior to the then Expiration Date, (b) at the time of the exercise of such right and immediately prior to the Renewal Term Commencement Date, no Event of Default shall have
occurred and be continuing hereunder, and (c) the Tenant named herein (or any permitted transferee pursuant to Section 13.8), occupies not less than two (2) full floors of the Premises (the “Occupancy
Threshold”) at the time the Exercise Notice is given. If Tenant fails to designate the Renewal Premises in such Exercise Notice, then the Renewal Premises shall be the entire Premises. Time is of the essence with respect to the giving of
the Exercise Notice. The Renewal Term shall be upon all of the agreements, terms, covenants and conditions of this Lease, except that (x) the Fixed Rent shall be determined as provided in Section 29.2, (y) during the
Second Renewal Term, Tenant shall have no further right to renew the Term, and (z) the Base Tax Year shall be the Tax Year commencing on the July 1st of the calendar year in which the Renewal Term Commencement Date occurs and the Base Taxes
shall be the Taxes payable for the Base Tax Year. Upon the commencement of each Renewal Term, (1) such Renewal Term shall be added to and become part of the Term, (2) any reference to “this Lease”, to the “Term”, the
“term of this Lease” or any similar expression shall be deemed to include such Renewal Term, (3) the expiration of such Renewal Term shall become the then Expiration Date, and (4) if the Renewal Premises constitute less than the
entire Premises at the time the Exercise Notice is given, Tenant’s Tax Proportionate Share, Tenant’s Operating Proportionate Share and the Security Deposit shall be equitably adjusted based on the rentable area of the Renewal Premises. Any
termination, cancellation or surrender of the entire interest of Tenant under this Lease at any time during the Term shall terminate any right of renewal of Tenant hereunder. Notwithstanding anything to the contrary contained in this
Section 29.1, if at any time during the Term prior to the giving of an Exercise Notice, Tenant shall not satisfy the Occupancy Threshold by virtue of a sublease or license of all or a portion of the Premises to one or more
third parties for a term (or terms, as the case may be) expiring during the last twenty-four (24) months of the Term, then Tenant’s right to renew the Term pursuant to this Article 29 shall immediately terminate
and be of no further force and effect. After the giving of an Exercise Notice, Landlord shall have the right, in its sole discretion, to waive the requirement of continued compliance with the conditions set forth in clauses
(b) and (c) above, and no breach of such conditions may be used by Tenant to nullify Tenant’s giving of an Exercise Notice. 

Section 29.2 Renewal Term Rent. The annual Fixed Rent payable during the Renewal Term shall be equal to 100% of the annual Fair
Market Value (as hereinafter defined) as of the applicable Renewal Term Commencement Date. “Fair Market Value” shall mean the fair market annual rental value of the Renewal Premises that a willing tenant would pay and a willing
landlord would accept (with neither under any compulsion to act) as of the applicable Renewal Term Commencement Date for a term equal to the Renewal Term, based on comparable space in the Building, and on comparable space in comparable buildings in
the DUMBO neighborhood of Brooklyn, taking into account all relevant factors. By not later than nine (9) months prior to the applicable Renewal Term Commencement Date, Landlord shall advise Tenant by delivery of written notice (the
“Rent Notice”) of Landlord’s determination of Fair Market Value prior to the applicable Renewal Term Commencement Date. If Tenant disputes Landlord’s determination of Fair Market Value in accordance with
Section 29.3 below, the dispute shall be resolved by arbitration as provided in Section 29.3. If the Fixed Rent payable during the applicable Renewal Term is not determined prior to the applicable
Renewal Term Commencement Date, Tenant shall pay Fixed Rent in an amount equal to the Fair Market Value for the Premises set forth in the Rent Notice (the “Interim Rent”). Upon final determination of the Fixed Rent for the
applicable Renewal Term, Tenant shall commence paying such Fixed Rent as so determined, and within thirty (30) days after such determination Tenant shall pay any deficiency in prior payments of Fixed Rent or, if the Fixed Rent as so determined
shall be less than the Interim Rent, Tenant shall be entitled to a credit against the next succeeding installments of Fixed Rent in an amount equal to the difference between each installment of Interim Rent and the Fixed Rent as so determined which
should have been paid for such installment until the total amount of the over payment has been recouped. 

  
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 Section 29.3 Arbitration. If Tenant desires to dispute Landlord’s
determination of Fair Market Value set forth in a Rent Notice, Tenant shall give notice to Landlord of such dispute within thirty (30) days after delivery of the Rent Notice (with time being of the essence), and Tenant shall include in such
notice Tenant’s determination of Fair Market Value (a “Rent Dispute Notice”). In such event, if the parties shall not have agreed upon Fair Market Value for the Renewal Premises within thirty (30) days after Tenant’s
delivery of the Rent Dispute Notice (the “Rent Negotiation Period”), such dispute shall be determined by arbitration in accordance with the then prevailing Expedited Procedures of the Arbitration Rules for the Real Estate Industry
of the American Arbitration Association or its successor for arbitration of commercial disputes, except that the rules shall be modified as follows: 

