Document:

Exhibit 4.1

      

      

      DESCRIPTION OF THE REGISTRANT’S SECURITIES REGISTERED

      PURSUANT TO SECTION 12 OF THE SECURITIES EXCHANGE ACT OF 1934

       

      General

       

      As of the end of the period covered by the most recent Annual Report on Form 10-K of Brooklyn ImmunoTherapeutics, Inc. (the “registrant”), the common stock, par value $0.005 per share, of the registrant (“common stock”) was registered under Section 12 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). Unless the context
        otherwise requires, all references herein to “we,” “our,” “ours,” “Company” and “us” refer to Brooklyn ImmunoTherapeutics, Inc.

       

      The following description of the common stock is a summary and does not purport to be complete and is qualified in its entirety by reference to
        the terms and provisions contained in our restated certificate of incorporation, including the amendments thereto, which we refer to as our certificate of incorporation, and our amended and restated bylaws, which we refer to as our bylaws, which
        are incorporated by reference as exhibits to our most recently filed Annual Report on Form 10-K, of which this exhibit forms a part.

       

      Our common stock and the rights of the holders of our common stock are subject to the applicable provisions of the General Corporation Law of the
        State of Delaware, which we refer to as the DGCL, our certificate of incorporation and our bylaws. The description below of our common stock and provisions of our certificate of incorporation and our bylaws are summaries and are qualified by
        reference to our certificate of incorporation and our bylaws, as applicable, and by the applicable provisions of the DGCL. We encourage you to read that law and those documents carefully.

       

      
        Common Stock

      

      
        

        

        Our authorized capital stock consists of 100,000,000 shares of common stock, par value $0.005 per share, and 1,000,000 shares of preferred
          stock, par value $0.005 per share (the “preferred stock”). A total of 156,112 shares of preferred stock have been designated as Series A Convertible Preferred Stock. As of April 12, 2022, 51,951,937 shares of common stock were outstanding and
          156,112 shares of Series A Convertible Preferred Stock were outstanding.

      

      
        

        

      

      
        Voting Rights

        

        

        Each holder of common stock is entitled to one vote for each share on all matters submitted to a vote of the stockholders, including the
          election of directors. Votes may be cast in person or by proxy. Stockholders do not have cumulative voting rights with respect to election of directors.

        

        

        Dividends

        

        

        The holders of Series A convertible preferred stock are entitled to receive cumulative dividends of $0.10 per share per annum, payable
          semiannually in equal installments of $0.05 per share on June 1 and December 1 of each year. After the requirements with respect to the preferential dividends of the preferred stock have been met, holders of common stock are entitled to receive
          proportionately any dividends as may be declared and paid on common stock from funds lawfully available therefor as and when determined by the board of directors, subject to any preferential dividend rights of outstanding preferred stock.

        

        

        Liquidation and Dissolution

        

        

        In the event of our liquidation or dissolution, the holders of common stock are entitled to receive proportionately all assets available for
          distribution to stockholders after the payment of all debts and other liabilities and subject to the prior rights of any outstanding preferred stock.

        

        

        Other Rights

        

        

        Holders of common stock have no preemptive, subscription, redemption or
            conversion rights and there are no sinking fund provisions with respect to our common stock. The rights, preferences and privileges of holders of common stock are subject to and may be adversely affected by the rights of the holders of shares
            of any series of preferred stock. All of the shares of the common stock currently issued and outstanding are fully-paid and nonassessable.

        

        

      

      
        
          

      

      
        Provisions of Our Certificate of Incorporation and Bylaws and Delaware General Corporation Law may have Anti-Takeover Effects

        

        

      

      
        Our certificate of incorporation and bylaws and the DGCL contain provisions that could have the effect of delaying, deferring or discouraging
          another party from acquiring control of us. These provisions, which are summarized below, are expected to discourage coercive takeover practices and inadequate takeover bids and are designed in part to encourage persons seeking to acquire control
          of us to first negotiate with the board of directors.

        

        

      

      
        Number of Directors; Vacancies

        

        

      

      
        Our certificate of incorporation provides that the number of directors is established by the board of directors, which may delay the ability of
          stockholders to change the composition of a majority of the board. The board has the exclusive right to elect a director to fill any vacancy or newly created directorship.

        

        

      

      
        Removal of Directors

        

        

      

      
        A director may be removed only by the affirmative vote of the holders of at least 80% of the voting power of all shares entitled to vote
          generally in the election of directors, voting together as a single class.

        

        

      

      
        Stockholder Action by Written Consent; Special Meetings

        

        

      

      
        Our certificate of incorporation provides that any action required or permitted to be taken by our stockholders must be effected at a duly
          called annual or special meeting of such holders and may not be effected by any consent in writing by such holders. Our certificate of incorporation and bylaws also provide that, except as otherwise required by law, special meetings of our
          stockholders can only be called by the board of directors. These provisions may delay the ability of our stockholders to force consideration of a proposal or to take action, including the removal of directors.

        

        

      

      
        Advance Notice Requirements for Stockholder Proposals

        

        

      

      
        Our bylaws establish an advance notice procedure for stockholder proposals to be brought before an annual meeting of stockholders, including
          proposed nominations of persons for election to the board of directors. Stockholders at an annual meeting may consider proposals or nominations specified in the notice of meeting or brought before the meeting by or at the direction of the board
          or by a stockholder of record on the record date for the meeting who is entitled to vote at the meeting and who has delivered timely written notice in proper form to our secretary of the stockholder’s intention to bring such business before the
          meeting. These provisions could have the effect of delaying until the next stockholder meeting stockholder actions that are favored by the holders of a majority of our outstanding voting securities.

        

        

      

      
        Delaware Business Combination Statute

        

        

      

      
        We are a Delaware corporation subject to Section 203 of the DGCL. Under Section 203, certain “business combinations” between a Delaware
          corporation whose stock is listed on a national securities exchange or held of record by more than 2,000 stockholders and an “interested stockholder” are prohibited for a three-year period following the date that such stockholder became an
          interested stockholder, unless:

        

        

      

      
        	

              	•	
                 the corporation has elected in its certificate of incorporation not to be governed by Section 203;

              

      

      
        

        

      

      
        	

              	•	
                the business combination or the transaction which resulted in the stockholder becoming an interested stockholder was approved by the board of directors of the corporation before the date of
                  the business combination or the date such stockholder became an interested stockholder, as applicable;

              

      

      

      

      
        
          

      

      
        	

              	•	
                upon consummation of the transaction that made such stockholder an interested stockholder, the interested stockholder owned at least 85% of the “voting stock” (as defined in Section 203) of
                  the corporation outstanding at the commencement of the transaction excluding voting stock owned by directors who are also officers or held in employee benefit plans in which the employees do not have a confidential right to tender stock
                  held by the plan in a tender or exchange offer; or

              

      

      
        

        

      

      
        	

              	•	
                the business combination is approved by the board of directors and by the stockholders (acting at a meeting and not by written consent) by the affirmative vote of at least 66-2/3% of the
                  outstanding voting stock which is not “owned” (as defined in Section 203) by the interested stockholder.

              

      

      
        

        

        The three-year prohibition also does not apply to some business combinations proposed by an interested stockholder following the announcement or
          notification of an extraordinary transaction involving the corporation and a person who had not been an interested stockholder during the previous three years or who became an interested stockholder with the approval of a majority of the
          corporation’s directors. The term “business combination” is defined generally to include mergers or consolidations between a Delaware corporation and an interested stockholder, transactions with an interested stockholder involving the assets or
          stock of the corporation or its majority-owned subsidiaries and transactions which increase an interested stockholder’s percentage ownership of stock, or other transaction resulting in a financial benefit to the interested stockholder. The term
          “interested stockholder” is defined generally as those stockholders who become beneficial owners of 15% or more of a Delaware corporation’s voting stock, together with the affiliates or associates of that stockholder.

        

        

      

      
        Certificate of Incorporation or Bylaws

        

        

      

      
        Any provision of our certificate of incorporation may be amended, altered, changed or repealed in any manner prescribed by law; provided, that
          (a) the affirmative vote of the holders of at least 80% of the voting power of all shares entitled to vote generally in the election of directors, voting together as a single class, is required to alter, amend, or repeal, or adopt any provision
          inconsistent with Article X of the certificate of incorporation, which contains the prohibition on stockholder action by written consent and the requirement that special meetings be called only by the board of directors, and (b) Article XI of the
          certificate of incorporation, provides that, subject to certain exceptions, no purchase by or from any Controlling Person (as defined below) of shares of our stock owned by such Controlling Person shall be made at a price exceeding the average
          price paid by such Controlling Person for all shares of our stock acquired by such Controlling Person during the two-year period preceding the date of such proposed purchase unless such purchase is approved by the affirmative vote of not less
          than a majority of the voting power of the shares of our stock entitled to vote held by Disinterested Stockholders (as defined below), may not be amended without the affirmative vote of not less than a majority of the our stock entitled to vote
          thereon, provided that if, at the time of such vote, there shall be one or more Controlling Persons, such affirmative vote shall include the affirmative vote in favor of such amendment of not less than a majority of the voting power of the shares
          of our stock entitled to vote thereon held by Disinterested Stockholders. “Controlling Person” means any individual, corporation, partnership, trust, association or other organization or entity (including any group formed for the purpose of
          acquiring, voting or holding our securities) which either directly, or indirectly through one or more intermediaries, owns, beneficially or of record, or controls by agreement, voting trust or otherwise, at least 10% of the voting power of stock,
          and such term also includes any corporation, partnership, trust, association or other organization or entity in which one or more Controlling Persons have the power, through the ownership of voting securities, by contract, or otherwise, to
          influence significantly any of the management, activities or policies of such corporation, partnership, trust, association, other organization or entity. “Disinterested Stockholders” means those holders of stock entitled to vote on any matter,
          none of which is a Controlling Person.

        

        

      

      
        The board may, by majority vote, amend or repeal our bylaws and may adopt new bylaws.

        

        

      

      
        Our stockholders may not adopt, amend, or repeal our bylaws or adopt new bylaws except by the vote or written consent of at least 66-2/3% of the
          voting power of our company.

         

      

      
        
          

      

      
        Exclusive Forum Selection

        

        

      

      
        Our bylaws provide that, unless we consent in writing to the selection of an alternative forum, the a state court located in the State of
          Delaware (or if no state court has jurisdiction, the federal district court for the District of Delaware) shall be the sole and exclusive forum for (a) any derivative action or proceeding brought on our behalf, (b) any action asserting a claim of
          breach of a fiduciary duty owed by any of our directors or officers to our company or stockholders, (c) any action asserting a claim against us arising pursuant to any provision of the Delaware General Corporation Law or our certificate of
          incorporation or amended and restated bylaws, or (d) any action asserting a claim against us governed by the internal affairs doctrine. Although our bylaws contain the choice of forum provision described above, it is possible that a court could
          rule that such a provision is inapplicable for a particular claim or action or that such provision is unenforceable.

        

        

      

      
        Authorized but Unissued Shares

        

        

      

      
        Our authorized but unissued shares of common stock and preferred stock are available for future issuance without stockholder approval, subject
          to any limitations imposed by the listing requirements of The Nasdaq Global Market. These additional shares may be used for a variety of corporate finance transactions, acquisitions and employee benefit plans. The existence of authorized but
          unissued and unreserved common stock and preferred stock could make it more difficult or discourage an attempt to obtain control of us by means of a proxy contest, tender offer, merger or otherwise.

        

        

      

      
        Listing on The Nasdaq Global Market

        

        

        The common stock is listed on The Nasdaq Global Market under the symbol “BTX.”

        

        

        Transfer Agent and Registrar

        

        

      

      
        The transfer agent and registrar for the common stock is Computershare Trust Company, N.A.Exhibit 10.26

            

             

            TENANT: BROOKLYN IMMUNOTHERAPEUTICS, INC.

            

            

            LEASE

             

            LEASE dated as of the 15th day of June 2021, in which the Landlord and the Tenant are the parties hereinafter named, and which relates to the Premises, as defined below, within a building located at 1035 Cambridge Street,
                Cambridge, Massachusetts (the “Building”). The undersigned parties do hereby covenant and agree with each other as follows:

             

            
              ARTICLE I

            

          

          

          

          	1.1	
                  DEFINITIONS

                

           

          
            Additional Rent: Escalation Charges and other charges due to Landlord from Tenant pursuant to the provisions of this Lease.

            

            
              
                
                  	
                          Address for Rent Payments:

                        	
                          Fairlane Columbia, LLC

                          
                            P.O. Box 844033

                            Boston, MA 02284-4033

                             

                        

                

              

            

            

            Approved Subtenants: None

            

            Base Rent: $151,984.00 per annum; $12,665.33 per month ($56.00/RSF) for the first Lease Year and increasing as of
                July 1 of each Lease Year by the year-over-year increase of the Consumer Price Index (CPI) multiplied times the prior year’s Base Rent.

            

            Base Condominium Fees: Condominium Fees paid, payable or incurred by Landlord in Calendar Year 2021 for the Unit.

            

            Base Taxes: Real estate taxes assessed by the City of Cambridge against the Unit for the 2021 Fiscal Year ending June 30, 2019.

            

            Broker: None

            

            Building: 1035 Cambridge Street, Cambridge, Massachusetts 02141

            

            Business Days: Monday through Friday excepting legal holidays in Massachusetts as provided in Exhibit F attached
                hereto.

            

            Business Hours: 8:00 AM to 5:00 PM

            

            Commencement Date: June 15, 2021

            

            Common Areas: Hallways, entryways, stairs, bathrooms, lobby, service areas, driveway, Parking Lot, loading dock,
                freight elevator and all other areas and facilities in the Building and Property which are provided and designated from time to time by the Condominium for the nonexclusive use and convenience of Tenant with other tenants of the Building
                and their respective employees, invitees, licensees or other visitors.

            

            Condominium: The 432 Columbia Street Condominium, consisting of the land and buildings located at the Property,
                created by the Master Deed.

             

              

          

          
            
              

          

          
          Condominium Documents: Master Deed, Condominium Trust, By-Laws, and Rules and Regulations of the Condominium, as
              they may be modified from time to time.

          

          Condominium Fees: Fees charged to the Unit by the Condominium Trust and paid by the Landlord to the Condominium
              Trust for various expenses of the Condominium, as specified in Section 9.2 of the Lease.

          

          Condominium Telephone Closet: Telephone closet located on the Building’s Lower Level within Suite 9.

          

          Condominium Trust: The 432 Columbia Street Condominium Trust, dated January 22, 1988 and recorded at Book 18837,
              Page 158, including the By-Laws incorporated therein, as the same may be amended from time to time, and the Rules and Regulations incorporated therein, as the same may be amended by the Condominium Trustees from time to time.

          

          Condominium Trustees: The elected representatives of the Condominium Trust.

          

          Conference Center: The conference room, designated as Suite 5, located in the Building’s Lower Level.

          

          Consumer Price Index (CPI): The CPI for Urban Wage Earners and Clerical Workers (“CPI-W”) as provided by the U.S.
              Bureau of Labor Statistics (“USBLS”). In the event that USBLS no longer compiles the CPI-W or the USBLS ceases to exist, then Landlord shall use the Consumer Price Index for All Urban Consumers (“CPI-U”) or any other CPI compiled by any
              agency of the United States Government as reasonably selected by Landlord.

          

          Default by Landlord: As determined in accordance with Section 13.2 of this Lease.

          

          Default by Tenant: As determined in accordance with Section 13.1 of this Lease.

          

          

          Escalation Percentage: 100% of the Unit

           

          Escalation Charges: The amounts charged to Tenant for Real Estate Tax Payments and Condominium Fee Payments
              pursuant to Articles VIII and IX.

          

          Expiration Date: June 30, 2028.

          

          Fair Market Rent: Based on Landlord’s reasonable analysis of monthly parking charges of garages and parking lots
              within a one (1) mile radius of the Building.

           

          
            Landlord: Fairlane Columbia, LLC

          

           

          

          Landlord’s Address: c/o Fairlane Properties, Inc., 1035 Cambridge Street, Cambridge, MA 02141

          

          Landlord’s Numbers: Telephone-(617) 725-1000

          

          Landlord’s Agent: LPC Commercial Services, Inc. d/b/a Lincoln Property Company

           

            

          
            2

            
              

          

          Landlord’s Agent’s Address: 1 Van de Graaf Drive, Burlington, MA 01803

           

            

           Landlord’s Agent’s Numbers: Telephone-(781) 238-4488; Fax-(781) 272-8493

            

           

            

          Landlord’s Work: As provided in Exhibit C.

           

            

          Lease Year: The period commencing on the Commencement Date and ending at the end of a calendar month at least
              twelve (12) months from the Commencement Date and the next six (6) twelve (12) month period for the first, second, third, fourth, fifth, sixth and seventh Lease Years, respectively.

          

          Master Deed: The document by which the Condominium was created, dated January 22, 1988 and recorded with the
              Middlesex (South District) Registry of Deeds (“Registry”) in Book 18837, Page 122, as amended and restated in its entirety by Master Deed dated April 8, 1988 recorded with said Deeds in Book 1898 0, Page 227, as further amended by Amendment
              to Condominium Master Deed dated April 28, 1988 recorded with said Deeds in Book 19019, Page 382, as further amended by Second Amendment to Condominium Master Deed dated October 3, 1988 recorded with said Deeds in Book 19389, Page 332, as
              further amended by Amendment to Second Amendment to Master Deed dated April 25, 2000 recorded in said Deeds in Book 31369, page 323, as further amended by Amendment to Master Deed dated August 17, 2006 recorded in said Deeds as 45886, Page 24
              (collectively, the “Master Deed”).

          

          Operating Year: Each calendar year in which any part of the Term shall fall after the Commencement Date.

          

          Parking: Tenant shall have three (3) Parking Spaces in the Parking Lot, designated as of the Commencement Date as
              Parking Spaces 21, 95 and 96. Landlord may change the location of the spaces from time to time at its sole discretion. Landlord may also choose to provide Tenant with parking permits for the Parking Lot which must be displayed in authorized
              vehicles.

          

          Parking Lot: The areas in the rear, side and front of the building with access from Columbia and Windsor Streets as
              shown on the attached Exhibit G.

          

          Parking Rent: For each Parking Space, Tenant shall pay $210.00 per space monthly or $2,520.00 annually for the
              first Lease Year and Fair Market Rent for second, third, fourth, fifth, sixth and seventh Lease Years which may be adjusted annually.

          

          Parking Space: A designated area in the Parking Lot where Tenant shall have the exclusive  use to park a vehicle
              and for no other purpose.

          

          Permitted Uses: General offices, research and development and laboratories, and, to the extent permitted by
              applicable law, typical uses ancillary to general office use, research and development and laboratories, including limited manufacturing as provided by the City of Cambridge Zoning Ordinance. The Premises may be used for other uses only with
              the prior written consent of the Landlord.

          

          Premises: 2,714 rentable square feet located in Suite 18A comprising the entirety of the Unit on the First Floor of
              the Building as shown on the attached Exhibit B.

           

            

          
            3

            
              

          

          Property: The Building and Parking Lot and the parcels of real property on which they are located which are
              described in Exhibit A of this Lease, also known from time to time as 432 Columbia Street Condominium Trust.

          

          Rent: Base Rent, Parking Rent, Additional Rent, Utility Costs, and all sums due hereunder from Tenant to Landlord.

          

          RSF: Rentable square feet

          

          Rules and Regulations: Attached as Exhibit D, originally recorded with the Condominium Trust dated January 22,
              1988, record at the Registry at Book 18837, Page 158, as amended and recorded at the Registry, Book 25255, Page 604 on March 2, 1995 and as amended as of May 1, 2006, October 16, 2008, July 31, 2009, October 28, 2011, December 3, 2014,
              December 2, 2015, December 7, 2016, December 6, 2017, December 5, 2018 and August 7, 2020 by votes of the Trustees of the Condominium Trust.

          

           

            

          Security Deposit: $25,330.66

           

          Tax Year: Each fiscal year, for the period ending June 301 in which any part of the Term shall fall after the
              Commencement Date.

          

          Taxes: Real estate taxes and any other municipal tax charge or betterment  assessed  with respect to the Unit for
              any Tax Year as determined in accordance with Section 8.1 and as specified in Section 1.1 of this Lease.

          

          Tenant: Brooklyn Immunotherapeutics, Inc.

          

          	
                  Tenant’s Address:

                	
                  
                    Prior to Commencement Date: 1040 First Ave.# 361, New York, NY 10022

                  

                
	
                   

                	
                   

                
	
                   

                	
                  As of Commencement Date: 1035 Cambridge Street, Suite 18A, Cambridge, MA 02141

                

           

          Tenant’s Early Access: Subject to receipt by Landlord of certificates of insurance required by Section 10.2 of the
              Lease and Section 8 of Exhibit C of the Lease prior to Tenant’s access, Tenant shall be given access to the Premises and other portions of the Building without payment of Rent in order to install furniture, fixtures, and equipment. Such
              access may be provided by Landlord before completion of Landlord’s Work.

          

          Tenant’s Insurance: Insurance as specified in Section l0.2 of this Lease, including commercial general liability
              and property damage liability with a combined single occurrence limit of not less than $2,000,000 and workers’ compensation insurance with a minimum statutory limit of $100,000 for each accident, $500,000 policy limit and $100,000 for each
              employee.

          

          Tenant’s Removable Property: As defined in Section 5.2 of this Lease.

          

          Term: Period commencing on the Commencement Date and expiring at 5 p.m. on the Expiration Date.

           

            

          
            4

            
              

          

          Unit: Unit 18A.

          

          Utility Costs: For the cost of natural gas and  electricity for the HVAC unit currently servicing the Premises,
              $3,392.50 per annum; $282.71 per month ($1.25/RSF) for the first Lease Year, increasing 3% per annum for the second, third, fourth, fifth, sixth and seventh Lease Years.

          

          	1.2	
                  EXTENT OF AGREEMENT

                

          

          This Lease, together with Exhibits A, B, C, D, E, F and G and the Condominium Documents, contains the complete agreement of the parties concerning the subject matter hereof, and
              there are no oral or written understandings, representations, or agreements pertaining thereto which have not been incorporated herein. This Lease supersedes and replaces all prior understandings, representations, warranties or agreements
              between the parties and shall be the only agreement between the parties with respect to the Premises.

           

          ARTICLE II

           

          	2.1	
                  LEASED PREMISES

                

           

          Landlord hereby demises and leases the Premises and Tenant hereby accepts the Premises for the Term, subject to and with the benefit of the terms, covenants, conditions and
              other provisions of this Lease.

           

          	2.2	
                  APPURTENANT RIGHTS AND OBLIGATIONS

                

           

          Tenant, its employees, invitees, licensees and other visitors shall have general nonexclusive use of Common Areas of the Building as is necessary for the use and enjoyment of
              the Premises. The Condominium Trust has established Rules and Regulations concerning the maintenance, management, use and operation of the Common Areas as described in Section 1 4.6.

           

          ARTICLE III

           

          	3.1	
                  RENT

                

           

          Tenant agrees to pay the Rent due hereunder to Landlord, or as directed by Landlord (except as otherwise set forth herein), without notice or demand, without deduction or
              offset, and without abatement or reduction. Base Rent shall be payable in equal monthly installments, in advance, on the first day of each and every calendar month during the Term, but in no event shall more than one month’s Base Rent be paid
              in advance. Additional Rent shall be payable on the first day of each and every calendar month during the Term. All other payments due hereunder shall be due with the next due payment of Rent or, after the termination of this Lease, on the
              first day of the month after such payment is due. All payments shall be paid by check in lawful money of the United States to the order of the Landlord at the Address for Rent Payments listed in Section 1.1. The first full month’s Base Rent,
              Parking Rent and Utility Costs shall be due at Landlord’s Address upon Lease execution. If the Commencement Date is on any date other than the first day of the month, the second month’s Base Rent, Parking Rent and Utility Costs shall be
              prorated  and due  on the first day of the second month of the Term.

           

            

          
            5

            
              

          

          	3.2	
                  LATE RECEIPT OF RENT

                

          

          

          If Landlord elects, in its sole discretion and without waiving any other rights under the terms and conditions of this Lease, to accept Rent after the tenth (10th) day of the
              month, Landlord may, at Landlord’s sole discretion, either charge Tenant the lower of (i) a late payment fee of $50, or (ii) interest on Rent at the rate of 1.5% per month, or any part thereof, (18% per annum) for all sums which are in excess
              of ten (10) days overdue after notice until such time as Rent is paid in full. Such additional payments shall be due and payable with the Rent.

          

          

          ARTICLE IV

           

          
            	
                    4.1

                  	
                    CONDITION OF PREMISES

                  

          

          

          

          (a) Tenant acknowledges that it has inspected the Building and the Premises and that the Premises are being leased and the Building is being accepted in their “as is” condition,
              except for latent defects and, for the Premises as described in Exhibit C, “Landlord’s Work”. Tenant acknowledges that a central security alarm system is not present at the Premises or the Building. With the keys to the Premises and Building
              passcards, Tenant shall have 24 hour per day access and seven (7) day per week access to the Premises at all times during the Term, except as provided in Sections 12.2 and 12.3. Tenant may install a security system for its Premises and upon
              installation Tenant shall provide the security system code(s) to Landlord and Landlord’s Agent. Any doors in the Premises which are rekeyed by the Tenant at anytime during the Term shall be on Landlord’s master key system. Five (5) building
              passcards, with the Tenant providing names for employees using said passcards, shall be provided to Tenant at the Commencement Date. Tenant may request additional or misplaced passcards from Landlord’s Agent at a cost of $25 for each card.

           

          (b) Within six (6) weeks of the execution of the Lease, Landlord shall include Tenant in its Building directories and First Floor directory and on the front door to the
              Premises, saying “Brooklyn Immunotherapeutics, Suite 18A”. The Building directories shall list “Brooklyn Immunotherapeutics, Suite 18 A”. Within seven (7) business days of Tenant’s receipt of notice of substantial completion of “Landlord’s
              Work”, as defined in Exhibit C, Landlord and Tenant shall conduct a walk-through of the Premises to determine compliance with Exhibit C. Tenant shall provide Landlord with a “Punch List” which shall include items, if any, requiring further
              work on the part of Landlord to be completed in accordance with Exhibit C. Unless otherwise agreed  by the parties, all Punch List items shall be completed within (30) days of the date of the Punch List.

           

          
            6

            
              

          

          (c) Tenant’s telecommunications vendors shall have access to the Premises after the Commencement Date for installation of telecommunications wiring and shall coordinate said
              installation with Landlord so to avoid additional costs by Landlord and delay of completion of Landlord’s Work. Tenant’s vendors shall be responsible for any repairs or repainting required after completion of the installation of
              telecommunications wiring. Prior to arranging for any wiring for telecommunications from the Condominium Telephone Closet to the Premises, Tenant must receive Landlord’s approval for the routing of such wiring prior to installation. Tenant
              shall be responsible for the installation and cost of all telecommunications and data wiring. Tenant’s telecommunication’s vendor shall provide a Certificate of Insurance with Certificate Holder and Additional Insureds as provided in Section
              10.2 of this Lease and minimum coverage for such vendor as provided in said section. Tenant agrees to place tags on such wires identifying the Tenant and its wiring. Telecommunications outlets shall be at the height of electrical outlets in
              the space. Any use of wiremold for enclosing telecommunications wiring, loose wiring hung from walls or ceilings or laid on the floor in the Premises will require the approval of Landlord. Land lord must approve in writing all
              telecommunication service providers, not currently servicing the Building or Premises, which require installations or wiring within the Building or Premises. Tenant’s telecommunications vendor shall receive an electrical permit if necessary
              prior to any electrical work necessary for installation of Tenant’s telecommunications equipment. In the event that a telecommunication service provider (“Provider”) requires installation of equipment in the Building’s basement, common areas,
              or roof, Landlord may withhold its approval of Provider unless appropriate license agreements have been fully executed between Landlord and Provider. In the event that a Provider requires no equipment in the Building’s basement, common areas,
              or roof, then such approval shall not be unreasonably delayed or withheld. Tenant shall remove any wall mounted or floor mounted telecommunications equipment at the expiration of the Lease.

           

          (d) In the event that Tenant requests Landlord to coordinate tenant improvements in the Premises, other than those listed in Exhibit C, using Landlord’s vendors prior to the
              Commencement Date or at any time during the Term (“Additional Improvements “), Tenant shall pay for the Additional Improvements within fifteen (15) days of receipt of an invoice from Landlord. As compensation to Landlord for providing
              construction management services to Tenant for the Additional Improvements and for other items listed on Exhibit C completed  by  Landlord  and  paid  for by Tenant, Landlord or an affiliate of Landlord shall charge Tenant a fee of 5% of the
              total of construction and engineering costs. Upon request, Landlord will provide copies of all third-party invoices to Tenant. Failure to pay the abovementioned invoice from Landlord within fifteen (15) days shall have the same consequences
              as a failure to pay Base Rent, pursuant to Section 13.1. In the event that  either  change  orders  requested  by  Tenant  to  Landlord’s  Work,  Additional Improvements, or other improvements coordinated by Tenant delay completion of
              Landlord’s Work past the Commencement Date, then the Commencement Date shall be that date by which Landlord reasonably determines that Landlord’s Work would have been completed but for the change orders to Landlord’s Work or the Additional
              Improvements.

          

          ARTICLE V

           

          	5.1	
                  PERMITTED USE OF PREMISES

                

          

          

          (a)  Tenant agrees that the Premises shall be used and occupied by Tenant only for Permitted Uses, and only in accordance with the terms, conditions and restrictions contained
              in the Condominium Documents, and for no other purpose.

          

          

          (b)  Tenant shall be solely responsible for obtaining any and all permits, licenses or other consents required to operate its business at the Premises and shall be entirely
              responsible for all costs in connection therewith and shall operate its business in compliance with all applicable laws, rules, regulations and ordinances.

           

          
            (c)  Landlord makes no warranties or representations that the premises are fit for a particular use or purpose, including without limitation the use as specified herein, except as otherwise required by
                law.

             

              

          

          
            7

            
              

          

          	5.2	
                  ALTERATIONS BY TENANT

                

           

          (a) Tenant shall make no alterations, additions or improvements to the Premises or Condominium without Landlord’s prior written consent, not to be unreasonably withheld  or
              delayed. Any such alterations, additions or improvements shall (i) be performed in a good and workmanlike manner and in compliance with all applicable laws, rules, regulations and ordinances, specifically including City of Cambridge
              Inspectional Services requirements, (ii) be made at Tenant’s sole cost and expense, (iii) become part of the Premises and the property of Landlord, if permanently affixed to the Premises at the end of the Term.

           

          (b) All articles of personal property and all business fixtures, machinery, equipment (including telecommunications equipment affixed to the Premises) and furniture owned or
              installed in the Premises by Tenant at its expense (“Tenant’s Removable Property”) shall remain the Property of Tenant and may be removed by Tenant at any time prior to the expiration of this Lease, provided that Tenant, at its expense, shall
              repair any damage to the Building caused by such removal.

           

          (c)  Notice is hereby given that Landlord shall not be liable for any labor or materials furnished or to be furnished to Tenant upon credit, and that no mechanic’s or other lien
              for any such labor or material shall attach to or affect the interest of Landlord in and to the Premises or the Building. In the event any such lien is filed against the Property based upon any act or interest of Tenant or of anyone claiming
              through Tenant, Tenant shall immediately take such action by  bonding, deposit or payment as is necessary to remove or satisfy the lien and hereby indemnifies Landlord and holds it harmless from any and all loss, cost, damages, expense or
              liability arising there from.

           

          ARTICLE VI

          

          

          
            	
                    6.1

                  	
                    PROHIBITION AGAINST ASSIGNMENT AND SUBLETTING

                  

          

           

          (a) Tenant shall not assign, sublet, mortgage, pledge, encumber or otherwise transfer all or any portion of its interest in the Premises, nor shall Tenant permit the Premises to
              be used or occupied by anyone other than Tenant in whole or in part without the prior written consent of Landlord in each instance which consent shall not be unreasonably conditioned, withheld or delayed.

          

          

          (b)  If this Lease is assigned, or if the Premises or any part thereof is sublet or occupied by anyone other than Tenant, Landlord or Landlord’s Agent may, at any time and from
              time to time, collect Rent and other charges from the assignee, subtenant or occupant, and apply the amount collected to Rent or other charges herein reserved. No such assignment, subletting, occupancy or collection shall be deemed a waiver
              of the covenant against subletting or assignment, or the acceptance  of the assignee, subtenant or occupant as a tenant or a release of Tenant from the further performance by Tenant of its obligations hereunder. At all times Tenant shall
              remain liable for the payment of all Base Rent, Escalation Charges and other charges due hereunder, and for the full performance of the covenants and conditions of this Lease, regardless of whether Premises are occupied by Tenant, vacant
              during the Term of this Lease or occupied pursuant to an assignment or sublease to which the Landlord has consented.

           

          
            8

            
              

          

          (i) Tenant’s request for Landlord’s consent to subletting or assigning any portion of the Premises shall be submitted in writing. Such written request shall
              state the following information regarding prospective subtenants or assignees: name of individual(s), name of company, occupation or type of business, prior business address. Landlord may request, either verbally or in writing, additional
              reasonable information regarding prospective subtenants. Landlord shall have seven (7) business days after all requested information has been provided to consent to such sublease or assignment. If Landlord has not responded within fourteen
              (14) business days after all requested information has been provided for such consent, it is therefore understood that Landlord has consented. Landlord hereby consents to the Approved Subtenants occupying less than the entire Premises listed
              in Section 1.1 of this Lease. No prior Landlord approval of assigning or subletting shall be required if such assigning or subletting is to any parent company or wholly- owned subsidiary of Tenant.

           

          (ii) Tenant’s request for Landlord’s consent to subletting or assigning the entire Premises shall be submitted in writing. Such written request shall state
              the following information regarding prospective assignees or subtenants: name of individual(s), name of company, occupation or type of business, prior business address. Landlord may re quest, either verbally or in writing, additional
              information regarding prospective assignees or subtenants. Landlord’s consent shall be granted only if the assignee or subtenant shall agree to pay Landlord Rent, including Additional Rent at 100% of that reserved in this Lease. It shall not
              be deemed unreasonable for Landlord to withhold consent to Tenant’s request to sublet or assign the entire Premises if (y) Landlord is actively negotiating with a prospective assignee or subtenant for another space in the Building or (z) the
              prospective assignee or subtenant is at such time a tenant in the Building. Landlord shall have thirty (30) days after all requested information has been provided to consent to such assignment or sublease. No prior Landlord approval of
              assigning or subletting shall be required if such assigning or subletting is to any parent company, any subsidiary of any parent company, or wholly-owned subsidiary of Tenant or parent company.