(a) Each party shall appoint an arbitrator to act on its behalf, which arbitrator shall be a real estate broker or appraiser with at least ten
(10) years full-time commercial experience who is familiar with the fair market value of first-class office space in the Borough of Brooklyn, City of New York, New York. Failure on the part of Tenant to so appoint an arbitrator within thirty
(30) days after the expiration of the Rent Negotiation Period shall constitute a waiver of Tenant’s right thereto (and in such event the arbitration shall be conducted solely by the arbitrator appointed by Landlord). Within ten
(10) Business Days after receipt of notice identifying Tenant’s arbitrator (or after Tenant shall have waived its right to appoint an arbitrator as set forth herein), Landlord shall give notice to Tenant specifying the name and address of
the person designated by Landlord to act as arbitrator on its behalf. 
 (b) If each party shall appoint an arbitrator, the two
(2) arbitrators chosen pursuant to Section 29.3(a) shall meet within ten (10) Business Days after the second arbitrator is appointed and shall seek to reach agreement on Fair Market Value. If within twenty
(20) days after the second arbitrator is appointed the two (2) arbitrators are unable to reach agreement on Fair Market Value then the two (2) arbitrators shall appoint a third arbitrator, who shall be a competent and impartial person
with qualifications similar to those required of the first two (2) arbitrators pursuant to Section 29.3(a). If they are unable to agree upon such appointment within five (5) Business Days after expiration of such
twenty (20) day period, the third arbitrator shall be selected by the parties themselves. If the parties do not agree on the third arbitrator within five (5) Business Days after expiration of the foregoing five (5) Business Day
period, then either party, on behalf of both, may request appointment of such a qualified person by the then president of the Real Estate Board of New York. The third arbitrator shall decide the dispute, if it has not been previously resolved, by
following the procedures set forth in Section 29.3(c). Each party shall pay the fees and expenses of its respective arbitrator and both shall share the fees and expenses of the third arbitrator. Attorneys’ fees and
expenses of counsel and of witnesses for the respective parties shall be paid by the respective party engaging such counsel or calling such witnesses. 

(c) Fair Market Value shall be fixed by the third arbitrator in accordance with the following procedures. Concurrently with the appointment of
the third arbitrator, each of the arbitrators selected by the parties shall state, in writing, his or her determination of the Fair Market Value supported by the reasons therefor. The third arbitrator shall have the right to consult experts and
competent authorities for factual information or evidence pertaining to a determination of Fair Market Value, but any such determination shall be made in the presence of both parties with full right on their part to cross-examine. The third
arbitrator shall conduct such hearings and 

  
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investigations as he or she deem appropriate and shall, within thirty (30) days after being appointed, select which of the two (2) proposed determinations most closely approximates his
or her determination of Fair Market Value. The third arbitrator shall have no right to propose a middle ground or any modification of either of the two (2) proposed determinations. The determination he or she chooses as that most closely
approximating his or her determination of the Fair Market Value shall constitute the decision of the third arbitrator and shall be final and binding upon the parties. The third arbitrator shall render the decision in writing with counterpart copies
to each party. The third arbitrator shall have no power to add to or modify the provisions of this Lease. Promptly following receipt of the third arbitrator’s decision (or final determination of Fixed Rent for the applicable Renewal Term by
acceptance or agreement in accordance with this Article), the parties shall enter into an amendment to this Lease evidencing the extension of the Term for the applicable Renewal Term and confirming the Fixed Rent for the applicable Renewal Term, but
the failure of the parties to do so shall not affect the effectiveness of the third arbitrator’s determination or such other acceptance or agreement as to Fixed Rent for the applicable Renewal Term as may have occurred in accordance with this
Article. 
 (d) In the event of a failure, refusal or inability of any arbitrator to act, his or her successor shall be appointed by him or
her, but in the case of the third arbitrator, his or her successor shall be appointed in the same manner as that set forth herein with respect to the appointment of the original third arbitrator. 

(e) Landlord and Tenant hereby agree to, and hereby do, waive any and all rights they or either of them may at any time have to revoke their
agreement hereunder to submit to arbitration and to abide by the decision rendered thereunder. Landlord and Tenant each: (x) consent to the entry of judgment in any court of the determination rendered in any arbitration held pursuant to this
Article 29 or otherwise pursuant to this Lease; and (y) acknowledge that any determination rendered in any arbitration held pursuant to this Article 29 or otherwise pursuant to this Lease, whether or not such determination has
been entered for judgment, shall be final and binding upon Landlord and Tenant. 
 Section 29.4 Option Personal. The right of
Tenant to renew the Term of this Lease for the Renewal Terms granted to Tenant in this Article 29 shall be personal to the Tenant named in this Lease (or any permitted transferee pursuant to Section 13.8), and may
not be assigned to any other Tenant. 
 Article 30 

RIGHT OF FIRST OFFER 

Section 30.1 Exercise of Right. If at any time prior to the last forty-eight (48) months of the Term (as the same may be
extended) all or any portion of the rentable area of the Building that is not subject to this Lease (the “Expansion Space”) is, or Landlord reasonably believes the same is to become, Available (as hereinafter defined) and Landlord
proposes to lease such Expansion Space, Landlord shall deliver notice thereof to Tenant (an “Expansion Notice”) setting forth a description of the Expansion Space in question, the RSF of such Expansion Space, Landlord’s
determination of the Expansion Space Fair Market Value (as hereinafter defined) for such Expansion Space and the date Landlord reasonably anticipates that such Expansion Space will become Available (the “Anticipated Expansion Space
Commencement Date”), which Anticipated Expansion Space Commencement Date shall be no sooner than ninety (90) days following the date of delivery of such Expansion Notice and no later than sixteen (16) months following the date of
delivery of such Expansion Notice. Provided that all of the conditions 

  
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precedent set forth in this Article 30 are satisfied by Tenant, Tenant shall have the option (an “Expansion Option”), exercisable by Tenant delivering irrevocable notice
to Landlord (an “Acceptance Notice”) within thirty (30) days of delivery by Landlord of the applicable Expansion Notice (with time being of the essence), to lease the Expansion Space described in the related Expansion Notice
upon the terms and conditions set forth in this Article 30. An Expansion Option may be exercised only with respect to all of the Expansion Space that is the subject of an applicable Expansion Notice. If Tenant fails to
timely give an Acceptance Notice with respect to any Expansion Space (with time being of the essence), Tenant shall be deemed to have rejected Landlord’s offer to lease the applicable Expansion Space and Landlord shall have no further
obligation and Tenant shall have no further rights with respect to that particular Expansion Space during the Term. Notwithstanding any of the foregoing to the contrary, if Tenant shall exercise an Expansion Option after the date that is forty-eight
(48) months prior to the then expiration of the Term, the applicable Acceptance Notice shall also constitute an Exercise Notice pursuant to Article 29 and contain all the information required by, and be subject to the terms of, such
Article. 
 Section 30.2 Definitions. (a) “Available” shall mean that at the time in question (i) no
person or entity leases or occupies the Expansion Space that is the subject of an Expansion Notice, whether pursuant to a lease or other agreement, and (ii) no person or entity holds any option or right to lease or occupy such Expansion Space
(it being agreed that, as of the Effective Date, the only such precedent option or right is the right of first offer held by Soho Works NY, LLC in respect of the sixth (6th) floor of the Building). In addition to the foregoing, so long as a tenant
or other occupant leases or occupies a portion of the applicable Expansion Space, Landlord shall be free to extend any such tenancy or occupancy, whether or not pursuant to a lease or other agreement, and such space shall not be deemed to be
Available. Notwithstanding anything herein to the contrary contained herein, Landlord shall have the absolute right to (x) execute initial leases with respect to all or any portion of the Expansion Space (any such leases, collectively, the
“Initial Leases”) without offering same to Tenant in accordance with the terms of this Article 30 and (y) lease all or any portion of any space demised by the Initial Leases (without offering same to Tenant in accordance
with the terms of this Article 30) to the tenant or occupant thereof at the time of such renewal or extension, whether or not pursuant to a lease or other agreement. In no event shall Landlord be liable to Tenant for any failure by any then
existing tenant or occupant to vacate any of the Expansion Space. Subject to the terms of this Section 30.2 with respect to Initial Leases, from and after the date hereof, Landlord shall not grant any rights to any tenant
or other occupant of the Building with respect to any Expansion Space unless such rights are subordinate to the rights granted Tenant hereunder, except to tenants and other occupants leasing or occupying the applicable Expansion Space as of the date
hereof or pursuant to Initial Leases or to new tenants or occupants of a portion of the Expansion Space after Landlord shall have duly offered such portion of the Expansion Space to Tenant pursuant to this Article 30. 

(b) “Expansion Space Fair Market Value,” with respect to each Expansion Space, shall mean 100% of the fair market annual
rental value of such Expansion Space at the commencement of the leasing of such Expansion Space for a term commencing on the applicable Expansion Space Commencement Date (as hereinafter defined) and ending on the then Expiration Date that a willing
tenant would pay and a willing landlord would accept (with neither under any compulsion to act), as determined based on comparable space in the Building and in comparable buildings in the vicinity of the Building, taking into account all relevant
factors. 
 Section 30.3 Conditions to Exercise. Tenant shall have no right to exercise an Expansion Option unless all of the
following conditions have been satisfied on the date the applicable Acceptance Notice is delivered to Landlord and on the Expansion Space Commencement Date: 

  
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 (a) No Event of Default shall have occurred and be continuing; 

(b) The Tenant named herein (or any permitted transferee pursuant to Section 13.8) then occupies at least 85% of the
Premises (i.e., such that Tenant shall not have subleased the same); and 
 (c) Tenant shall then satisfy the Revenue Test. 

After the giving of an Acceptance Notice, Landlord shall have the right, in its sole discretion, to waive the requirement of continued
compliance with the conditions set forth in clauses (a) through (c) above, and no breach of such conditions may be used by Tenant to nullify Tenant’s giving of an Acceptance Notice. 

Section 30.4 Incorporation of Expansion Space. Effective as of the date on which Landlord delivers vacant possession of an
Expansion Space to Tenant (with respect to each such Expansion Space, the “Expansion Space Commencement Date”): 
 (a) Fixed
Rent for such Expansion Space shall be the Expansion Space Fair Market Value as determined in accordance with this Article 30. 
 (b)
Tenant shall pay Tenant’s BID Payment, Tenant’s Operating Payment, and the Annual Interim Payment or Tenant’s Tax Payment, as applicable, with respect to such Expansion Space in accordance with the provisions of Article 7 the
Agreed Area of Premises shall be increased by the RSF of such Expansion Space set forth in the applicable Expansion Notice; 
 (c) The RSF of
the Expansion Space shall be as set forth in the applicable Expansion Notice (which the parties agree shall be the RSF of such Expansion Space for all purposes of this Lease) and Tenant’s Tax Proportionate Share and Tenant’s Operating
Proportionate Share shall be appropriately adjusted; 
 (d) The applicable Expansion Space shall be delivered in its “as is”
condition and broom clean, and Landlord shall not be obligated to perform any work with respect thereto or make any contribution to Tenant to prepare such Expansion Space for Tenant’s occupancy, except that Landlord shall perform
Landlord’s Work therein prior to the Expansion Space Commencement Date; 
 (e) The applicable Expansion Space shall be added to and be
deemed to be a part of the Premises for all purposes of this Lease (except as otherwise provided in this Section 30); and 

(f) If Tenant shall not lease the entirety of a floor of the Building, then upon the exercise of an Expansion Option and if Tenant shall
thereafter lease the remainder of such floor hereunder, the Premises shall, from and after Tenant’s leasing of the remainder of such floor, include the common corridors and lavatories on such floor and such entire floor shall be measured using
REBNY standards for full floor measurement and a 27% loss factor. 