           

          (c) If Landlord consents to such assignment or subletting of the Premises, it is understood and agreed that fifty percent (50%) of all amounts, less Tenant’s reasonable
              subleasing costs (which shall include, but not be limited to attorney fees, brokerage commissions, tenant improvements, and free rent), including any lump sum or installment payments paid to Tenant in excess of the Base Rent, Escalation
              Charges and other charges due to Landlord hereunder shall also be paid to Landlord.

           

          (d) If Landlord consents to such assignment or subletting, Tenant will pay to Landlord all costs associated with signage, parking permits, or any other costs associated with
              Tenant’s subtenant or assignee. Such costs shall be due as specified in Section 3.l.

           

          (e) Notwithstanding anything contained herein to the contrary and without limiting the generality of Paragraph 6.1 (a), it shall not be deemed unreasonable for Landlord to
              withhold its consent if the Tenant is or has been in default beyond applicable cure periods under the terms of this Lease, has not provided to Landlord information requested by Landlord pursuant to Section 6.1(c), is proposing to assign or
              sublet to any assignee or subtenant or other occupant who is an existing tenant at the Property or is in discussions with Landlord regarding space in the Property being offered by the Landlord for rent to the market, or is proposing to assign
              or sublet to any assignee or subtenant or other occupant whose financial status, character, method of doing business and/or proposed use or occupancy of the Premises or any other part of the Building would adversely affect the character or
              value of the Building, and, in the event of subleasing or assigning the entire Premises, whose financial status is not substantially the same as, or better than, that of the Tenant.

           

            

          
            9

            
              

          

          ARTICLE VII

           

          	7.1	
                  LANDLORD’S REPAIRS AND MAINTENANCE

                

           

          Landlord shall not be responsible to make any improvements or repairs to the Premises, except for repairs to structural, roof, mechanical, plumbing, life safety and electrical
              systems located within and serving the Premises, including exterior windows, and those specified in  Exhibit C “Landlord’s Work.” Tenant shall be conclusively deemed to have agreed that Landlord has performed all of its obligations under
              Exhibit C unless not later thirty (30) days after the Commencement Date Tenant shall give Landlord written notice specifying the respects in which Landlord has not performed any such obligation.

           

          	7.2	
                  TENANT’S REPAIR AND MAINTENANCE

                

           

          (a)  Tenant shall keep the Premises neat and clean and maintain the Premises together with all electrical and mechanical fixtures, fittings and appurtenances therein in good
              order, condition and repair (including, without limitation, tenant entry doors, interior window glass and every part thereof, but excepting Landlord’s responsibilities under Section 7.1), except as a result of reasonable wear and tear of the
              Premises, damage by fire or other casualty or as a consequence of eminent domain. Tenant acknowledges that, subject to the completion of the improvements and repairs specified in Exhibit C “Landlord’s Work” for the Premises, the Premises are
              now in good order and the glass whole. Tenant shall maintain and use the Premises in accordance with all applicable laws, rules, regulations and ordinances and shall, at Tenant’s expense, obtain all permits, licenses and the like required by
              applicable law in connection with such maintenance and use. Tenant shall be responsible for the cost of any repairs made necessary  by reason of damage  to the Building by Tenant or Tenant’s independent contractors. Tenant shall be
              responsible for the cost of materials and labor for any repairs pursuant to this Section 7.2 performed by Landlord at the request of Tenant. Tenant shall be responsible for the cost of routine repair of lighting fixtures located within and
              exclusively serving the Premises, including ballasts and bulbs, (the “Lighting Fixtures”) after six (6) months following the Commencement Date. All Lighting Fixtures shall be working at the Expiration Date. All such costs due from Tenant
              shall be due and paid  by Tenant as Rent.

           

          (b) If repairs are required to be made by Tenant pursuant to this Lease, Landlord may require that Tenant make such repairs immediately and if Tenant refuses or neglects to
              commence such repairs and complete the same with reasonable diligence after such demand, Landlord shall have the right but not the obligation to make or cause such repairs to be made at Tenant’s expense and shall not be responsible to Tenant
              for any loss or damage that may accrue to Tenant’s property or business by reason thereof. Any cost or expense reasonably incurred by Landlord in connection with such repairs shall become part of the Rent and shall  be due and payable in full
              with the next payment of Rent.

          

          

          
            10

            
              

          

          	7.3	
                  TENANT’S EQUIPMENT

                

           

          Tenant shall not place any fixtures, machinery, equipment or the like (“Tenant’s Equipment”) upon any floor in the Premises exceeding the floor load per square of area which the
              floor was designed to carry and which is permitted by applicable law. Landlord reserves the right to approve the weight or position of any such items so as to properly distribute the weight. Business machines and equipment shall be placed and
              maintained in such settings as are sufficient, in Landlord’s reasonable judgment, to absorb and prevent vibration, noise and annoyance. Tenant shall provide safety cabinets for any hazardous materials located in the Premises. Any hazardous
              materials must be delivered to the loading dock of the Building and be immediately delivered to the Premises. Pallet movers are not allowed in the Common Areas and pallets must be broken down in the loading dock.

           

          Within thirty (30) days of the final sign-off of the City of Cambridge Inspectional Services building inspector for the completion of improvements in the Premises, Tenant shall
              provide Landlord with a list of the items installed by Tenant with equipment specified by  manufacturer, tonnage or BTU’s, model number, serial number, location in the Premises or on Building’s roof and year installed. Tenant shall provide
              Landlord with updated equipment lists throughout the Term as additional HYAC equipment is installed, upgraded or replaced with equipment specified by manufacturer, tonnage or BTU’s, model number, serial number, location in the Premises or on
              Building’s roof and year installed.

           

          	7.4	
                  UTILITIES AND BUILDING SERVICES

                

          

          

          	(a)	
                  UTILITIES.

                

           

          (i)  Utilities for the Premises. For the Premises, Tenant shall pay, as they become due, all
              bills for electricity (whether used for air conditioning, heat, lights, outlets or other purposes) that are furnished to the Premises and separately metered. Tenant agrees to contact the provider of electrical services to the Premises’
              previous tenant or to Landlord immediately after the Commencement Date and to place the electric meter and its account into the Tenant’s name. In the event that Tenant fails to transfer the meter to Tenant, then Landlord may transfer the
              account into the Tenant’s name or should such transfer by Landlord be unsuccessful, Landlord may place Tenant in default under Section 13.1 (ii) of this Lease. Landlord may determine, in its sole discretion, to transfer any or all utilities,
              including those utilities paid for by Tenant, to other public or private vendors of utilities and if such transfer is made, Landlord shall provide advance written notice thereof.

           

          (ii)  Landlord may determine, in its reasonable discretion, to transfer any or all utilities, including those utilities paid for by Tenant, to other public or
              private vendors of utilities and if such transfer is made, Landlord shall provide advance written notice thereof.

           

          (b) COMMON AREAS. Tenant shall have 24 hours per day, seven days per week and 52 weeks per year access to the Premises, and appropriate
              common areas of the Building, Condominium and Property.

           

          (c) HEATING AND OTHER SERVICES. Landlord agrees to provide reasonable heat and air conditioning to the Premises during Business Hours
              on Business Days of the heating and air conditioning seasons of each year with the existing 7.5-ton rooftop unit. Land lord shall have no obligation to provide utilities or equipment other than the utilities and equipment within the Premises
              or serving the Premises as of the Commencement Date. The installation of additional heating and air conditioning equipment powered by electricity or gas after the Commencement Date and the maintenance of such equipment located and used wholly
              within the Premises shall be Tenant’s sole obligation, provided that such installation shall be subject to the written consent of Landlord, which shall not be unreasonably delayed or withheld.

          

          

          
            11

            
              

          

          ARTICLE VIII

           

          	8.1	
                  REAL ESTATE TAX PAYMENTS

                

           

          In the event Taxes shall be greater during any Tax Year than Base Taxes, Tenant shall pay to Landlord, as an Escalation Charge, an amount equal to (i) the excess of Taxes over
              Base Taxes, multiplied by (ii) the Escalation Percentage (“Real Estate Tax Payments”). Amounts payable by Tenant according to this section will be payable as Rent, without deduction or offset. If Tenant fails to pay any amounts due according
              to this section, Landlord will have all rights and remedies available to it on account of Tenant’s failure to pay Base Rent. In the event that the Term has expired and Landlord reasonably expects that Tenant shall be required to pay Real
              Estate Tax Payments applicable to the term in excess of Estimated Real Estate Payments, then Landlord may retain that portion of the Security Deposit which Landlord reasonably expects shall be equal to Real Estate Tax Payments for the last
              Lease Year and upon final reconciliation, Landlord shall release any Security Deposit not required for Real Estate Tax Payments. Notwithstanding the previous sentence, Tenant shall remain liable for unpaid Real Estate Tax Payments applicable 
              to the term after the Expiration Date.

           

          	8.2	
                  ABATEMENT

                

           

          If Landlord shall receive any tax refund or reimbursement of taxes or sum in lieu thereof with respect to any Tax Year, then, out of any balance remaining after deduction for
              Landlord’s reasonable expenses incurred in obtaining such abatement, Landlord shall pay to Tenant, provided there does not exist an uncured Default of Tenant, an amount equal to such sum (exclusive of any interest paid on the abatement)
              multiplied by the Escalation Percentage. In no event shall Tenant be entitled to receive more than the payments made by Tenant on account of real estate taxes for such Tax Year pursuant to Section 8.1, or to receive any payment or abatement
              of Base Rent if Taxes for any year are less than Base Taxes or Base Taxes are abated.

           

          	8.3	
                  ESTIMATED REAL ESTATE TAX PAYMENTS

                

           

          Landlord may, from time to time, reasonably estimate Tenant’s Real Estate Tax Payments with respect to any Tax Year or portion thereof and Tenant shall pay periodically as Land
              lord may determine, but not more frequently than monthly, the amount of Landlord’s estimate as Rent. Not later than 120 days after the end of each calendar year, Landlord will deliver to Tenant a statement of amounts payable under Section 8.1
              for such calendar year and any amount due from Tenant or any credit due to Tenant hereunder. Payment by Tenant of any amount due shall be made as Rent with Tenant’s next payment of Base Rent. Landlord shall credit the amount of any
              overpayment against subsequent obligations of Tenant. If the Term has expired and Tenant was not in default, Landlord will refund the overpayment to Tenant.

           

            

          
            12

            
              

          

          ARTICLE IX

           

          	9.1	
                  CONDOMINIUM FEE PAYMENTS

                

          

          

          In the event Condominium Fees shall be greater during any Operating Year than Base Condominium Fees, Tenant shall pay to Landlord, as an Escalation Charge, an amount equal to
              (i) the excess of Condominium Fees over Base Condominium Fees, multiplied by (ii) the Escalation Percentage (“Condominium Fee Payments”). Amounts payable by Tenant according to this section will be payable as Rent, without deduction or
              offset. If Tenant fails to pay any amounts due according to this section, Landlord will have all rights and remedies available to it on account of Tenant’s failure to pay Base Rent. In the event that the Term has expired and Landlord
              reasonably expects that Tenant shall be required to pay Condominium Fee Payments in excess of Estimated Condominium Fee Payments, then Landlord may retain that portion of the Security Deposit which Landlord reasonably expects shall be equal
              to Condominium Fee Payments for the last Lease Year and upon final reconciliation, Landlord shall release any Security Deposit not required for Condominium Fee Payments. Notwithstanding the previous sentence, Tenant shall remain liable for
              Condominium Fee Payments applicable to the Term after the Expiration Date. No Condominium Fee Payments shall be due for lease periods prior to the Commencement Date.

           

          	9.2	
                  CONDOMINIUM FEES

                

           

          Condominium Fees for purposes of this Lease means: all reasonable costs of management, operation and maintenance of the Building, including without limitation: a) wages,
              salaries, and other compensation (including “fringe” benefits) of employees; b) consulting (including tax abatement assistance), accounting, and legal costs incurred in the operation and management  of the Building and Condominium; c)
              services obtained for the benefit of the Building and Condominium such as window washing, trash removal, snow removal, janitorial, maintenance, security, and service contracts with independent contractors for any of the foregoing (including
              fire protection and HVAC); d) management fees (charged  by Landlord,  an affiliate of Landlord, or any other entity managing the Building or Condominium); e) utilities to the extent the same are not separately metered and charged to tenants
              in the Building and Condominium including lighting, heating and hot water for Common Areas, and sewer and water charges; f) materials and supplies, maintenance and repairs, and environmental remediation; g) insurance including building
              insurance, liability insurance, directors and officers insurance, rent loss insurance, umbrella insurance and workers ’ compensation insurance; h) alterations and improvements to the Building and Condominium made by reason of the laws and
              requirements of any public authorities promulgated after the Commencement Date, such costs amortized according to the Internal Revenue Code schedules; and i) other costs and expenses which under generally accepted accounting principles would
              be regarded as maintenance and operating expenses. Condominium Fees will not include depreciation, costs of tenant improvements, and leasing commissions, capital expenditures of any kind or nature (except as otherwise hereinabove permitted in subsection (h) above, debt service and other financing costs, expenses which are subject to reimbursement by Tenant or other tenants,
              and marketing and advertising expenses.

           

            

          
            13

            
              

          

          	9.3	
                  ESTIMATED CONDOMINIUM FEE PAYMENTS

                

           

          Landlord may, from time to time, reasonably estimate Tenant’s Condominium Fee Payments with respect to any calendar year or portion thereof and Tenant shall pay periodically as
              Landlord may determine, but not more frequently than monthly, the amount of Landlord’s estimate as Rent. Not later than 120 days after the end of each calendar year, Landlord will deliver to Tenant a statement of Condominium Fees and any
              amounts payable under Section 9.1 for such calendar year and any amount due from Tenant or any credit due to Tenant hereunder. Payment by Tenant of any amount due shall be made as Rent with Tenant’s next payment of Base Rent. Landlord shall
              credit the amount of any overpayment against subsequent obligations of Tenant. If the Term has expired and Tenant has no uncured defaults, Landlord will refund the overpayment to Tenant.

           

          ARTICLE X

           

          	10.1	
                  TENANT’S AND LANDLORD’S INDEMNITY

                

           

          (a) To the maximum extent permitted by law, Tenant agrees to indemnify  and  hold  the Condominium Trustees, Landlord and Land lord’s Agent harmless from and against all claims
              of whatever nature arising after the earlier  to occur  of  the Commencement  Date or the date on  which the Tenant first takes occupancy of any part of the Premises  until the end of the Term  and  thereafter so long as Tenant is in
              occupancy of any part of the Premises: (i) on account of or based upon any injury to any person, or loss  of or damage  to  property  sustained  or  occurring  or  emanating  from the Premises on account of or based upon the act, omission,
              fault,  negligence, or misconduct arising out of the  use or occupancy of the  Building, Condominium or Premises by the Tenant or by any person claiming by, through  or under Tenant,  except  where  caused  by the negligence,  fault, or
              misconduct of Landlord, Landlord’s Agent, their employees, agents, and independent contractors, or (ii) on account of or based upon any injury to any person, or loss of or damage to property, sustained or occurring elsewhere in or about the
              Building or Condominium arising out of the use or occupancy of the Building, Condominium or Premises by the Tenant or by any person claiming by, through or under Tenant, except where caused by the negligence, fault, or misconduct of Landlord,
              Landlord’s Agent, their employees, agents, and independent  contractors;  and  in  addition to and not in  limitation of either the foregoing subsections (i) and (ii); (iii) on account of or based upon  work or thing whatsoever  done on the
              Premises; except where caused by the negligence, fault, or misconduct of Landlord, Landlord’s Agent, their employees, agents, and independent contractors; and in respect of any of the  foregoing, from and against all costs, expenses
              (including reasonable attorney’s fees), and liabilities incurred in or in connection with any such claim, or any action or proceedings; and in the case any action or proceeding is brought against Landlord by reason of any claim, Tenant upon
              notice from  Landlord  shall at Tenant’s expense resist or defend such action or proceeding and employ counsel reasonably satisfactory to Landlord.

           

          
            14

            
              

          

          (b) To the maximum extent permitted by law, Landlord agrees to indemnify and hold Tenant harmless from and against all claims of whatever nature arising after the earlier to
              occur of the Commencement Date or the date on which the Tenant first takes occupancy of any part of the Premises until the end of the Term and thereafter so long as Tenant is in occupancy of any part of the Premises: (i) on account of or
              based upon any injury to any person, or loss of or damage to property sustained or occurring or emanating from the Premises on account of or based upon the act, omission, fault, negligence, or misconduct arising out of the use or occupancy of
              the Building, Condominium or Premises by any person claiming by, through or under Landlord, except where caused by the negligence, fault, or misconduct of Tenant or Tenant’s employees, agents, and independent contractors, or (ii) on account
              of or based upon any injury to any person, or loss of or damage to property, sustained or occurring elsewhere in or about the Building arising out of the use or occupancy of the Building, Condominium or Premises by any person claiming by,
              through or under Landlord, except where caused by the negligence, fault, or misconduct of Tenant, its employees, agents, and independent contractors; and in addition to and not in limitation of either the foregoing subsections (i)and (ii);
              (iii) on account of or based upon work or thing whatsoever done on the Premises; except where caused by the negligence, fault, or misconduct of Tenant, its employees, agents, and independent contractors; and in respect of any of the
              foregoing, from and against all costs, expenses (including reasonable attorney’s fees), and liabilities incurred in or in connection with any such claim, or any action or proceedings; and in the case any action or proceeding is brought
              against Tenant by reason of any claim, Landlord upon notice from Tenant shall at Landlord’s expense resist or defend such action or proceeding and employ counsel reasonably satisfactory to Tenant.

           

          	10.2	
                  TENANT’S INSURANCE

                

           

          Tenant agrees to maintain in full force and effect from the date upon which Tenant first enters the Premises for any reason, throughout the Term, and thereafter so long as
              Tenant is in occupancy of any part of the Premises, policies of commercial general liability, property damage liability insurance and workers’ compensation insurance. Such insurance shall be from responsible companies with an A.M. Best rating
              of A- VIII or better and qualified to do business in Massachusetts and in good standing  therein in at least the Tenant’s Insurance amounts specified in Section 1.1 under which Landlord is the Certificate Holder, and 432 Columbia Street
              Condominium Trust, Landlord and Landlord’s Agent are named as additional insureds, and under which the insurer agrees to indemnify and hold Landlord and Landlord’s Agent harmless from and against all cost, expense and/or liability arising out
              of or based upon any claims, accidents, injuries and damages set forth in Section l0.1. Such workers’ compensation coverage must satisfy Tenant’s obligations and liabilities under the Commonwealth of Massachusetts  workers’  compensation
              laws. All policies shall be non-cancelable and non-amendable without thirty (30) days prior written notice to Landlord and Landlord’s mortgagees and a certificate of insurance shall be delivered to Landlord or Landlord’s Agent prior to the
              Commencement Date and on or prior to each anniversary date of this Lease.

           

          	10.3	
                  TENANT’S RISK

                

           

          To the maximum extent permitted by law, Tenant agrees to use and occupy Premises and such other portions of the Property or Condominium, as Tenant has right to use, at Tenant’s
              own risk. The Condominium Trustees, Landlord and Landlord’s Agent shall have no liability or responsibility for any loss of or damage to Tenant’s Removable Property. This Section 10.3 shall be applicable from and after the execution of this
              Lease, and during any further period during which Tenant may use or be in occupancy of any part of the Premises. Tenant shall purchase and maintain insurance in an amount adequate to repair or replace its personal property and other Tenant’s
              Removable Prope1ty.

           

            

          
            15

            
              

          

          	10.4	
                  INJURY CAUSED BY THIRD PARTIES

                

           

          To the maximum extent permitted by law, Tenant and Landlord each agree that neither party nor its agents, employees, invitees, or independent contractors shall not be
              responsible or liable to the other, or those claiming by, through or under either, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of the premises adjacent
              to or connecting with the Premises or any part of the Property or otherwise, except where caused by the gross negligence, or willful misconduct of Landlord, Landlord’s Agents, their employees, agents and independent contractors or the Tenant,
              its employees, agents and independent contractors.

          

          

          ARTICLE XI

           

          
            	
                    11.1

                  	
                    LANDLORD’S RIGHT OF ACCESS

                  

          

          

          

          Landlord and Landlord’s Agent shall have the right to enter the Premises upon reasonable oral notice (except in the case of emergency for which no notice shall be required) for
              the purposes of inspecting the Premises and making repairs to the same. Upon reasonable notice, Landlord and Landlord’s Agent shall also have the right to make access available at all reasonable hours to prospective or existing mortgagees,
              purchasers or tenants of any part of the Property provided, however, that no such entry shall materially interfere with or materially obstruct the Tenant’s use of the Premises or the conduct of its business from the Premises. Landlord and
              Landlord’s Agent will at all times have and retain keys with which to unlock all of the doors in the Premises (excluding Tenant’s vaults, safes, and similar areas designated in writing by Tenant in advance).

           

          ARTICLE XII

           

          	12.1	
                  ABATEMENT OF RENT

                

           

          If the Premises shall be damaged by fire or casualty, Base Rent and Escalation  Charges payable by Tenant shall abate proportionately for the period in which, by reason of such
              damage, there is substantial interference with Tenant’s use of the Premises, having regard to the extent to which Tenant may be required to discontinue Tenant’s use of all or a portion of the Premises, but such abatement or reduction shall
              end if when Landlord shall have substantially restored the Premises  to the condition in which they were prior to such damage. If the Premises shall be affected by any exercise of eminent domain, Base Rent and Escalation Charges payable by
              Tenant shall be justly and equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by Tenant.

           

          	12.2	
                  RIGHT TO TERMlNATE

                

           

          (a)   If the Premises or Tenant’s access to the Premises, or the Building arc substantially damaged by fire or other casualty to the extent that such Premises or Building
              cannot, in the ordinary course, reasonably be expected to be repaired within ninety (90) days from the time of such fire or casualty, or if any part of the Building is taken by the exercise of eminent domain, then Landlord may, at Landlord’s
              option terminate this Lease by giving written notice to Tenant within sixty (60) days following the occurrence of such fire or other casualty or the effective date of such taking, whereupon this Lease shall terminate thirty (30) days after
              the date of such notice.

           

            

          
            16

            
              

          

          (b)   In addition to subsection (a) of this Section 12.2, if the Premises or Tenant’s access to the Premises, are substantially damaged by fire or casualty to the extent that
              such damage cannot for any reason, in the ordinary course, be substantially repaired within ninety (90) days from the time of fire or casualty, or if any substantial portion of the Premises is taken by the exercise of eminent domain, Tenant
              shall have the right to terminate this Lease by giving written notice to Landlord within sixty (60) days following the occurrence of such fire or other casualty or the effective date of such taking, whereupon this Lease shall terminate thirty
              (30) days after the date of such notice.

           

          	12.3	
                  RESTORATION

                

           

          If this lease is not terminated pursuant to Section 12.2, Landlord shall use reasonable diligence to restore the Premises to proper condition for Tenant’s use provided that
              Landlord’s obligation shall be limited to the amow1t of insurance proceeds available to Landlord for such restoration. If, for any reason, such restoration shall not be substantially completed, or the Premises is not substantially restored to
              proper condition for Tenant’s use as it was prior to such damage, within six (6) months subject to any extension for such periods of time as Landlord is prevented from completing such restoration due to any cause beyond Landlord’s reasonable
              control after the expiration of the ninety (90) day period referred to in Section 12.2, Tenant shall have the right to terminate this Lease by giving written notice to Landlord within thirty (30) days after the termination of such period (as
              such as may have been extended above). Upon the giving of such notice, this Lease shall terminate on the thirtieth (30th) day following Landlord’s receipt  of Tenant’s notice without further liability or obligation on the part of either party
              unless, within such thirty (30) day period, Landlord substantially completes such restoration. Such right of termination shall be Tenant’s sole and exclusive remedy for Landlord’s failure to complete restoration.

           

          	12.4	
                  AWARD

                

           

          Landlord hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for damages to the Property and the Landlord’s interest in the
              leasehold interest hereby created, and to compensation accrued or hereafter to accrue by reason of taking, damage or destruction and by way of confirming the foregoing, Tenant hereby grants and assigns, and covenants with Landlord to grant
              and assign to Landlord, all rights to such damages or compensation. Nothing contained herein shall be construed to prevent Tenant from prosecuting in any condemnation proceedings a claim for the value of any of Tenant’s Removable Property
              installed in Premises by Tenant at Tenant’s expense and for relocation expenses, provided that such action shall not affect the amount of compensation otherwise recoverable by Landlord from the taking authority. The provisions of this Section
              12.4 shall not apply to any rights of Tenant to recover for damages or compensation relating to Tenant’s Removable Property.

          

          

          ARTICLE XIII

           

          	13.1	
                  TENANT’S DEFAULT

                

           

          	(a)	
                  If during the Term of this Lease any of the following events shall occur:

                

           

          (i)  Tenant shall fail to pay Base Rent, Escalation Charges or other charges hereunder when due, and shall have failed to cure such deficiency within ten (10)
              days of the date that Landlord shall have sent written notice to Tenant via in -hand delivery, receipt from Federal Express (or other express mail service) or the receipt of certified mail of such failure. Notwithstanding the foregoing, if
              Landlord shall have sent to Tenant a notice of any such failure three times during any twelve month period, and even though such failures may have been cured during the ten (10) day cure period, any subsequent failure to make payment during
              such a twelve month period shall be deemed to be a default without any notice from Landlord, and for which the Landlord shall not be required to recognize any period during which such failure may be cured; or

          

          
            17

            
              

          

          (ii)  Tenant shall neglect or fail to perform or observe any other covenant contained in this Lease and Tenant shall fail to remedy the same within thirty
              (30) days after receipt of a written notice to Tenant via Federal Express (or other express mail service) or by certified mail specifying such neglect or failure, or if such failure is of such a nature that Tenant cannot reasonably remedy the
              same within such thirty (30) day period, Tenant shall fail to commence promptly, within such 30 day period, to remedy the same and to prosecute such remedy to completion with diligence and continuity, provided that such cure shall be
              completed in any event within ninety (90) days of written notice, unless such period is extended in writing by Landlord; or

           

          (iii) Tenant’s leasehold interest in the Premises shall be taken on execution or by other process of law directed against Tenant; or

           

          (iv)  Tenant shall make an assignment for the benefit of creditors; or shall file a voluntary petition in bankruptcy; or shall be adjudicated bankrupt or
              insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future Federal, State or other statute, law or
              regulation for relief of debtors; or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or of all or a substantial part of its properties; or Tenant shall admit in writing its inability
              to pay its debts generally as they become due; or

           

          (v)  a petition shall be filed against Tenant in bankruptcy or under any other law seeking any reorganization, arrangement, composition, readjustment,
              liquidation, dissolution or similar relief under any present or future Federal, State or other statute, law or regulation and shall remain undismissed or unstayed for an aggregate of sixty (60) days; or if any debtor in possession, trustee
              receiver or liquidator of Tenant or of all or a substantial part of its properties or of the Premises shall be appointed without the consent or acquiescence of Tenant, and such appointment shall remain unvacated or unstayed for an aggregate
              of sixty (60) days;

           

          then in any such case:

           

          (1) If such Default by Tenant, other than subsection (vi), shall occur prior to the Commencement Date, Landlord may, without further act on the part of
              Landlord, terminate this Lease by written notice to Tenant, and

           

          (2) If such Default by Tenant shall occur after the Commencement Date, Landlord may terminate this Lease by written notice as provided to Tenant and this
              Lease shall come to an end on the date specified therein and Tenant will then quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided.

           

          
            18

            
              

          

          
            (b) If this Lease is terminated as provided in this Lease, or if any execution or attachment shall be issued against Tenant or any of Tenant’s property whereupon the Premises shall be taken or occupied
                by someone other than Tenant, then Landlord may, thereafter, without notice, re-enter the Premises, either by summary proceedings, ejectment or otherwise, and remove and dispossess Tenant and all other persons and any and all property from
                the same, as if this lease had not been made and Tenant hereby waives the service of notice of intention to re-enter or to institute legal proceedings to that end.

          

           

          (c) In the event of any termination for Default by Tenant, Tenant shall remain responsible for the Base Rent, Escalation Charges and other charges payable hereunder, up to the
              date of the termination, and thereafter Tenant, until the end of what would have been the end of the Term in the absence of such termination whether or not the Premises shall have been re-let, shall be liable to Landlord for and shall pay to
              Landlord, as liquidated current damages, the Base Rent, Escalation Charges and other charges which would be payable hereunder if such termination had not occurred, less the net proceeds, if any, of any re-letting of the Premises, after
              deducting all expenses in connection with such re-letting, including, without limitation, all repossession costs, including attorney fees incurred in seeking possession or unpaid charges, brokerage commissions, legal expenses, reasonable
              alteration costs and expenses of preparation for re-letting Tenant shall pay such Base Rent, Escalation Charges and other charges to Landlord monthly on the days on which the Base Rent would have been payable hereunder if this Lease had not
              been terminated.

           

          (d) At any time after such termination, whether or not Landlord shall have collected any post termination charges, as liquidated final damages and in lieu of all damages beyond
              the date of such demand, at Landlord’s election, Tenant shall pay to Landlord an amount equal to the excess, if any, of the present value (at a discount rate of 10%) of the Base Rent, Escalation Charges and other charges as herein before
              provided which would be payable hereunder from the date of such demand (assuming that, for the purposes of this paragraph, annual payments by Tenant on account of Taxes and Operating Expenses would be the same as the payments required for the
              immediately preceding Operating Year or Tax Year) for what would be the then unexpired Term of this Lease  if the same remained in effect, over the present value (at a discount rate of 10%) of the then fair net rental value of the Premises
              for the same period. In no event shall Tenant be obligated to pay any more pursuant to this subparagraph (d) than Tenant would have been required to pay under this Lease absent such default.

           

          
            
              (e) In the case of any Default by Tenant, re-entry, expiration and dispossession of Tenant by summary proceedings or otherwise, Landlord may:

            

          

          

          (i)  re-let the Premises or any part thereof, either in the name of Landlord or otherwise, for a term or terms which may at Landlord’s option be equal to or
              less than or exceed the period which would otherwise have constituted the balance of the Term of this Lease and may grant concessions of free rent to the extent that Landlord considers reasonably advisable and necessary to re-let the
              Premises; and

           

          (ii)  may make such reasonable alterations, repairs and decorations in the Premises as Landlord in its reasonable judgment deems advisable and necessary for
              the re-letting of the Premises. Any such repairs, decorations or alterations shall not operate nor be construed to release Tenant from any liability under this lease.

           

            

          
            19

            
              

          

          Landlord will use best efforts to, but in no event be liable in any way for failure to re-let the Premises, or, in the event that the Premises are re-let, for failure to collect
              the rent under such re-letting. Tenant expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or dispossessed, or in the event of Landlord obtaining possession of
              the Premises, by reason of the violation by Tenant of any of the covenants and conditions of this Lease.

           

          (f) The specified remedies to which Landlord may resort are not intended to be exclusive of any remedies or means or redress to which Landlord may at any time be entitled
              lawfully, and Landlord may invoke any remedy (including the remedy of specific performance) allowed at law or in equity as if specific remedies were not herein provided for.

           

          
            (g) Upon Default by Tenant, or the expiration or termination of this Lease, Landlord shall have the right of summary process under any applicable statutes and such other rights to recover possession as
                permitted by law. Tenant and Landlord each hereby waive any and all rights under the law of any state to the right, if any, to trial by jury.

          

           

          (h) All costs and expenses incurred by or on behalf of Landlord (including reasonable attorneys’ fees and expenses) in enforcing its rights under this Lease or occasioned by any
              Default by Tenant shall be paid by Tenant.

           

          	13.2	
                  LANDLORD’S DEFAULT

                

           

          Landlord shall in no event be in default in the performance of any of Landlord’s obligations hereunder unless and until Landlord shall have failed to perform such obligations
              within a reasonable time (given the nature of the obligation and the time reasonably required to correct such default) after written notice by Tenant to Landlord specifying wherein Landlord has failed to perform any such obligations.

           

          ARTICLE XIV

           

          	14.1	
                  WAIVER

                

           

          (a)  Failure on the part of Landlord or Tenant to complain of any action or non-action on the part of the other, no matter how long the same may continue, shall never be a
              waiver by Tenant or Landlord, respectively, of any of the other’s rights hereunder. Further, no express waiver at any time of any of the provisions thereof by Landlord or Tenant shall be construed as a waiver of any of the other provisions
              hereof nor shall it be construed as a waiver at any subsequent time of the same provisions. The consent or approval of Landlord or Tenant to or of any action by the other requiring consent or approval shall not be construed to waive or render
              unnecessary Landlord’s or Tenant’s consent or approval to or of any subsequent similar act by the other.

           

          (b) No payment by Tenant, or acceptance by Landlord, of a lesser amount than shall be due from Tenant to Landlord shall be treated otherwise than as a payment on account. The
              acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any letter accompanying such check, that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such
              check without prejudice to any other rights or remedies which Landlord may have against Tenant.

           

            

          
            20

            
              

          

          	14.2	
                  COVENANT OF QUIET ENJOYMENT

                

           

          Tenant, subject to the terms of this Lease, of payment of the Base Rent, Escalation Charges and other charges due hereunder and observing, keeping and performing all of the
              other terms and provisions of this Lease on Tenant’s part to be observed, kept and performed, shall lawfully, peaceably and quietly have, hold, occupy and enjoy the Premises during the Term, without hindrance or ejection by any persons
              lawfully claiming to have title to the Premises superior to Tenant. This covenant of Quiet Enjoyment is given in lieu of any other covenant, express or implied.

           

          	14.3	
                  LANDLORD’S LIABILITY

                

          

          

          (a)  With respect to the Landlord’s obligations under this Lease, Tenant specifically agrees to look solely to Landlord’s interest in the Property at the time of award of any
              judgment, for recovery of any such judgment against Landlord. It is specifically understood and agreed that neither Landlord nor any Manager or Member thereof shall ever be personally liable for any such judgment, or for the payment of any
              such monetary obligation to Tenant. This provision is not intended to, and shall not, limit any right Tenant might otherwise have to obtain injunctive relief against Landlord or Landlord’s successors in interest, or to take any action not
              involving the personal liability of Landlord.