  
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 Section 30.5 Possession. In no event shall Landlord be obligated to incur any
fee, cost, expense or obligation, nor to prosecute any legal action or proceeding, in connection with the delivery of any Expansion Space to Tenant nor shall Tenant’s obligations under this Lease with respect to the Premises or such Expansion
Space be affected thereby. Landlord shall not be subject to any liability and this Lease shall not be impaired if Landlord shall be unable to deliver possession of any Expansion Space to Tenant on any particular date. Tenant hereby waives any right
to rescind this Lease or any Acceptance Notice under the provisions of Section 223-a of the Real Property Law of the State of New York, and agrees that the provisions of this
Section 30.5 are intended to constitute “an express provision to the contrary” within the meaning of said Section 223-a. Landlord agrees that it shall not waive any
rights it may have against any person or entity holding over in the Expansion Space, without any obligation to enforce any such rights. Notwithstanding anything to the contrary provided in this Lease, if Landlord fails to deliver vacant possession
of any Expansion Space in accordance with the terms of this Lease prior to the date that is six (6) months after the Anticipated Expansion Space Commencement Date (an “Expansion Space Outside Delivery Date”), Tenant shall have
the right within thirty (30) days after the Expansion Space Outside Delivery Date in question, as its sole and exclusive remedy therefor, to cancel this Lease solely in respect of such Expansion Space by giving notice of cancellation to
Landlord. If Tenant timely delivers the aforesaid cancellation notice, this Lease in respect of such Expansion Space shall terminate thirty (30) days after the date of such notice (and any prepaid Rent with respect to such Expansion Space shall
promptly be refunded by Landlord to Tenant), unless Landlord delivers vacant possession of such Expansion Space in the condition required by this Lease within thirty (30) days after Tenant gives such cancellation notice, in which case
Tenant’s cancellation notice shall be void and this Lease in respect of such Expansion Space shall continue in full force and effect. Failure by Tenant to exercise such right to cancel this Lease in respect of such Expansion Space within such 30-day period shall constitute a waiver of such right; time being of the essence with respect thereto. 

Section 30.6 Arbitration. If Tenant disputes Landlord’s determination of the Expansion Space Fair Market Value for any
Expansion Space pursuant to Section 30.1, Tenant shall give notice to Landlord of such dispute within ten (10) Business Days after delivery of the Expansion Notice (with time being of the essence), and such dispute
shall be determined by arbitration in accordance with the then prevailing Expedited Procedures of the Arbitration Rules for the Real Estate Industry of the American Arbitration Association or its successor for arbitration of commercial disputes,
except that the rules shall be modified as follows: 
 (a) In its demand for arbitration Tenant shall specify the name and address of the
person to act as the arbitrator on Tenant’s behalf. The arbitrator shall be a real estate broker with at least ten (10) years full-time commercial brokerage experience who is familiar with the fair market value of first-class office space
in the DUMBO neighborhood of Brooklyn. Failure on the part of Tenant to make the timely and proper demand for such arbitration (with time being of the essence) shall constitute a waiver of the right thereto and the Fixed Rent in respect of the
Expansion Space in question shall be as set forth in the Expansion Notice applicable thereto. Within ten (10) Business Days after the service of the demand for arbitration, Landlord shall give notice to Tenant specifying the name and address of
the person designated by Landlord to act as arbitrator on its behalf, which arbitrator shall be similarly qualified. 
 (b) The two
(2) arbitrators chosen pursuant to Section 30.6(a) shall meet within ten (10) Business Days after the second arbitrator is appointed and shall seek to reach agreement on Expansion Space Fair Market Value. If
within twenty (20) days after the second arbitrator is appointed the two (2) arbitrators are unable to reach agreement on Expansion Space Fair Market Value then the two (2) arbitrators shall appoint a third arbitrator, who shall be a
competent and impartial person with qualifications similar to those required of the first two (2) arbitrators pursuant to Section 30.6(a). If they are unable to agree upon such appointment within five (5) Business
Days after expiration of such twenty (20) day period, the third arbitrator shall be selected by the parties themselves. If the parties do not agree on the third arbitrator within five 

  
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(5) Business Days after expiration of the foregoing five (5) Business Day period, then either party, on behalf of both, may request appointment of such a qualified person by the then
president of the Real Estate Board of New York. The third arbitrator shall decide the dispute, if it has not been previously resolved, by following the procedures set forth in Section 30.6(c). Each party shall pay the fees
and expenses of its respective arbitrator and both shall share the fees and expenses of the third arbitrator. Attorneys’ fees and expenses of counsel and of witnesses for the respective parties shall be paid by the respective party engaging
such counsel or calling such witnesses. 
 (c) The Expansion Space Fair Market Value of the applicable Expansion Space shall be fixed by the
third arbitrator in accordance with the following procedures. Concurrently with the appointment of the third arbitrator, each of the arbitrators selected by the parties shall state, in writing, his or her determination of the Expansion Space Fair
Market Value in respect of the applicable Expansion Space supported by the reasons therefor. The third arbitrator shall have the right to consult experts and competent authorities for factual information or evidence pertaining to a determination of
such Expansion Space Fair Market Value, but any such determination shall be made in the presence of both parties with full right on their part to cross-examine. The third arbitrator shall conduct such hearings and investigations as he or she deem
appropriate and shall, within thirty (30) days after being appointed, select which of the two (2) proposed determinations most closely approximates his or her determination of such Expansion Space Fair Market Value. The third arbitrator
shall have no right to propose a middle ground or any modification of either of the two (2) proposed determinations. The determination he or she chooses as that most closely approximating his or her determination of the Expansion Space Fair
Market Value in respect of the applicable Expansion Space shall constitute the decision of the third arbitrator and shall be final and binding upon the parties. The third arbitrator shall render the decision in writing with counterpart copies to
each party. The third arbitrator shall have no power to add to or modify the provisions of this Lease. Promptly following receipt of the third arbitrator’s decision (or final determination of Fixed Rent for the applicable Expansion Space by
acceptance or agreement in accordance with this Article), the parties shall enter into an amendment to this Lease evidencing the expansion of the Premises and confirming the Fixed Rent for the Expansion Space in question, but the failure of the
parties to do so shall not affect the effectiveness of the third arbitrator’s determination or such other acceptance or agreement as to Fixed Rent for the Expansion Space in question as may have occurred in accordance with this Article. 

(d) In the event of a failure, refusal or inability of any arbitrator to act, his or her successor shall be appointed by him or her, but in the
case of the third arbitrator, his or her successor shall be appointed in the same manner as that set forth herein with respect to the appointment of the original third arbitrator. 

(e) Landlord and Tenant hereby agree to, and hereby do, waive any and all rights they or either of them may at any time have to revoke their
agreement hereunder to submit to arbitration and to abide by the decision rendered thereunder. Landlord and Tenant each: (x) consent to the entry of judgment in any court of the determination rendered in any arbitration held pursuant to this
Article 30 or otherwise pursuant to this Lease; and (y) acknowledge that any determination rendered in any arbitration held pursuant to this Article 30 or otherwise pursuant to this Lease, whether or not such determination has
been entered for judgment, shall be final and binding upon Landlord and Tenant. 
 Section 30.7 Agreement of Terms. Landlord and
Tenant, at either party’s request, shall promptly execute and exchange an appropriate agreement evidencing the leasing of each Expansion Space and the terms thereof in a form reasonably satisfactory to both parties, but no such agreement shall
be necessary in order to make the provisions hereof effective. 

  
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 Section 30.8 Option Personal. The Expansion Option granted to Tenant in this
Article 30 shall be personal to the Tenant named in this Lease (or any permitted transferee pursuant to Section 13.8), and may not be assigned to any other Tenant. 

Article 31 

INTENTIONALLY OMITTED 

Article 32 

TENANT’S CANCELLATION OPTION 

Section 32.1 Tenant’s Cancellation Option. Provided that (i) an Event of Default under this Lease shall not then be
continuing, (ii) this Lease shall be in full force and effect at all times mentioned below, and (iii) Tenant shall not have assigned its interest in this Lease in a transaction requiring Landlord’s consent, Tenant shall have the right
to cancel this Lease as to either (x) the 7th Floor Premises only or (y) the entire Premises (the “Cancellation Option”), effective as of the seventh (7th) anniversary of the 8-10th
Floor Premises Rent Commencement Date (the “Cancellation Option Termination Date”), provided that (A) Tenant shall have given Landlord, at least twenty-four (24) months prior to the Cancellation Option Termination
Date, a written notice (the “Cancellation Notice”) of Tenant’s cancellation of this Lease as to either the 7th Floor Premises only or the entire Premises effective as of the Cancellation Option Termination Date (it being agreed
that such notice must specify whether the Lease shall be terminated as to the entire Premises or only the 7th Floor Premises in order for such notice to be effective), and (B) Tenant shall pay to Landlord, on or prior to the Cancellation
Payment Deadline (as hereinafter defined) as a condition to the effectiveness thereof, with time being of the essence, an amount equal to the sum of (a) the unamortized portion (amortized at the rate of 8%) of the brokerage commission, free
rent and Landlord’s Contribution as of the Cancellation Option Termination Date, plus (b) an amount equal to four (4) months’ Fixed Rent as of the Cancellation Option Termination Date, plus (c) four (4) months’
aggregate Tenant’s BID Payment, Annual Interim Payment, Tenant’s Tax Payment and Tenant’s Operating Payment (at the rate payable as of the date that is twenty-four (24) months prior to the Cancellation Option Termination Date)
(the sum of the amounts payable pursuant to clauses (a) through (c) hereof, collectively, the “Cancellation Payment”). Notwithstanding the foregoing, the Cancellation Payment shall be equitably prorated if
Tenant elects to cancel this Lease as to the 7th Floor Premises only. Within sixty (60) days after the 8-10th Floor Premises Rent Commencement Date, Landlord shall deliver to Tenant Landlord’s
reasonably detailed calculation of clause (a) of the Cancellation Payment, and the “Cancellation Payment Deadline” shall mean the later to occur of (X) the date on which Tenant gives the Cancellation Notice to
Landlord and (Y) five (5) Business Days after the date on which Landlord provides notice of the amount of Landlord’s calculation of clause (a) of the Cancellation Payment calculation to Tenant. In the event that this Lease
shall terminate pursuant to the terms of this Section 32.1, Landlord shall promptly return the Security Deposit to Tenant, and thereupon neither party shall have any liability to the other under this Lease, except for any
obligations expressly stated to survive the Expiration Date or termination hereof. Any dispute between Landlord and Tenant as to the calculation of the Cancellation Payment shall be subject to determination by expedited arbitration (initiated by
either party) in accordance with Article 33 of this Lease. 

  
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 Section 32.2 Time is of the essence with respect to the giving of the Cancellation
Notice by Tenant and the making of the Cancellation Payment by Tenant by the applicable date set forth above; provided, that if Tenant is not notified by Landlord of any adjustment to a Tenant’s Tax Payment amount or a Tenant’s
Operating Payment amount prior to Tenant’s timely rendering of the Cancellation Payment to Landlord, the amount rendered shall be promptly adjusted between Landlord and Tenant and either paid or refunded, as appropriate, but notwithstanding the
need for such adjustment (which may not occur until after the deadline for Tenant to timely pay the Cancellation Payment), the Cancellation Payment shall be deemed to have been timely made. Upon the timely giving of the Cancellation Notice and the
timely payment of the Cancellation Payment, the Term of this Lease as to the 7th Floor Premises only or the entire Premises, as the case may be, shall expire on the Cancellation Option Termination Date as if such date were the Expiration Date and
neither party shall have any further rights or obligations under this Lease (or with respect to the 7th Floor Premises, as applicable) except for such rights and obligations which expressly survive the termination or expiration of the Term hereof.