           

          (b) With respect to any services to be furnished by Landlord to Tenant, Landlord shall in no event be liable for failure to furnish the same when prevented from doing so by
              strike, lockout, breakdown, accident, order or regulation of or by any governmental authority, or failure of supply, or inability by the exercise of reasonable diligence to obtain supplies, parts or employees necessary to furnish such
              services, or because of war, civil disturbance, or other emergency, or for any cause beyond the reasonable control of Landlord, or for any other cause due to any act or neglect of Tenant or Tenant’s servants, agents, employees, licensees or
              any person claiming by, through or under the Tenant.

           

          	14.4	
                  TRANSFER OF TITLE

                

           

          A sale, conveyance or assignment of the Property will operate to release Landlord from liability from and after the effective date of such sale, conveyance or assignment upon
              all of the covenants, terms and conditions of this Lease, express or imp lied, except those liabilities which arose prior to such effective date, and, after the effective date of such sale, conveyance or assignment, Tenant will look solely to
              Landlord’s successor in interest in and to this Lease.

           

          	14.5	
                  RULES AND REGULATIONS

                

           

          In addition to the Rules and Regulations of the Condominium Trust listed in Exhibit F, Tenant shall abide by rules and regulations reasonably established from time to time by
              Landlord and Landlord’s Agent, it being agreed that such rules and regulations will be established  and applied by Landlord and Landlord’s Agent in a non-discriminatory fashion, such that all rules and regulations shall be generally
              applicable to other Tenants of similar nature to Tenant, and do not materially interfere with Tenant’s use. Landlord and Landlord’s Agent agrees to use reasonable efforts to ensure that any such rules and regulations are uniformly enforced,
              but Landlord and Landlord’s Agent shall not be liable to Tenant for violation of the same by any other Tenant or occupant of the Building, or persons having business with them. Initial rules and regulations are attached as Exhibit D, “Rules
              and Regulations for Fairlane Columbia, LLC.”

          

          

          
            21

            
              

          

          	14.6	
                  ADDITIONAL CHARGES

                

           

          If Tenant shall fail to pay when due any sums under this Lease, Landlord shall have the same rights and remedies as Landlord has hereunder for failure to pay Base Rent.

           

          	14.7	
                  SEVERABILITY

                

           

          If any term of this Lease, or the application thereof to any person or circumstance shall, to the extent, be invalid or unenforceable, the remainder of this Lease, or the
              application of such term to persons or circumstances other than those to which it is held invalid or unenforceable, shall not be affected thereby, and each terms and provision of this Lease shall be valid and be enforced to the fullest extent
              permitted by law.

           

          	14.8	
                  BINDING NATURE

                

           

          Except as set forth  herein  to the contrary, the terms of this Lease shall be binding upon and shall inure to the benefit of the successor and assigns, respectively, of
              Landlord and Tenant and, if Tenant shall be an individual, upon and to his heirs, executors, administrators, successors and assigns. Each term to be performed by Tenant shall be construed as both a covenant and a condition. The reference
              contained herein to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to those instances in which Landlord may later give consent to a particular assignment  as required
              by the provisions of Article VI.

           

          	14.9	
                  NOTICES

                

           

          Whenever, by the terms of this Lease, notices shall or may be given either to Landlord, Landlord’s Agent or Tenant, such notice shall be in writing and shall be sent by Federal
              Express (or other similar express mail service), registered or certified mail postage to Landlord at the Landlord’s Address, Landlord’s Agent at Landlord’s Agent’s address, or to Tenant at Tenant’s Address, as the case may be. All such
              notices shall be effective upon the mailing thereof.

           

          	14.10	
                  COMPLETE AGREEMENT AND AMENDMENT

                

           

          All understandings between Landlord and Tenant are incorporated herein and this Lease expressly supersedes any proposals or other written documents relating hereto. This Lease
              may be modified or amended only by written agreement between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter, change or modify any of the provisions hereof.

           

          	14.11	
                  SUBORDINATION

                

           

          This Lease shall be subordinate to Massachusetts General Laws Chapter 183A, the Condominium Documents and any mortgage, or other instrument in the nature of a mortgage, from
              time to time encumbering the Premises or the Condominium, whether executed and delivered prior to or subsequent to the date of this Lease, if the holder of such mortgage shall so elect. Tenant agrees to execute such instruments of
              subordination and provide to Landlord within ten (10) business days of Landlord’s written request to Tenant in confirmation of the foregoing agreement as the holder of such mortgage may request, and Tenant hereby irrevocably appoints Landlord
              as Tenant’s attorney-in-fact to execute such subordination agreement upon default of Tenant in complying with the holder of such mortgage’s request.

           

          
            22

            
              

          

          	14.12	
                  ESTOPPEL CERTIFICATES

                

           

          Tenant, on the request of Landlord made from time to time, will execute and deliver to Landlord within ten (10) business days of Landlord’s written request to Tenant, a
              statement certifying to the status of any matter pertaining to this Lease, including, without limitation, and if true, (i) that this Lease is unmodified and in full force and effect or, if there have been modifications, (ii) that this Lease
              is in full force and effect as modified, and stating the date and nature of such modifications, (iii) the date, if any, to which Rent and other sums payable under this Lease have been paid, and (iv) such other similar matters as may be
              reasonably requested by Landlord. Tenant agrees to cooperate fully with and to provide such certification to any information requested by Landlord or its lenders in a timely fashion.

          

          

          	14.13	
                  LANDLORD’S RIGHT TO CURE DEFAULTS

                

           

          Landlord shall have the right, but shall not be required, to pay such sums or do any act which requires the expenditure of moneys which may be necessary or appropriate by reason
              of the failure or neglect of Tenant to perform any of the provisions of this Lease (after any applicable notice and cure periods provided in this Lease), and in the event of the exercise of such right by Landlord, Tenant agrees to pay to
              Landlord forthwith upon demand all such sums, together with interest thereon at a rate equal to 2% over the Prime Rate in effect and announced from time to time at Bank of America or successor bank at its principal offices located at 100
              Federal Street, Boston, Massachusetts, or any subsequent location of its principal offices in Massachusetts, as an additional charge here under. Any payment of Base Rent, Escalation charges or other sums payable hereunder not paid when due
              shall, at the option of Landlord, bear interest at the Default Rate from the due date thereof and shall be payable forthwith on demand by Landlord as an additional charge hereunder.

           

          	14.14	
                  HOLDOVER

                

           

          Any holding over by Tenant after the Expiration Date, or after any earlier termination under Article XIII herein, shall be treated as a daily tenancy at sufferance at a rate
              equal to two hundred (200%) percent of the Base Rent plus Escalation Charges and other charges due hereunder and shall othe1wisc be on the terms and conditions set forth in this Lease.

           

          	14.15	
                  WAIVER OF SUBROGATION

                

           

          Insofar as, and to the extent that, this provision may be effective without invalidating or making it impossible to secure insurance coverage obtainable from recognized
              insurance companies doing business in the City of Cambridge, Landlord and Tenant mutually agree that, with respect to any hazard, the loss from which is covered by insurance then being carried by them, respectively, the one carrying such
              insurance and suffering such loss releases the other of and from any and all claims with respect to such loss to the extent of the insurance proceeds paid with respect thereto and that their respective insurance companies shall have no
            right of subrogation against the other on account thereof.

           

          
            23

            
              

          

          	14.16	
                  YIELD UP

                

           

          As of the Expiration Date, Termination Date, or earlier termination of the Term of this Lease, Tenant shall peaceably quit and surrender to Landlord the Premises in neat and
              clean  condition and in good order, condition and repair, together with all alterations, additions and improvements which may have been made or installed in on or to the Premises prior to or during the Term, excepting only ordinary wear and
              tear and use and damage by fire or other casualty or by eminent domain for which, under other provisions of this Lease, Tenant has no responsibility of repair or restoration. Tenant shall remove all of Tenant’s Removable Property and, to the
              extent specified by Landlord at the time they are approved, all alterations and additions made by Tenant and all partitions erected by Tenant wholly within the Premises. For the purposes of this section, telecommunications wiring, but not
              telephone equipment (including PBX boxes, splice boxes, racks, and other telephone system equipment) shall be excluded from the definition of Tenant’s Removable Property. Tenant shall repair any damages to the Premises or the Building caused
              by such removal. Any of Tenant’s Removable Property which shall remain in the Building or on the Premises after the Expiration Date, Termination Date, or earlier termination of the Term of this Lease shall be deemed conclusively to have been
              abandoned, and either may be retained by Landlord as its property or may be disposed of in such manner as Landlord may determine, at Tenant’s sole cost and expense.

           

          Notwithstanding anything to the contrary in the Lease, all of the following items shall remain in the Premises or on the exterior of the Building serving the Premises at the
              expiration or termination of the Term:

           

          
            (a) All HVAC equipment including ductwork, exhaust fans, heat exchanges and the like;

          

           

          (b) Al1 plumbing for natural gas or water and associated fixtures, sinks, chip tanks and the like; and

           

          
            (c) All rooftop equipment including electrical generators.

          

           

          	14.17	
                  BROKERAGE

                

           

          Tenant and Landlord each warrant and represent to the other they have dealt with no broker in connection with the consummation of this Lease other than the Broker as set forth
              in Section 1.1. Landlord shall pay the brokerage commission, under terms of a separate agreement to Broker. In the event of any brokerage claims against Landlord (other than the Broker) predicated upon prior dealings with Tenant, Tenant
              agrees to defend the same and indemnify Landlord against any such claim. In the event of any brokerage claims against Tenant, predicated upon prior dealings with Landlord, Landlord agrees to defend the same and indemnify Tenant against any
              such claim.

           

          	14.18	
                  CONSTRUCTION

                

           

          The Condominium Trustees, Landlord and the owners of other units of the Condominium shall have the right to make improvements to other premises or spaces in the Condominium. All
              parties making improvements are required to use reasonable effo11s to minimize any disturbance caused by the construction of such improvements.

           

          
            24

            
              

          

          	14.19	
                  INTENTIONALLY DELETED

                

           

          	14.20	
                  SECURITY DEPOSIT

                

           

          Tenant agrees that the Security Deposit specified in Section 1.1 shall be paid by check in lawful money  of the United States to the order of the Landlord  at Landlord’s 
              Address  listed  in Section 1.1 upon execution and delivery of this Lease. Landlord shall hold the Security Deposit, throughout the Term of this Lease as security for the performance by Tenant of all obligations on the part of Tenant
              hereunder. Landlord shall have the right, from time to time, without prejudice to any other remedy Landlord may have on account thereof, to apply such Security Deposit, or any part thereof, to Landlord’s damages arising from any uncured
              Default of Tenant. Provided that there is no uncured Default of Tenant, Landlord shall return the Security Deposit, or so much thereof as shall not have theretofore been applied in accordance with the terms of Section 14.20, to Tenant within
              thirty (30) days of the expiration or earlier termination of the Term and surrender of possession of the Premises by Tenant to Landlord together with an itemized list of deductions, subject to Sections 8.1, 9.1 and 14.16 of the Lease. While
              Landlord holds the Security Deposit, Landlord shall have no obligation to pay interest on the same and shall have the right to commingle the Security Deposit with Landlord’s other funds. If any part of the Security Deposit is applied as
              herein provided, Tenant shall replace same within thirty (30) days of receiving written notice from the Landlord or Landlord’s Agent. Landlord shall deliver the Security Deposit, or any part hereof not previously applied, to the purchaser of
              the Building in the event the Building is sold, whereupon Tenant agrees to look solely to such successor in interest for proper application and return in accordance with the terms of this Section 14.20. The Security Deposit shall not be used
              by Tenant as a payment of Rent due for the last month or any month of the Term.

           

          	14.21	
                  PARTIAL INVALIDITY

                

           

          The invalidity of one or more phrases, sentences, clauses, or articles shall not affect the remaining portions of this Lease, and if any part of this Lease should be declared
              invalid by the final order, decree or judgment of a court of competent jurisdiction, this Lease shall be construed as if such invalid phrases, sentences, clauses, or articles had not been inserted.

           

          	14.22	
                  GOVERNING LAW

                

           

          This Lease shall be governed exclusively by the provisions hereof and by the laws of the Commonwealth of Massachusetts.

           

          	14.23	
                  FINANCIAL STATEMENTS

                

           

          In the event that Tenant or any entity purchasing or merging with Tenant is no longer a public company, Tenant shall provide Landlord with annual financial statements of Tenant
              or any entity purchasing or merging with Tenant within ninety (90) days after the close of Tenant’s fiscal year.

           

            

          
            25

            
              

          

          	14.24	
                  SATELLITE DISH/ANTENNA

                

           

          Landlord agrees  that  Tenant  may  install  a  satellite  dish/antenna  and  associated  wiring  (the “Equipment”) on the Building’s roof and in the Building’s risers meeting
              the specifications set forth below, subject to the approval of the Condominium Trustees. The Equipment, which shall be included as Tenant’s Removable Property, shall be installed, at Tenant’s sole cost and expense, by a contractor providing
              satisfactory insurance certificates to Landlord and Landlord’s Agent in a location approved in advance by Landlord. Tenant shall obtain all governmental approval and permits required for the installation and operation of the Equipment and
              otherwise perform all work in a good, workmanlike manner and operate the Equipment in compliance with all applicable Federal, state and  local  laws,  ordinances,  statutes,  codes  and  regulations,  including  without limitation, the rules
              and regulations of the Federal Communications Commission. Upon commencement of installation, Tenant shall pay an additional $200.00 per month for the remaining Term for the use of the roof, risers and other Building areas. No satellite dish
              shall exceed twenty-four (24) inches in diameter. The location of a satellite dish/antenna on the roof and location of wiring on the roof, risers and other Building areas are subject to Landlord’s approval. Tenant acknowledges that Landlord
              may have provided licenses to telecommunication companies for satellite dishes and antennas and approval to other tenants for rooftop satellite dishes. A satellite dish used by Tenant must not interfere with the placement or use of satellite
              dishes/antenna for the aforesaid telecommunication companies or tenants. In the event that roof maintenance, repair or replacement requires the relocation or movement of a satellite dish/antenna or temporary loss of reception, Tenant agrees
              to cooperate with Landlord and Landlord’s vendors during the period of such maintenance, repair or replacement.

           

          	14.25	
                  COMPLIANCE WITH CONDOMINIUM DOCUMENTS

                

           

          This Lease is subject to all provisions of the Condominium Documents and Rules and Regulations and Tenant agrees to observe and be bound by all such provisions. Tenant agrees to
              execute any further instruments which may be required of Tenant under the Condominium Documents. The Condominium Trust Rules and Regulations require the following notice to be included in this Lease:

          

          “IMPORTANT CLAUSE

          

          

          THE BUILDING IN WHICH THE UNIT OR PART OF A UNIT IS BEING LEASED IS LOCATED IS A CONDOMINIUM BUILDING - NOT A RENTAL BUILDING. THE BUILDING MAY BE OCCUPIED BY A COMBINATION OF
              UNIT OWNERS AND TENANTS OR LICENSEES. BY SIGNING THIS LEASE, LICENSE OR OCCUPANCY AGREEMENT, THE TENANT OR LICENSEE ACKNOWLEDGES THAT HE OR SHE HAS BEEN FURNISHED WITH A COPY OF THE MASTER DEED OF THE COND OMINIUM, THE DECLARATION OF TRUST OF
              THE CONDOMINIUM AND THE BY-LAWS AND RULES AND REGULATIONS THERETO AND THAT HE OR SHE HAS READ THEM AND UNDERSTANDS THEM AND THAT HE OR SHE WILL COMPLY IN ALL RESPECTS WITH TH E SAME. THE TENANT OR LICENSEE ALSO UNDERSTANDS TBAT IN THE EVENT
              THAT HE OR SHE FAILS TO COMPLY, THE TENANT OR LICENSEE MAY BE EVICTED BY THE TRUSTEES OF THE CONDOMINIUM TRUST (WHO ARE ELECTED BY THE UNIT OWNERS). THE PROVISIONS OF THIS CLAUSE TAKE PRECEDENCE OVER ANY OTHER PROVISION OF THIS LEASE, LICENSE
              OR OCCUPANCY AGREEMENT.

          

          

          
            26

            
              

          

          
          Any failure by the Tenant to comply in all respects with the provisions of the Master Deed of the Condominium, the Declaration of Trust and the By-Laws and Rules and Regulations
              thereto shall constitute a material default in this lease, license, or occupancy agreement, and in the event of such default (“Default”), the Trustees of the Condominium Trust shall have the following rights and remedies against both the Unit
              Owner and the Tenant, in addition to all other rights and remedies that Trustees and the Unit Owners (other than the owner of the affected Unit) have or may in the future have, against both the owner of the affected Unit and the tenant, all
              rights and remedies of the Trustees and the Unit Owners (other than the owner of the affected Unit) being deemed at all times to be cumulative and not exclusive. In addition,

           

          (i)  The Trustees shall have the right to give written notice of the Default to both the Tenant and the Unit Owner. Said notice shall be deemed properly given
              if left in any part of the Unit, addressed to the Tenant, and mailed postage pre-paid, registered or certified mail, return receipt requested, addressed to the Unit Owner at such address as appears on the records of the Trustees, or by
              delivering said notice in hand, or be delivering said notice in any other manner permitted by law.