 Section 32.3 For the avoidance of doubt, if Tenant shall exercise its option to cancel this Lease as set forth in this Article
32 as to the entire Premises, then, except as otherwise agreed to in writing by Landlord, any sublease of any portion of the Premises shall terminate as of the Cancellation Option Termination Date, and Tenant shall cause any and all subtenants
of any portion of the Premises to vacate and surrender the entire Premises to Landlord on or prior to the Cancellation Option Termination Date, in the condition required for surrender of the Premises upon the Expiration Date. For the avoidance of
doubt, if Tenant shall exercise its option to cancel this Lease as set forth in this Article 32 as to the 7th Floor Premises only, then, except as otherwise agreed to in writing by Landlord, any sublease of any portion of the 7th Floor
Premises shall terminate as of the Cancellation Option Termination Date, and Tenant shall cause any and all subtenants of any portion of the 7th Floor Premises to vacate and surrender the entire 7th Floor Premises to Landlord on or prior to the
Cancellation Option Termination Date, in the condition required for surrender of the 7th Floor Premises upon the Expiration Date. Tenant shall indemnify and hold harmless Landlord from and against all costs, liabilities and expenses (including
reasonable attorneys’ fees and disbursements) incurred in causing any such subtenants of the relevant portion of the Premises to so vacate and surrender the same, and Tenant acknowledges that the terms and conditions of Article 18 of
this Lease shall be expressly applicable to any such holdover. Tenant shall cause any and all sublease(s) for any portion of the Premises entered into prior to the deadline for the giving of the Cancellation Notice to contain a provision whereby the
applicable subtenant shall acknowledge and agree that the sublease will automatically terminate upon the Cancellation Option Termination Date if Tenant shall exercise its right to cancel this Lease as set forth in this Article 32. 

Section 32.4 The Cancellation Option granted to Tenant in this Article 32 shall be personal to the Tenant named in this Lease (or
any permitted transferee pursuant to Section 13.8), and may not be assigned to any other Tenant. 
 Article 33

 ARBITRATION 
 In
any arbitration which, pursuant to the express provisions of this Lease, is governed by this Article 33, either party may submit the dispute for resolution by arbitration in the City of New York in accordance with the Arbitration Rules for
the Real Estate Industry of the American Arbitration Association (“AAA”), except that the terms of this Article 33 shall supersede any conflicting or otherwise inconsistent rules. Provided the rules and regulations of the AAA
so 

  
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permit, (i) the AAA shall, within 2 Business Days after such submission or application, select a single arbitrator having at least ten (10) years’ experience in leasing and
management of commercial properties similar to the Building, (ii) the arbitration shall commence two (2) Business Days thereafter and shall be limited to a total of seven (7) hours on the date of commencement until completion, with
each party having no more than a total of two (2) hours to present its case and to cross-examine or interrogate persons supplying information or documentation on behalf of the other party, and (iii) the arbitrator shall make a
determination within three (3) Business Days after the conclusion of the presentation of Landlord’s and Tenant’s cases, which determination shall be limited to a decision upon (A) whether Landlord acted reasonably in
withholding its consent or approval, or (B) the specific dispute presented to the arbitrator, as applicable (and the arbitrator shall not be permitted to modify any of the terms of this Lease). The arbitrator’s determination shall be final
and binding upon the parties, whether or not a judgment shall be entered in any court. All actions necessary to implement such decision shall be undertaken as soon as possible, but in no event later than ten (10) Business Days after the
rendering of such decision. The arbitrator’s determination may be entered in any court having jurisdiction thereof. All fees payable to the AAA for services rendered in connection with the resolution of the dispute shall be paid by the
unsuccessful party. The arbitrator shall not be entitled to award monetary damages or to alter any of the terms or conditions expressly set forth in this Lease. 

Article 34 
 TERRACE

 Section 34.1 So long as this Lease is in full force and effect, no Event of Default is then continuing hereunder, and Tenant
(and/or its affiliates) shall then lease the entire 10th Floor Premises hereunder, Tenant shall have the right throughout the Term, subject further to compliance with all applicable Requirements and the Rules and Regulations, to the exclusive use of
that portion of the setback on the tenth (10th) floor on the North and West sides of the Building within the area shown outlined (as opposed to hatched) on Exhibit J annexed hereto (the “Terrace”). The Terrace shall not be
included in the RSF of the Premises, and Tenant shall not be required to pay Fixed Rent, Tenant’s BID Payment, Annual Interim Payment, Tenant’s Tax Payment or Tenant’s Operating Payment for Tenant’s use of the Terrace.
Accordingly, Tenant shall not be entitled to any abatement of, or credit against, Fixed Rent, Tenant’s BID Payment, Annual Interim Payment, Tenant’s Tax Payment or Tenant’s Operating Payment for any condition affecting the Terrace
(such as, by way of an example, a casualty to the Terrace); provided, however, that in the event that (x) any damage shall be caused to the Terrace or the underling roof of the Building due to the gross negligence or willful
misconduct of Landlord or its employees, agents or contractors, and the need for Landlord to repair such damage shall prevent Tenant from using and/or accessing the Terrace (except to a de minimis extent) for more than ten
(10) consecutive Business Days, or Landlord shall otherwise take action to prevent Tenant from using all or a portion of the Terrace for more than ten (10) consecutive Business Days (except if due to Unavoidable Delays, a change in
applicable Laws, actions required to facilitate cyclical compliance with applicable Laws (including Local Law 11) and/or an emergency), then in any such case, Tenant shall receive, as its sole and exclusive remedy therefor, a credit against Fixed
Rent in the Terrace Adjustment Amount on a per diem basis for each day after such tenth (10th) consecutive Business Day until use and access to the Terrace (or the applicable portion thereof) shall have been restored. The “Terrace Adjustment
Amount” shall mean the quotient obtained by (I) multiplying [******] by the number of square feet of Terrace so affected and (II) dividing such product by 365. 

  
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 Section 34.2 Landlord shall not be required to procure any public assembly permit for
Tenant in connection with Tenant’s use of the Terrace; however, Landlord shall cooperate with any efforts by Tenant to secure the same at Tenant’s sole cost and expense. Landlord represents that the existing condition and
configuration of the Terrace are suitable for non-public assembly use by up to (but not more than) 74 persons in accordance with applicable Requirements, and the existing means of access to the Terrace shall
be in compliance with applicable Requirements on the Commencement Date. 
 Section 34.3 Landlord shall not be obligated to perform any
work or to contribute to the cost of any Alterations to prepare the Terrace for Tenant’s use. Tenant shall make no Alterations on or to the Terrace without Landlord’s prior written consent, which consent shall be granted or withheld in
accordance with the provisions of Article 5. At the end of the Term, Tenant shall remove all of such Alterations made by Tenant to the Terrace and shall repair any damage to the Terrace and the Building caused by such removal, and restore the
surface of the Terrace to its condition immediately preceding the installation of such improvements (it being agreed that any such Alterations shall constitute Specialty Alterations hereunder), ordinary wear and tear and damage caused by casualty,
condemnation and the negligence or willful misconduct of Landlord or its employees, agents or contractors excepted. 
 Section 34.4 At
any time during the Term when Tenant shall have the exclusive right to use the Terrace as set forth herein, Tenant may place planters and other personal property on the Terrace, provided that (a) such property shall not require
structural reinforcement and shall not be heavier than the roofing system or structural slab that the Terrace was designed to hold (unless Tenant, at its expense, installs such structural reinforcement after first having obtained Landlord’s
consent in accordance with Article 5) and (b) the weight and location of such planters and other personal property shall have been approved by Landlord, which approval shall not be unreasonably withheld. To the extent that Tenant’s
use of, or installations on the Terrace, results in any water damage to the roof, Tenant, at its expense, shall replace the waterproofing membrane on the tenth (10th) floor setback on the northern and western sides of the Building, including any
ancillary work necessary to provide a comprehensive waterproofing system in the affected area of such roof, all in accordance with Article 5 of this Lease. 

Section 34.5 At all times during the Term, Landlord shall have access to the Terrace in accordance with Article 14 of this Lease,
subject to satisfaction of the Non-Interference Condition. As used herein, the “Non-Interference Condition” shall mean the obligation of Landlord to
diligently use commercially reasonable efforts to minimize interference with and any adverse impact (to more than a de minimis extent) upon Tenant’s use and occupancy of the Premises or any part thereof. In furtherance of the foregoing, solely
in the event of an emergency or if required by Requirements, Landlord without liability to Tenant, except as otherwise expressly provided in Section 34.1 hereof, shall have the right to erect and maintain scaffolding on or
about the Terrace. In connection therewith Landlord agrees to use commercially reasonable efforts (subject to Tenant’s Delays and Unavoidable Delays) to minimize interference with Tenant’s use of the Terrace and to complete in a timely
manner any work performed by Landlord that involves the installation of such scaffolding on or about the Terrace. 
 Section 34.6 At
any time during the Term when Tenant shall have the exclusive right to use the Terrace as set forth herein, Tenant shall comply, and shall cause any and all Persons Within Tenant’s Control, to comply with all of the terms, covenants and
obligations on the part of Tenant to be kept, observed and performed pursuant to this Lease with respect to the Terrace as if the same were the Premises hereunder (it being agreed that except as expressly set forth to the contrary in this Article
34 or elsewhere in this Lease, the provisions of this Lease shall apply 

  
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to the Terrace as if the same were the Premises hereunder). For the avoidance of doubt, (i) Tenant acknowledges and agrees that the terms and conditions of Articles 5, 11 and
25 of this Lease shall be applicable to the Terrace as if the same were the Premises hereunder; and (ii) notwithstanding anything to the contrary contained in Article 13 of this Lease, Tenant shall have no right to sublease the
Terrace or allow the same to be used by others (other than Persons Within Tenant’s Control) without the prior written consent of Landlord, which consent may be granted or withheld in Landlord’s sole discretion (provided,
however, that Tenant shall have the right to sublease the Terrace in connection with a sublease of the entire Premises in accordance with Article 13 hereof). 

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

									
	LANDLORD:	  		  	TENANT:
			
	10 JAY MASTER TENANT LLC,	  		  	RENT THE RUNWAY, INC.,
	a Delaware limited liability company	  		  	a Delaware corporation
					
	By:	  	 /s/ Mark Weissman
	  		  	By:	  	 /s/ Jennifer Hyman

					
	Its:	  	 Authorized Signatory
	  		  	Its:	  	 Jennifer Hyman, Chief Executive Officer

					
		  		  		  	By:	  	 /s/ Scarlett O’Sullivan

					
		  		  		  	Its:	  	 _Jennifer Hyman, Chief Executive Officer

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT A-1 

[OMITTED] 

  
 A-1-1 

 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT A-2 

[OMITTED] 
  

  
 A-2-1 

 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT A-3 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT A-4 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT B-1 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT B-2 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT C 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT D 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT E 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT F 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT G-1 

[OMITTED] 

 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT G-2 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT H 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT I 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT J 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT K 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT L 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT M 
 [OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT N-1 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT N-2 

[OMITTED] 

  
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 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT O 
 [OMITTED] 

  
 O-1 

 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT P 
 [OMITTED] 

  
 P-1 

 CERTAIN IDENTIFIED SCHEDULES HAVE BEEN EXCLUDED FROM THE EXHIBIT PURSUANT TO REGULATION S-K, ITEM 601(A)(5) BECAUSE THEY DO NOT CONTAIN INFORMATION MATERIAL TO AN INVESTMENT OR VOTING DECISION AND THAT INFORMATION IS NOT OTHERWISE DISCLOSED IN THE EXHIBIT OR THE DISCLOSURE DOCUMENT. 

EXHIBIT Q 
 [OMITTED] 

 

  
 Q-1 

 CERTAIN IDENTIFIED INFORMATION IN THIS DOCUMENT HAS BEEN EXCLUDED PURSUANT TO REGULATION S-K, ITEM 601(B)(10) BECAUSE IT IS BOTH NOT MATERIAL AND WOULD LIKELY CAUSE COMPETITIVE HARM TO THE REGISTRANT IF PUBLICLY DISCLOSED. [******] INDICATES THAT INFORMATION HAS BEEN REDACTED. 