           

          (ii)  If the Default continues for five days after the giving of said notice, then the Trustees shall have the right to levy fines against the Unit Owner in
              accordance with the By-Laws, and terminate the tenancy by giving notice in writing to quit to the Tenant in any manner permitted by the Trustees, or both. A copy of such notice shall be delivered or mailed to the Unit Owner in the manner set
              forth hereinabove. Thereafter, the Trustees may initiate and prosecute a summary process action against the Tenant under the provisions of Massachusetts General Laws, in the name of the Unit Owner or in the name of the Trustees, or both.

           

          (iii) The Trustees shall be entitled to levy a fine or fines, or give a notice or notices to quit, followed by a summary process action or actions, and the
              Trustees’ election to pursue any of the foregoing remedies shall in no way prohibit them from pursuing all of the foregoing remedies, either at the same time, or in the event of any further default.

           

          (iv) All of the expenses incurred by the Trustees in giving notices, and notices to quit and maintaining and pursuing summary process actions and appeals
              therefrom, shall be entirely at the expense of the Unit Owner of the affected unit. Such costs and expenses may be enforced and collected against the Unit Owner and Unit as if the same were common charges owed by the Unit Owner.

          

          

          (v) The Unit Owner shall make reasonable efforts, at his or her expense and upon his or her initiative, to inform rental agents of the provisions of this
              section and shall, at his or her expense, and upon his or her initiative, furnish copies of the Condominium Documents to the Tenant and cause the lease or occupancy agreement to be prepared in conformity with the provisions of this section.

           

            

          
            27

            
              

          

          (vi)  Any renewal or extension of any lease or occupancy agreement shall be subject to the prior written approval of the Trustees in every in stance. Such
              approval shall not limit any rights or remedies of the Trustees or Unit Owners in the event of a subsequent default.

           

          (vii)  A true copy of every lease or occupancy agreement shall be delivered to the Trustees forthwith upon its execution.

           

          (viii)  Notwithstanding anything to the contrary herein, and notwithstanding any custom, law or usage to the contrary, it is expressly understood and agreed
              that neither the Trustees, nor the Unit Owners shall ever bear any personal liability with respect to any lease or the use and occupancy of a unit by a Tenant.

           

          (ix)   Every lease, license or occupancy agreement, shall have attached thereto, and incorporated therein by reference, a copy of this section 5.0 of the
              Rules and Regulations.”

           

          The Condominium Trust Rules and Regulations also require that Landlord inform tenants that:

           

          “If a tenant offers any of its employees parking in the Parking Lot, then the tenant has the option of charging such employee market
              rate for parking, or, alternatively, if the tenant charges any of its employees less than the current monthly market rate for parking, then the tenant will offer such employees an equivalent monthly payment to support the employee’s commute
              by walking, biking, transit or carpool. In the event that an employee chooses to use the equivalent monthly payment for transit, tenants will use best efforts to enroll in the

                MBTA pass grogram to provide an employee with the ability to purchase a pass using pre-tax wages. ‘Equivalent monthly payment’ means the remainder of the current monthly
              market rate for parking less the fee paid for parking by an employee. For example, if the current monthly market rate is $200 and an employee is being charged $50 per month by the employer, then the equivalent monthly payment equals $150 per
              month. Any tenant may charge certain employees for parking at market rate in the Parking Lot and other employees may be charged at less than the current monthly market rate for parking in the Parking Lot with the tenant providing such
              employees with the equivalent monthly benefit option.”

           

          	14.26	
                  SUBMISSION NOT OFFER OR OPTION

                

           

          The submission of this Lease for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises. This document shall become
              effective and binding only upon the execution and delivery by Landlord and by Tenant, and until such execution and delivery, Landlord shall not in any way be bound to enter into a lease with Tenant for the Premises.

           

          
            28

            
              

          

          	14.27	
                  AUTHORITY AND ORGANIZATION OF TENANT

                

           

          If Tenant is a corporation or a limited liability company, each person executing this Lease on behalf of the Tenant hereby covenants, represents and warrants that Tenant is a
              duly incorporated or duly qualified (if foreign) corporation or limited liability company and is authorized to do business in the Commonwealth of Massachusetts, a copy of evidence thereof to be supplied to Landlord upon execution of this
              Lease by Tenant; and that each person executing this Lease on behalf of Tenant is an officer or manager of Tenant and that he or she is duly authorized to execute, acknowledge and deliver this Lease to Landlord (if a corporation, a copy of a
              resolution to that effect to be supplied to Landlord upon lease execution  or amendment). If Tenant is a corporation or limited liability company, Tenant shall provide Landlord with a Certificate of Organization or other organizational
              documents required for doing business in the Commonwealth of Massachusetts from the Secretary of the Commonwealth (the “Secretary”) at the execution of the Lease and upon filing of an Annual Report with the Secretary shall also provide a copy to Landlord within thirty (30) days of said filing.

           

          	14.28	
                  NO RECORDING

                

           

          This Lease, any memorandum of this Lease or any short form of this Lease shall not be recorded.

          

          

          	14.29	
                  ADDENDUM

                

           

          All Exhibits attached hereto are incorporated herein by this reference.

           

          	14.30	
                  TENANT’S APPROVALS

                

           

          Tenant shall be responsible for any and all public and regulatory approvals regarding its use of hazardous materials (“Tenant’s Approvals”). The Commencement Date shall not be
              delayed due  to the failure of Tenant to receive Tenant’s Approvals.

          

          

          	14.31	
                  SIGNATURES

                

           

          Authorized signatories for Landlord and Tenant signing this Lease must either personally sign below or provide signatures using DocuSign. Leases signed personally by authorized
              signatories may be submitted via email using a PDF format or with paper copies of the complete document mailed (by USPS or express mail service) to the Landlord’s Address or Tenant’s Address.

           

          	14.32	
                  NO PERSONAL LIABILITY

                

           

          Landlord shall  look solely to Tenant  and its assets for the satisfaction of any claims hereunder, the performance of Tenant’s obligations hereunder, or the collection of any judgment (or other judicial
              process) or the enforcement of any injunctive  relief or specific performance  based thereon, and (i) no other property or assets of any employee, officer, director, shareholder, member, partner or beneficiary of Tenant shall be subject to
              levy, execution or other enforcement procedure for the satisfaction  of any such claim, obligation  or judgment (or other judicial  order or process), and (ii) no employee, officer, director, shareholder, member,  partner or  beneficiary of
              Tenant shall be personally liable for any such claim, obligation or judgment (or other judicial order or process).

           

            

          
            29

            
              

          

          
          IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed, under seal, by persons hereunto duly authorized, in multiple copies,
            each to be considered an original hereof, as of the day and year first set forth above.

          

          

          
            	LANDLORD:

                  
	Fairlane Columbia, LLC

                  
	 

            	By:

                  	/s/ Michael S. Grill

                  	

                  
	Michael S. Grill, Manager and not individually

                  

          

          

          

          
            	TENANT:
	Brooklyn Immunotherapeutics, Inc.

                  
	 

            	By:	/s/ Howard J. Federoff	 

            
              	Howard J. Federoff, President and CEO and not individually

                    

            

            

              
                30

                
                  

              

              EXHIBIT A

               

              

              DESCRIPTION OF PROPERTY

               

              

              Units B-1, 11, 13, 14, 15/16, 17A, 17B, 18A, 21 and 21A of the 432 Columbia Street

              Condominium established by Master Deed dated January 22, 1988 and recorded with the

              Middlesex County South Registry of Deeds in Book 18837 Page 122, as amended and in Book

              70488, Page 149.

               

              

              
                
                  

              

              
                EXHIBITB 

                 

                

                PLAN OF PREMISES

                 

                

                (See following page)

                 

                

                
                  
                    

                

                 
                  

                  

                

                
                  
                    

                

                
                
                  EXHIBIT C

                    

                  

                  LANDLORD’S WORK

                   

                  

                  The Premises is provided to Tenant on an ‘as-is’ basis, except that Landlord shall at its cost:

                   

                  

                  
                    	 	
                            1)

                          	
                            install 1” horizontal window blinds for the exterior windows and remove all brown window blinds from the Premises; and

                          

                  

                   

                  

                  
                    	 	
                            2)

                          	
                            move the 50-amp service providing power to the 7.5-ton HVAC unit servicing the Premises to another electrical panel outside of the Premises.

                          

                  

                   

                  

                  Landlord will provide a path for ductwork and gas or vent pipes from Suite 18A through the Building’s interior to the roof, with the amount of allowable noise from ductwork located in the Building’s
                    common hallways and shafts subject to Landlord’s approval. Tenant shall be responsible for the cost of such ductwork and Building work to accommodate a path for such ductwork as well as providing room in the shaftway for potential
                    future ductwork from the lower level. Tenant’s contractors shall use best efforts to minimize any nuisance or disturbance to nearby tenants from such work in the Building’s common areas and Landlord may limit certain work to hours
                    outside the business hours of the Building.

                    

                  

                  In addition, Landlord shall provide a tenant allowance of $50,000.00 (the “Tenant Allowance”) as described in Section A below. Tenant may enter into a contract with a contractor (the “Tenant’s
                    Contractor”), other than Key Construction, to construct the improvements.

                   

                  

                  In the event that any portion or all of the Premises is converted into biotech lab space during the Term, then Tenant shall comply with Sections B-K below for such construction:

                   

                  

                  
                    
                      
                        	 	
                                A.

                              	
                                Landlord shall provide Tenant with a check, payable to both Tenant and Tenant’s Contractor, on a monthly basis up to the amount of the Tenant’s Allowance within fifteen (15) days of the
                                  receipt of invoices (sent by Tenant to Landlord) from Tenant’s Contractor. Said invoices, except for the final payment (“Final Payment”), must be accompanied by 1) partial lien waivers from Tenant’s Contractor and 2) a
                                  request by Tenant for payment with a calculation of payments in relation to the total Tenant’s Allowance. Tenant’s request for the Final Payment, which shall be in an amount of no less than $5,000.00 and shall also be
                                  Tenant’s final payment to Tenant’s Contractor, shall be accompanied by 1) a lien waiver from Tenant’s Contractor which will be conditional only upon the receipt of the Final Payment, and 2) a copy of the City of Cambridge
                                  building permit signed by the building inspector with his or her final sign-off.

                              

                      

                    

                  

                  

                  

                  
                    	 	
                            B.

                          	
                            Plans and Approvals. Tenant shall provide Landlord with one (1) full-scale architectural and engineering sets of plans and one (1) copy of plans emailed to Landlord as a PDF (“Plans”)
                              detailing the intended improvements to the Premises (“New Lab Tenant Improvements”) prepared by registered architects and engineers, prior to submission of said Plans to the City of Cambridge, for Landlord’s reasonable
                              approval, which may not be unreasonably withheld, delayed or conditioned, within five (5) business days of the submission of the Plans to Landlord. Landlord shall notify Tenant of any objection to the Plans within the
                              abovementioned five (5) business days. Should Landlord not notify Tenant of any objection to the Plans within the abovementioned five (5) business days, such Plans shall be deemed approved by Landlord. Should Landlord notify
                              Tenant of any objection to the Plans within the abovementioned five (5) business days, Tenant shall make revisions and resubmit the plans for Landlord’s approval, whereupon the foregoing review and approval shall be repeated
                              until the Plans are approved (or deemed approved) by Landlord in accordance with this Paragraph B. No review or approval by Landlord of the Plans shall constitute any representation or warranty as to the adequacy, correctness,
                              efficiency or compliance with any laws, regulations or ordinances, or any other aspect of such drawings and specifications. The Plans shall be incorporated by reference into this Exhibit C and Tenant shall provide Landlord
                              with a full-sized set and a PDF set of the City of Cambridge approved plans as well as any ‘ as-built’ plans issued by Tenant’s architect or Tenant’s contractor. Tenant shall be responsible for the application, payment and
                              receipt of all governmental permits and approvals for the construction of New Lab Tenant Improvements, including a Certificate of Occupancy (“C of O”) that applies to the Premises. Tenant shall provide to Landlord a copy of C
                              of O issued by the City of Cambridge within seven (7) days of the receipt of such C of O by Tenant or Tenant’s Contractor.

                          

                  

                   

                  
                    
                      

                  

                  
                  
                    
                      	 	
                              C

                            	
                              Tenant’s Oversight. Oversight of New Lab Tenant Improvements, which shall be made in a good and workmanlike manner and in compliance with all applicable laws and government regulations,
                                shall be the responsibility of Tenant. Tenant shall perform New Lab Tenant Improvements in such a manner as not to interfere with the use and enjoyment of the remainder of the Building by any other tenant or any other
                                construction then being performed by any other tenant or by Landlord. Tenant shall have access to the New Lab Premises as of the date of Lease execution after receipt by Landlord of Tenant’s and Tenant’s Contractor’s
                                Insurance Coverage required under Section H below, provided, however, that Tenant assumes any risks attendant on its entry into the New Lab Premises prior to the completion of the New Lab Tenant Improvements. Tenant’s entry,
                                as described above, shall not be deemed to be occupancy of the Premises. Tenant shall comply with all of the terms, covenants, and conditions of the Lease after the date of Lease execution. 

                              

                            

                    

                    

                    

                    
                      	 	
                              D.

                            	
                              Tenant’s Consultants. Tenant shall separately contract with any consultants or engineers for laboratory-specific plumbing, heating, ventilation or air conditioning, or electrical items during construction or during
                                planning of construction. Tenant shall provide Landlord with all specifications and studies provided to Tenant by Tenant’s Consultants.

                            

                       

                      

                    

                    
                      	 	
                              E.

                            	
                              Landlord’s Oversight. Landlord and its agents may have unrestricted access at their own risk to the New Lab Premises during construction. Landlord shall provide a punch list containing
                                specific detailed deficiencies to Tenant within thirty (30) days of the substantial completion of the New Lab Tenant Improvements to correct all said deficiencies noted by Landlord in the New Lab Tenant Improvements to the
                                extent that the New Lab Tenant Improvements do not substantially conform to the approved Plans or if Building Common Areas require corrective action. Tenant shall complete such corrections within a reasonable time, but in no
                                event later than thirty (30) days of the presentation of the punch list to Tenant. Landlord’s punchlist or supervision or approval shall not constitute a warranty that the New Lab Tenant Improvements were properly performed
                                or designed or create any liability for payment for such work by Landlord.

                            

                    

                    

                    

                    
                      2

                      
                        

                    

                    
                      	 	
                              F.

                            	
                              Tenant’s Vendors. New Lab Tenant Improvements may be performed only by licensed contractors or subcontractors approved in advance by Landlord; such approval shall not be unreasonably
                                withheld. Tenant shall provide its contract with its general contractor or construction manager prior to the submission of Plans to the City of Cambridge (the “Contract”). With respect to New Lab Tenant Improvements to the
                                life safety system, Landlord reserves the right to require Tenant to use Landlord’s contractors (“Landlord’s Contractors”) to perform such Tenant Improvements, but in such event the charges of such contractors shall be
                                competitive with the charges of other contractors performing similar work in similar office buildings (i.e. - Tenant’s Contractor’s subcontractors (the “subcontractors”)) in the City of Cambridge. In the event that the
                                subcontractors provide pricing below that of Landlord’s Contractors, Tenant shall provide Landlord with the subcontractors’ bids so that Landlord and Tenant’s general contractor may negotiate competitive pricing from
                                Landlord’s Contractors. Landlord’s Contractors will perform all work for Tenant’s Contractor and will not have any contract, oral or written, express or implied, with Landlord for work according to the Plans. Tenant’s
                                vendors shall work with Landlord on the timing of work which may unreasonably disrupt tenants of space adjoining, above and below the New Lab Premises so long as access by such vendors is not unduly restricted and the
                                performance of New Lab Tenant Improvements is not materially delayed.

                            

                    

                     

                    
                      	 	
                              G.

                            	
                              Use of the Building and Parking Lot. Prior to the Commencement Date and during construction of the New Lab Premises, Tenant’s Contractor, subcontractors, engineer and architect may park in
                                Tenant’s Parking Spaces in the Parking Lot and in no other spaces. Tenant’s contractors, subcontractors, engineer and architect may not park in the Building’s visitor spaces. Construction dumpsters may be placed in
                                designated areas of the Parking Lot or along Windsor Street. Dumpster pick-up, for dumpsters placed in the Parking Lot, must occur prior to 8AM on Business Days of the Property. Upon receipt of a Certificate of Insurance as
                                provided in Section H below, Tenant’s Contractor shall be provided with a Building passcard which shall be returned to Landlord upon the later of the receipt of the C of O or completion of Landlord’s or Tenant’s punch list.
                                Tenant’s Contractor must comply with all noise and time regulations of the City of Cambridge for construction including weekend or holiday work.

                            

                    

                     

                    
                      	 	
                              H.

                            	
                              Insurance and Liability. Tenant’s general contractor, engineer, consultants and architect shall provide Landlord with insurance certificates with coverages reasonably satisfactory to
                                Landlord, with all certificates naming Landlord as certificate holder and additional insured and Fairlane Columbia, LLC, 432 Columbia Street Condominium Trust and LPC Commercial Services, Inc. as additional insureds
                                (“Insurance Coverage”). In the event that Tenant chooses to use a construction manager instead of a general contractor, then all subcontractors shall provide Insurance Coverage to Landlord. Landlord shall have no liability
                                for any loss or damage to any of Tenant’s fixtures or property installed or left in the Premises, unless such loss or damage is the result of a willful act or gross negligence of Landlord, Landlord’s Agent or Landlord’s
                                vendors. Tenant shall hold harmless, indemnify and defend Landlord from and against any and all liabilities arising from or relating to the New Lab Tenant Improvements, unless such loss or damage is the result of a willful
                                act or gross negligence of Landlord, Landlord’s Agent or Landlord’s vendors.