FIRST AMENDMENT OF LEASE 

THIS FIRST AMENDMENT OF LEASE (this “Agreement”), made as of December 10, 2020 with an effective date as of
April 1, 2020 (the “Effective Date”), by and between 10 JAY MASTER TENANT LLC, a Delaware limited liability company, having an office c/o Glacier Global Partners LLC, 220 East 42nd Street, Suite 3002, New York, New York 10017
(“Landlord”), and RENT THE RUNWAY, INC., a Delaware corporation, having an office at 10 Jay Street, Brooklyn, New York 11201 (“Tenant”). 

W I T N E S S E T H: 

WHEREAS, Landlord and Tenant are the current parties to that Lease, dated as of April 1, 2019 (the “Original Lease”),
which Original Lease has been amended by that letter agreement dated November 14, 2019 (the “Letter Agreement”; the Original Lease as amended by the Letter Agreement, collectively, the “Lease”), whereby
Landlord leases to Tenant certain premises in the building located at 10 Jay Street, Brooklyn, New York, for a term expiring on November 30, 2032; and 

WHEREAS, Landlord and Tenant desire to amend the Lease upon and subject to the terms and conditions contained in this Agreement. 

NOW, THEREFORE, in consideration of the premises and of the mutual covenants and conditions hereinafter set forth, the parties agree as
follows: 
 1. Capitalized Terms; Definitions. All capitalized terms used in this Agreement and not otherwise defined herein shall have the same
meanings as are ascribed to such terms in the lease. 
 2. Deferred Rental; Deferred Rental Payments. 

(a) Landlord and Tenant hereby agree to defer the Fixed Rent payable by Tenant under the Lease for the 8th Floor Premises, the 9th Floor Premises and the 10th Floor Premises for the period of
April 1, 2020 through June 30, 2020 in the aggregate amount of $[******] (the “Deferred Rental”). 
 (b) Tenant
agrees to pay the Deferred Rental to Landlord, without demand and without interest or late fees no later than the earlier of (i) than June 1, 2021 or (ii) the closing date of a Liquidation Event (as such term if defined in the
Company’s Certificate of Incorporation) (such date, the “Deferred Rental Deadline”). Notwithstanding the foregoing, Tenant may elect to repay the Deferred Rental, in full or in part, at any time sooner than the Deferred Rental
Deadline. If the Lease shall be terminated prior to payment in full of the Deferred Rental, then any such remaining outstanding amount of the Deferred Rental shall immediately become due and payable upon such termination of the Lease (as amended by
this Agreement). 
 3. No Brokers. Landlord represents and warrants to Tenant that Landlord has not dealt with any broker, agent or
finder in connection with this Agreement. Tenant represents and warrants to Landlord that Tenant has not dealt with any broker, agent or finder in connection with this agreement. The execution and delivery of this Agreement shall be conclusive
evidence that the parties have relied upon the foregoing representations and warranties. Landlord and Tenant 

 shall indemnify and hold harmless the other party from and against any and all claims for commission, fee or
other compensation by any broker, agent or finder who claims to have dealt with the indemnitor in connection with this Agreement and for any and all costs incurred by the indemnitee in connection with such claims, including, without limitation,
reasonable attorneys’ fees and disbursements. The terms and conditions of this section 3 shall survive the termination or expiration of the Lease. 

4. No Default. As of the date of this Amendment, the parties hereto hereby agree and acknowledge that no event of default currently
exists under the Lease and that Tenant is in not default under the Lease beyond any applicable cure period and to Landlord’s knowledge, no event has occurred which, with the giving of notice or passage of time, or both, could result in such
default by Tenant. 
 5. No Oral Modification. This Agreement may not be changed or terminated orally, but only by an agreement in
writing signed by Landlord and Tenant. 
 6. Ratification; Conflicts. Except as and to the extent modified by this Agreement, all of
the terms, covenants and conditions of the Lease are hereby ratified and confirmed and shall remain in full force and effect. In the event of any conflict between this Amendment and the Lease, this Amendment shall control. 

7. Counterparts; Electronic Signatures, etc. This Agreement is offered for signature by Tenant and it is understood that this Agreement
shall not be binding upon Landlord unless and until Landlord shall have executed and delivered a fully-executed copy of this Agreement to Tenant. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original,
but all of which when taken together will constitute one and the same instrument. An executed counterpart of this Agreement transmitted by facsimile, email or other electronic transmission shall be deemed an original counterpart and shall be as
effective as an original counterpart of this Agreement and shall be legally binding upon the parties hereto to the same extent as delivery of an original counterpart. 

8. Effectiveness. This Amendment shall be effective as of April 1, 2020 upon execution and delivery by Landlord, and shall be
binding upon and inure to the benefit of Landlord and Tenant and their respective successors and permitted assigns. 

*                *       
         * 
 [Remainder of Page Intentionally Left Blank; Signature Page Follows.]

  
 3 

 IN WITNESS WHEREOF, this Agreement has been executed as of the day and year
first above written. 
  

			
	10 JAY MASTER TENANT LLC, a Delaware limited liability company
		
	By:	 	Tigerjoy Manager LLC,
	its Managing Member
		
	By:	 	Tigerjoy Capital LLC,
	its sole Member
		
	By:	 	140 Wendover Lane II, LLC,
	its Co-Manager
		
	By:	 	 /s/ Mark Weissman

		 	Name: Mark Weissman
		 	Title:   Sole Member
		
	By:	 	Galileo Real Estate Corp.,
	Its Co-Manager
		
	By:	 	 /s/ Gil Geva

		 	Name: Gil Geva
		 	Title:   President and Treasurer
	
	RENT THE RUNWAY, INC., a Delaware corporation
		
	By:	 	 /s/ Scarlett O’Sullivan

		 	Name: Scarlett O’Sullivan
		 	Title:   CFO

  
 4

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