                            

                    

                     

                    
                      3

                      
                        

                    

                    
                      	 	
                              I.

                            	
                              Tenant’s Cost. Tenant shall be responsible for all architectural, engineering and construction management fees.

                            

                    

                     

                    
                      	 	
                              J.

                            	
                              Landlord’s Contractors. Below is a list of Landlord’s Contractors mentioned in Section F above:

                            

                    

                     

                    
                      	 	
                              a)

                            	
                              Life Safety: Advanced Signal

                            

                    

                     

                    
                      	 	
                              b)

                            	
                              Sprinklers: Encore Fire Protection

                            

                    

                     

                    
                      	 	
                              K.

                            	
                              Telecommunications. Tenant shall be responsible for the installation and cost of all telecommunications and data wiring. Tenant’s telecommunication’s vendor shall provide a Certificate of
                                Insurance with Fairlane Columbia, LLC as the certificate holder and Fairlane Columbia, LLC, 432 Columbia Street Condominium Trust and LPC Commercial Services, Inc. as additional insureds with minimum coverage as provided for
                                Tenant in this Lease. Tenant’s telecommunications vendor shall receive an electrical permit from the City of Cambridge, if necessary, prior to any electrical work necessary for installation of Tenant’s telecommunications
                                equipment.

                            

                    

                     

                    
                      4

                      
                        

                    

                    EXHIBIT D

                     

                    RULES AND REGULATIONS

                    FOR FAIRLANE COLUMBIA, LLC

                     

                    1. Tenant Conduct Tenant shall not carry on any practice which is contrary to any law or ordinance or which may damage the Premises or any other part of the Building. Tenant shall
                      not cause any offensive odors, create any loud noise or nuisance to any other tenant or other persons in the Building. As determined by Landlord in its reasonable discretion, Tenant shall not overburden the common areas of the
                      Building, including the hallways, elevator, loading dock and dumpster, with shipments and deliveries of goods. Tenant shall follow Landlord’s guidelines and instructions to avoid overburdening the common areas of the Building. No
                      electric space heaters shall be used in the Premises or in the Building unless specifically approved by Landlord.

                     

                    2. Smoking Smoking or carrying lighted cigars, pipes or cigarettes in the Premises, in the Building, or in front of any tenant’s entrance at
                      the Property is not permitted. Smoking is permitted in the area designated in the Rules and Regulations of the 432 Columbia Street Condominium Trust. In the event that a Tenant or employee of Tenant is found to be the cause of a fire
                      alarm at the Building because of smoking in the Building, such Tenant shall pay for all costs associated with said fire alarm. Tenant or its employees smoking outside of the Building shall dispose of cigarette or cigar butts in trash
                      receptacles and not on the sidewalk or landscaped areas of the Property, in the Parking Lot or in catch basins of the Parking Lot.

                     

                    3. Animals Animals or birds are not allowed in the Building, except for dogs used by the visually or hearing impaired, as
                      except as permitted by Landlord on a case by case basis, in the sole and absolute discretion of Landlord. 

                      

                      4. Electronic Devices No televisions, phonographs, radios, compact disc players, or tape players shall be used such that they are heard or seen outside the Premises.

                     

                    5. Advertising Tenant shall not distribute advertising or promotional materials in the Building or to other tenants and shall not admit into the Building individuals intending to
                      canvas, solicit, or distribute advertising or promotional materials in the Building.

                     

                    6. Electrical and HVAC Rooms Tenant shall not use any electrical room or closet in the Premises or in the Building for any additional purpose. Tenant shall not use any room
                      or closet in which an air conditioning unit is located in the Premises or in the Building for any additional purpose, including the storage of any personal property or equipment, unless specifically permitted in writing by Landlord.
                      Landlord may remove any of Tenant’s personal property or equipment from said rooms or closets without notice to Tenant at no liability to Landlord and may charge the expense incurred by such removal to Tenant. No trash or debris shall
                      be placed in any electrical or air conditioning room or closet in the Premises or in Common Areas.

                     

                    7. Toilets and Sinks Toilets and sinks shall not be used for any purposes other than those for which they were designed or constructed. No substances or materials other than those
                      intended shall be placed in toilets and sinks, and the resulting expense of any stoppage, breakage, or damage shall be borne by Tenant who, or whose employees, agents, visitors, or invitees, shall have caused same.

                     

                    
                      
                        

                    

                    
                    8. Signs Tenant shall not place paper or other signs in Common Areas. Tenant shall not place any sign, symbol, advertisement or the like which may be visible to public view on the
                      exterior of the Premises (including both interior and exterior surfaces of windows) or on any other part of the Building without the prior written consent of Landlord. In the event of a violation of the above rule regarding signs,
                      symbols, advertising and the like by Tenant, Landlord may remove the material without any liability and may charge the expense incurred by such removal to Tenant.

                     

                    9. Directories Tenant’s name will be listed on the main lobby directory by Landlord at Landlord’s expense. Additional names and names of subtenant of Tenant will be
                      listed on the main lobby directory at Tenant’s request and expense by Landlord if space on the directory is available.

                     

                    10. Interior Signs Interior signs displaying the Tenant’s name on Common Area doors or walls are subject to the Rules and Regulations of the 432 Columbia Street Condominium Trust
                      and shall be at the expense of Tenant and shall be of a size, color and style acceptable to Landlord.

                     

                    11. Locks Landlord shall furnish to Tenant a reasonable number of keys to the Building’s entrances and Tenant’s Premises. No additional locks, guards or bolts of any kind may be
                      placed upon any of the doors or windows of Tenant, except with the prior written consent of Landlord. In the event of a violation of the above rule by Tenant, Landlord may remove the additional locks, guards or bolts without any
                      liability and may charge the expense incurred by such removal and repair to Tenant, including the cost for materials and labor for a new door if the existing door is determined by Landlord to be damaged beyond repair. Each Tenant
                      shall, within one day of the termination of its tenancy, return all keys, including bathroom keys to Landlord, whether furnished by Tenant or Landlord. All subtenants shall also return all keys to the Tenant or Landlord. In the event
                      that Tenant does not return all its keys to Landlord or subtenant to Tenant, Tenant shall be responsible for the expense of rekeying the Premises.

                     

                      12. Hazardous Materials Except for those items necessary for the cleaning, maintenance or operation of Tenant’s business, including office supplies which shall be properly stored to
                      minimize the risk of fire and explosion, Tenant shall not bring or permit to be brought or kept in or on the Premises any inflammable, combustible or explosive fluid, chemical, or substance. In the event that any inflammable,
                      combustible or explosive fluid, chemical, or substance is stored in the Premises, such materials shall be stored in its original shipping box or container or in a Tenant-supplied cabinet located in the Premises specifically
                      manufactured for such materials.

                     

                    13. Rules and Regulations of the 432 Columbia Street Condominium: Trust (the “Trust”) In the event that any of the above Rules and Regulations for Fairlane Columbia, LLC are in
                      conflict with the Rules and Regulations of the Trust, the Rules and Regulations of the Trust shall prevail.

                     

                    
                      2

                      
                        

                    

                    
                      EXHIBITE

                      LEGAL HOLIDAYS IN MASSACHUSETTS

                      

                      

                      	
                              *January 1

                            	
                              - New Year’s Day

                            
	 	 
	
                              Third Monday in January

                            	
                              - Martin Luther King, Jr. Day

                            
	 	 
	
                              Third Monday in February

                            	
                              - President’s Day

                            
	 	 
	
                              Third Monday in April

                            	
                              - Patriot’s Day

                            
	 	 
	
                              Last Monday in May

                            	
                              - Memorial Day

                            
	 	 
	
                              *July 4

                            	
                              - Independence Day

                            
	 	 
	
                              First Monday in September

                            	
                              - Labor Day

                            
	 	 
	
                              Second Monday in October

                            	
                              - Columbus Day

                            
	 	 
	
                              *November 11

                            	
                              - Veteran’s Day

                            
	 	 
	
                              Fourth Thursday in November

                            	
                              - Thanksgiving Day

                            
	 	 
	
                              *December 25

                            	
                              - Christmas Day

                            

                      

                      *Should any of these dates fall on a Sunday, the Holiday is observed on the following Monday.

                       

                      
                        
                          

                      

                    

                    
                      EXHIBIT F

                       

                      

                      RULES AND REGULATIONS OF

                      432 COLUMBIA STREET CONDOMINIUM TRUST

                       

                      

                      (See following 14 pages)

                       

                        

                      
                        
                          

                      

                      
                      
                        RULES AND REGULATIONS OF

                        432 COLUMBIA STREET CONDOMINIUM TRUST

                      

                    

                  

                  
                    

                      
                        The following Rules and Regulations constitute an amendment of the Rules and Regulations adopted by the Trustees of the 432 Columbia Street Condominium Trust (the “Trust”), dated 2 March 1995 and recorded at the Middlesex South
                          Registry of Deeds, Book 25255 Page 604.

                        

                        

                        These Rules and Regulations may, from time to time, be amended, modified, rescinded or otherwise changed by the Trustees. Other Rules and Regulations may be adopted by the Trustees. However, a Unit Owner shall not be bound by
                          such amendment, modification, rescission, change or adoption of a new Rule or Regulation until said Unit Owner has notice or such change. For purposes of these Rules and Regulations, notice conspicuously posted upon the Building
                          shall be deemed notice to all. Alternatively Rules and Regulations sent to Unit Owners by certified mail shall he deemed notice to specific Unit Owner.

                        

                        

                        1.0 Statement of Purpose:

                         

                        These Rules and Regulations are adopted by the Trustees of the Trust for the benefit of the Unit Owners in order to maintain the Building and its grounds in a congenial, dignified and  professional manner.

                         

                        2.0 Definitions:

                         

                        
                          Whenever the term Unit Owner is used in these Rules and Regulations it shall be read to mean the unit Owner, his or her employees, agents, servants, invitees, guests, licensees, customers or clients. tenants or subtenants as
                            well as the employees, agents, servants, invitees, guests, licensees, customers or clients of a Unit Owner’s tenants and their tenants or subtenants, as may be appropriate. It shall also apply in the plural in the event that a
                            Unit is owned by one or more persons or entities. Whenever the term Condominium Documents is used in these Rules and Regulations it shall be read to mean the Master Deed, Declaration of Trust, By-Laws and Rules and Regulations
                            as may be amended from time to time. Whenever the term ‘Building’ is used in these Rules and Regulations it shall be read to mean the building itself: including the Common Areas, as well as grounds and any parking areas and is
                            deemed to be interchangeable with and identical in meaning to the word ‘Condominium’. Whenever the term Managing Agent is used in these Rules and Regulations. it shall be read to mean the property manager or property management
                            company for the Trust appointed by the Trustees.

                           

                          

                          
                            3.0 No Obstruction of Common Areas and Facilities:

                          

                          
                            

                            

                            
                              
                                
                                  	 	
                                          a.

                                        	
                                          The sidewalks, entrances, passages, public halls, vestibules, corridors and stairways to or appurtenant to the Building shall not be obstructed or used for any purpose other than
                                            ingress and egress from the Units. No vehicle belonging to a Unit Owner shall impede or prevent ready access to any entrance to, or exit from, the Building by any person or vehicle, without the prior consent of
                                            the Trustees.

                                        

                                

                              

                            

                            

                            

                            
                              
                                	 	
                                        b.

                                      	
                                        No bicycles, carts, wagons or any other items shall be allowed to stand in the public halls, passageways or other public areas of the Building. Delivery companies must not leave boxes
                                          for Unit Owners or tenants in public hall ways, passageways or other public areas of the Building including in front of suite doorways without first determining that the Unit Owner or tenant is not present.

                                      

                              

                               

                              

                              
                                1

                                
                                  

                              

                              
                                
                                  	 	
                                          c.

                                        	
                                          No article (including but not limited to, garbage cans, bottles or mats) shall be placed or stored in any of the halls or on any of the staircases or landings of the Building, unless
                                            prior written permission is given by the Trustees. No fire exit of the Building shall be blocked in any manner. The Trustees, or their representatives, may remove any article stored in any of the halls,
                                            staircases or landings of the Building without notice to the owner of such article at no liability to the Trustees or their representatives.

                                        

                                   

                                  

                                

                                
                                  	 	
                                          d.

                                        	
                                          Unit Owners shall schedule deliveries to their units by vendors at such times, and in such times, and in such manner, as will reasonably minimize traffic congestion adjacent to the
                                            Building. Drivers of vehicles making deliveries to Unit Owners shall not Leave their vehicles unattended except when actually making such deliveries.

                                        

                                

                                

                                

                                4.0 Disturbances:

                                

                                

                                
                                  	 	
                                          a.

                                        	
                                          Except as is reasonably required to construct tenant improvements by Unit Owners, no Unit Owner, or tenant or subtenant, shall make, cause or permit any unusual, disturbing or
                                            objectionable noises, odors or vibrations to be produced upon or emanate from his or her Unit or any appurtenant limited common elements or areas or permit anything to be done therein that will interfere with the
                                            right. Comforts or conveniences of any other occupants of the Building. For the Construction of tenant improvements. Unit Owners performing such work shall make reasonable efforts to perform work which may create
                                            objectionable noise, odors or vibrations outside of business hours of adjacent Unit Owners or tenants. No televisions, photographs, radios, compact disc players or tape recorders shall be used such that they are
                                            heard or seen outside of a Unit Owner’s or tenant’s premises.

                                        

                                

                                

                                

                                
                                  
                                    
                                      	 	
                                              b.

                                            	
                                              No noxious or offensive activity shall be carried on in the Condominium, nor shall anything  be done therein which may be or become an annoyance or nuisance to the other Unit
                                                Owners or occupants. No Common Area shall be decorated or furnished by any Unit Owner, tenant or subtenant in any manner. Unit Owners and tenants shall not distribute advertising or promotional materials in
                                                the Building or to other Unit Owners or tenants of the Building, unless approved in each instance by the Trustees, and shall not admit into the Building individuals intending to canvas, solicit or otherwise
                                                distribute advertising or promotional  materials in the Building.

                                            

                                    

                                  

                                

                                

                                

                                5.0 Leases:

                                

                                

                                Any Unit Owner may lease or rent his or her Unit, subject to the following conditions and any conditions contained in the Condominium Documents:

                                

                                

                                
                                  	 	
                                          a.

                                        	
                                          All leases and occupancy agreements must expressly provide that the lease or occupancy agreement shall be subject to the Master Deed, Declaration of Trust, ByLaws and the Rules and
                                            Regulations of the Condominium, as most recently amended prior to the execution of the lease or occupancy agreement, and contain the following notice, in capital letters :

                                        

                                

                                

                                

                                
                                  2

                                  
                                    

                                

                                ‘‘IMPORTANT CLAUSE

                              

                               

                              

                              HE BUILDING IN WHICH THIE UNIT OR PART OF A UNIT IS  BEING LEASED IS  LOCATED IS A CONDOMINIUM BUILDING - NOT A RENTAL BUILDING. THE BUILDING MAY BE OCCUPIED BY A
                                COMBINATION OF UNIT OWNERS AND TENANTS OR LICENSEES. BY SIGNING THIS LEASE. LICENSE OR OCCUPANCY AGREEMENT, THE TENANT OR LICENSEE ACKNOWLEDGES THAT HE OR SHE HAS BEEN FURNISHED WITH A COPY OF THE MASTER DEED OF
                                THE CONDOMINIUM, THE DECLARATION OF TRUST OF THE CONDOMINIUM AND THE BY-LAWS AND RULES AND REGULATIONS THERETO AND THAT HE OR SHE HAS READ THEM AND UNDERSTAND THEM AND THAT HE OR SHE WILL COMPLY IN ALL RESPECTS WITH THE
                                SAME. THE TENANT OR LICENSEE ALSO UNDERSTANDS THAT IN THE EVENT THAT HE OR SHE FAILS TO COMPLY, THE TENANT OR LICENSEE MAY BE EVICTED BY THE TRUSTEES OF THE CONDOMINIUM TRUST (WHO ARE ELECTED BY THE UNIT OWNERS).
                                THE PROVISIONS OF THIS CLAUSE TAKE PRECEDENCE OVER ANY OTHER PROVISION OF THIS LEASE LICENSE OR OCCUPANCY AGREEMENT.’’ 

                               

                            

                            And shall contain the following section in addition to the foregoing notice:

                          

                          

                          
                            “Any failure by the Tenant to comply in all respects with the provisions of the Master Deed of the Condominium, the Declaration of Trust and the By-Laws and Rules and Regulations thereto shall constitute a material default
                              in this lease, license, or occupancy agreement, and in the event or such default (“Default”), the Trusteed of the condominium Trust shall have the following rights and remedies against both the Unit Owner and the Tenant, in
                              addition lo all other rights and remedies that Trustees and the Unit Owners (other than the owner of the affected Unit) have or may in the future have. against both the owner of the affected Unit and the tenant. all rights and
                              remedies of the Trustees and the Unit Owners (other than the owner of the affected Unit) being deemed at all times to be cumulative and not exclusive. In addition, 

                             

                              
                                
                                  
                                    
                                      	
                                              i.

                                            	
                                              The Trustees shall have the right to give written notice of the Default to both the Tenant, and the Unit Owner. Said notice shall be deemed properly given if left in any part of the Unit, addressed to the
                                                Tenant, and mailed postage pre-paid, registered or certified mail. return receipt requested. addressed to the Unit Owner at such address as appears on the records of the Trustees, or by delivering said notice
                                                in hand, or be delivering said notice in any other manner permitted by law.

                                            

                                    

                                  

                                

                                 

                                
                                  
                                    	
                                            ii.

                                          	
                                            If the Default continues for five days after the giving of said notice, then the Trustees shall have the right to levy lines against the Unit Owner in accordance with the By-Laws, and terminate the tenancy
                                              by giving notice in writing to quit to the Tenant in any manner permitted by the Trustees, or both. A copy of such notice shall be delivered or mailed to the Unit Owner in the manner set forth here in above.
                                              Thereafter, the Trustees may initiate and prosecute a summary process action against the Tenant under the provisions of Massachusetts General Laws, in the name of the Unit Owner or in the name of the Trustees,
                                              or both.

                                          

                                  

                                   

                                  
                                    	
                                            iii.

                                          	
                                            The Trustees shall be entitled to levy a fine or fines, or give a notice or notices to quit, followed by a summary process action or actions, and the Trustees’ election to pursue
                                              any of the foregoing remedies shall in no way prohibit them from pursuing all of the foregoing remedies, either at the same time, or in the event of any further default.

                                          

                                  

                                   

                                  
                                    
                                      	
                                              iv.

                                            	
                                              All of the expenses incurred by the Trustees in giving notices. and notices to quit and maintaining and pursuing summary process actions and appeals therefrom. shall be entirely at the expense of the Unit
                                                Owner of the  affected unit. Such costs and expenses may be enforced and collected against the Unit Owner and Unit as if the same were common charges owed by the Unit Owner.

                                            

                                    

                                     

                                    

                                    
                                      3

                                      
                                        

                                    

                                     

                                

                              

                            

                          

                        

                      

                    

                  

                  	v

                        	
                          The Unit Owner shall make reasonable efforts, at his or her expense and upon his or her initiative, to inform rental agents of the provisions of this section and shall, at his or her expense, and upon his or her initiative,
                            furnish copies of the Condominium Documents to the Tenant and cause the lease or occupancy agreement to be prepared in conformity with the provisions of’ this section.

                        

                   

                    
                      	
                              vi

                            	
                              Any renewal or extension of any lease or occupancy agreement shall be subject to the prior written approval of the Trustees in every instance. Such approval shall not limit any rights or remedies of the Trustees or Unit
                                Owners in the event of a subsequent default.

                            

                    

                    

                    

                    
                      	
                              vii.

                            	
                              A true copy of every lease or occupancy agreement shall be delivered to the Trustees forthwith upon its execution.

                            

                    

                    

                  

                  
                    	
                            viii.

                          	
                            Notwithstanding anything to the contrary herein, and notwithstanding any custom, law or usage to the contrary,
                                it is expressly understood and agreed that neither the Trustees, nor the Unit Owners shall ever bear any personal liability with respect to any lease or the use and occupancy of a unit
                                by a Tenant.

                          

                  

                  

                  

                  
                    	
                            ix.

                          	
                            Every lease, license or occupancy agreement, shall have attached thereto, and incorporated therein by reference, a copy of this section 5.0 of the
                                Rules and Regulations.

                          

                  

                   

                  
                    
                      	
                              b.

                            	
                              All leases. lease amendments and occupancy agreements must include the following revised and excerpted language from Section 8.0 (i) from these Rules and Regulations:

                            

                    

                  

                   

                  “If a tenant (or, in each case below, a unit owner) offers any of its employees parking in the Parking Lot, then the tenant has the option of charging such
                    employee market rate for parking, or, alternatively, if the tenant charges any of its employees less than the current monthly market rate for parking, then the tenant will offer such employees an equivalent monthly  payment to support
                    the employee’s commute  by walking, biking. transit or carpool. In the event that an employee chooses to use the equivalent monthly payment for transit, tenants will use best efforts to enroll in the MBTA pass program
                      to provide an employee with the ability to purchase a pass using pre-tax wages. ‘Equivalent monthly payment’ means the remainder of the current monthly market rate for parking less the fee paid for parking  by an employee. For
                    example, if the current monthly market rate is $200 and an employee is being charged $50 per month by the employer, then the equivalent monthly payment equals $150 per month. Any tenant may charge certain  employees  for parking at
                    market rate in the Parking Lot and other employees may be charged at less than the current monthly market rate for parking in the Parking Lot with the tenant providing such employees with the equivalent monthly benefit option.”

                   

                  	6.0	
                          Use of Premises:

                        

                   

                  	

                        	a.	
                          No window guards, except as may be required by law, or other window decorations shall be used in or about any Unit, except as shall have been approved in writing by the Trustees. 

                            Such approval shall not be unreasonably withheld or delayed. In no event shall any exterior glass surfaces of any windows at the Building be colored or painted.

                          

                        

                   

                  
                    4

                    
                      

                  

                  	

                        	b.	
                          No radio or television aerial or other object shall be attached to or hung from the exterior of the Building. No sign, notice, advertisement or illumination (including, without limitation. “For Sale”, ‘‘For Lease” or “For
                            Rent” signs) shall be inscribed or exposed on or at any window or other part of the Building by any unit Owner, tenant or subtenant except as such are permitted by the Condominium Documents or shall have been approved in writing
                            by the Trustees. In the event of a violation of this rule regarding signs, the Trustees or their representatives may remove the material without any liability and may charge the expense incurred by such removal to the owner of
                            such material. See Exhibit A regarding Common  Area Signage.

                        

                   

                  	

                        	c.	
                          Nothing, including ventilation ductwork, shall be projected from any window of a Unit or attached to the facade of the Building. without similar approval and, in the case of ventilation ductwork, compliance with all
                            applicable state regulations and approval by all applicable public agencies. In no event shall ductwork be visible from any window on the 1st and 2nd floors of the
                            Building and in the instance of visibility from any Building penthouse. such ductwork shall be designed for minimal visual impact..

                        

                  

                  

                  	

                        	d.	
                          Nothing shall be done in any Unit or in, on or to the Common Areas or Facilities which will impair the structural integrity of the Condominium.

                        

                  

                  

                  
                    	 	
                            c.

                          	
                            Nothing shall be done or kept within any Unit which will increase the rate of insurance on the Building, or the contents thereof; applicable for commercial office usage, without the prior written
                              approval or the Trustees. No Unit Owner or tenant or subtenant. shall permit or allow anything to be done. or kept in his or her Unit, on in the Common Areas or facilities. which may result in the cancellation of insurance on
                              the Building or the contents thereof or which may be in violation of any law or governmental regulation.

                          

                  

                   

                  	

                        	r.	
                          Damage by fire or accident affecting any Unit, Common Area, or liability of the Unit Owners of the Condominium Trust (or which may affect their liability) shall be promptly reported to the Trustees immediately following the
                            occurrence or discovery thereof.

                        

                   

                  	

                        	g.	
                          Any damage to the Building caused by a Unit Owner shall be repaired at the expense of the Unit Owner. The Condominium Trust. at its sole option. may cause the damage to be repaired or may order the Unit Owner to begin
                            immediate repair of the damage. In the event that the Condominium Trust incurs any expense to repair the damage, the reasonable cost of the work to repair such damage plus a 5% construction management fee to the Condominium
                            Trust shall constitute a lien upon the Unit in the event that the Unit Owner fails to pay the Condominium Trust within thirty (30) days of receiving an invoice.

                        

                   

                  	

                        	h.	
                          Each Unit Owner is responsible to keep his or her Unit in a good state of repair, preservation, condition and cleanliness.

                        

                   

                  	

                        	i.	
                          Unit Owners, tenants and subtenants, their employees, agents, servants, invitees, guests, licensees, customer or clients shall at no time enter upon, or attempt to enter upon, the roof of the Building except in an emergency.

                        

                   

                  
                    5

                    
                      

                  

                  
                  
                    
                      	

                            	
                              j.

                            	
                              
                                The Trustees, the Superintendent and the agents of the Condominium Trust or of the Managing Agent, and any contractor or workman authorized by the Condominium Trust, or the Managing Agent, may enter into any Unit at any
                                  reasonable time for the purpose of inspecting such Unit for the presence or any vermin. insects or other pests and for purpose of taking such measures as may be necessary to control or exterminate any Such vermin, insects
                                  or other pests; however, such entry. inspection and extermination shall be done in a reasonable manner so as not to unreasonably interfere with the use of such Unit for its permitted purposes. The Trustees may mandate that
                                  a Unit Owner retain the services of a pest control firm until any infestation has been brought under control. No food shall be left accessible in the Condominium common areas or in specific units of the Condominium, i.e.
                                  not in sealed metal or plastic containers.

                              

                            

                    

                    

                    	

                          	k.	
                            The Trustees, or their designated agent, shall retain a passkey or access code to all Units for use in emergency situation or for access to repair or maintain Common Elements. No Unit Owner. tenant or subtenant, shall alter
                              any lock or install a new lock on any door of a Unit without the prior written consent of the Trustees. If such approval is granted, the Unit Owner shall supply the Trustees with the key or keys to any altered or new lock.

                          

                     

                    	

                          	l.	
                            
                              All personal property of the Unit Owners, or any other occupant of a unit. whether in a unit, or in the Common Areas and facilities, or in the Parking Spaces. or elsewhere on the Condominium property, shall be kept
                                therein at the sole risk and responsibility of the respective Unit Owner or occupant, and the Trustees shall have no responsibility therefore.

                            

                          

                     

                    

                    
                      	

                            	m.	
                              All garbage and trash within every Unit must be placed in scalable or closeable receptacles designated for refuse collection, No garbage. trash, or recycled materials shall be placed elsewhere upon any of the Common Areas
                                and facilities except by the trash compactor and with the approval of the Superintendent.

                            

                    

                     

                    
                      	
                              7.0

                            	
                              Late Fees:

                            

                    

                     

                    
                      	 	
                              a.

                            	
                              
                                The monthly common area fee is due, in advance, as of the first day of the mon th. Any fee payable by a Unit Owner to the: Condominium Trust received after the I 5th clay of the month in which it is payable, or more than 15 days after it is payable, shall he subject to an additional fee. Such additional fee shall be deemed an unpaid common area charge.
                                  The additional fee payable shall be as follows:

                              

                            

                    

                     

                    	

                          	1.	
                            In the event a payment, which is due as of the first of the month, is received after the 15th of the month but before the first day of the
                              next month, an additional unpaid common area charge of $200 shall be due and payable. If payment is not received before the first day of the next month. an additional unpaid common area charge of.$200 shall be: due and payable
                              for each calendar month that the amount, or any portion of the amount, remains outstanding.

                          

                    

                    

                    	

                          	2.	
                            
                              In the event a payment, which is due on some date other than the first of the month, is received after the 15th day from the date it was
                                payable but before the 31st day from the date it was payable, an additional unpaid common area charge of $200 shall be due and payable. If
                                payment is not received before the 31st day of the date on which it was payable, an additional unpaid common area charge of $200 shall be due
                                and payable for each 30 day period, or any part thereof, during which the amount. or any portion of the amount remains outstanding.

                            

                          

                     

                    
                      
                        	 	
                                b.

                              	
                                All payments received by the Condominium Trust will be applied first against the oldest amount due, including any additional fee charges, interest or collection fees (including attorney’s fees and legal costs) that may
                                  be due.

                              

                         

                        

                      

                    

                    
                      6

                      
                        

                    

                    
                      	
                              8.0

                            	
                              Miscellaneous:

                            

                    

                     

                    	 	a.	
                            
                              Superintendent: No Unit Owner shall attempt to direct. supervise, or in any manner attempt to control or request favors of the building superintendent retained by the Trust’s property management company or any employee of
                                the Trust. No Unit Owner, tenant or subtenant shall send any employee of the Condominium Trust or of the Managing Agent out of the Building on any private business except as provided under Clause (i) below.

                            

                          

                     

                    	

                          	b.	
                            Moving: The Unit Owner must notify the Trust’s Managing Agent, at least five (5) business days prior to any unit occupant or tenant moving in or out of a Unit. of the date of the move. All moves must begin and be completed
                              off-hours, before 8AM or after 5PM Monday to Friday except for Building Holidays and weekends. Movers shall put down Masonite boards in Common Area hallways before heavy dollies or carts are operated in Common Areas. Unit
                              Owners must provide the Managing Agent a Certificate of Insurance. from the moving company listing 432 Columbia Street Condominium Trust as the Certificate Holder and the Unit Owner, the Condominium Trust and the Managing
                              Agent as an additional insureds.

                          

                     

                    	

                          	c.	
                            Moving Fee: The Unit Owner is responsible for paying a move in and move out fee to the Condominium, to be paid within thirty (30) days of the move in. The fee shall be the fee as then most currently set by the Trustees and
                              is subject to change without notice. The fee is initially set at two hundred dollars ($200). The Trustees may, in their discretion, waive this fee.

                          

                     

                    	

                          	d.	
                            
                              Water Heaters: All new and replacement electric on-line water heaters shall be equipped with an automatic shutoff device (such as Wags valves by Taco) in case of leaks. Such installations shall be capable of automatically
                                closing the water supply line in the event of heater failure or pipe leaks. Unit Owners shall provide to the Managing Agent, when requested, an inventory. including age, presence of an automatic shut-off valve or drain pan,
                                and location of all hot water heaters in their Units. The Building Superintendent may enter the Units of the Building to inspect the Units for hot water heaters if Unit Owners do not provide such an inventory.

                            

                          

                     

                    	

                          	e.

                          	
                            Wires and Cables: No unit owner or tenant may install telephone, data or any other wiring in another Unit without the express prior written approval of that Unit Owner. New connections from any Unit to the Building
                              telephone closet located in Suite 9 of Unit B-1 shall be made only through a surface raceway from the telephone closet to the common areas adjacent to Units 15A, 15B and 17B and then to the common area sub-closets or the Unit
                              the connections will serve. Wiring or cables shall be in a dark color and specifically, not white or yellow and shall be tied to other, wiring or cables following the same route. No wiring or cables shall be hung or
                              intertwined with sprinkler piping or sprinkler heads. The Building Superintendent shall be present during the initial entry by any telecommunications provider into Suite 9. Any such installation shall be paid for by the Unit
                              Owner requiring such service and only after specific details and routes have been submitted to and approved by the Trustees. The Trustees shall have the right, but not obligation. to direct Unit Owners failing to comply with
                              this Rule to make and pay for a properly complying installation and/or correct any non-complying installation at the Unit Owner’s expense. Installation of new or changed service by any telecommunications provider shall be
                              completed during normal business hours of the. Building Superintendent, which may be changed from time to time. For the purposes of this section, the hours of the Building Superintendent are 8AM to 4PM, Monday to Friday.
                              except for Building Holidays.

                          

                    

                    
                      7

                      
                        

                    

                    	

                          	f.	
                            
                              Vehicles are to be parked only in the designated areas and shall only park in lined spaces for no more than the designated time frame. No more than one vehicle shall be parked in a single parking space. except for
                                motorcycles and motor scooters but only in spaces designated by the Trustees. No Unit Owner, employee of any Unit owner or his or her tenant shall park at any time in a Visitor’s Parking Space. The Superintendent shall have
                                standing instructions to have such vehicles towed at the Owner’s expense. Handicapped-designated spaces shall only be occupied by those vehicles with a handicapped designation visible on or in the vehicle. Vehicles shall not
                                block staircases or the Building’s loading dock. No vehicles belonging to vendors servicing the Building, a Unit Owner, or a tenant of a Unit Owner shall park in a Visitor’s Parking Space. In the event of an anticipated snow
                                storm with estimates of over four inches of snow, al I vehicles must be removed from all of the Building’s parking lots prior to 12AM on the evening of the anticipated storm.

                            

                          

                    

                    	

                          	g.	
                            Loading Dock. Only conventional daily office trash shall be disposed of at the loading dock. Unit Owners and their tenants shall make their own arrangements for the disposal of extraordinary trash such as furniture,
                              computers and electronic equipment, at the discretion of the Superintendent. Unit Owners and their tenants must not overburden the loading dock with deliveries or packages being picked up by overnight delivery services, such
                              as the USPS. FedEx. UPS or DHL. Unit Owners, and their tenants must follow procedures provided by the Trustees and may be requested lo remove items from the loading dock if the Trustees determine that the loading dock is
                              overburdened. Unit Owners and their tenants must not block access to the dumpster access panel in the loading dock by deliveries, packages being picked up, recycling materials or other trash. All deliveries that arrive on
                              pallets must be broken down prior to leaving the loading dock. Pallet jacks arc not permitted in Common Area hallways. All pallets must return with delivery driver. Pallets left in the loading clock or elsewhere in the
                              Building from a delivery will be removed by the Trust at the Unit Owner’s expense.

                          

                     

                    	

                          	h.	
                            
                              City of Cambridge Parking and Transportation Demand Management (PTDM) plan (2000 Requirements). To maintain compliance with a City Permit for additional parking spaces, a range of information on employee travel Mode
                                Split, Carpooling, etc. and other information is required by the City on an annual basis, Failure of the Condominium to provide such information on a timely basis may result in withdrawal of the Permit, fines or other
                                serious sanctions. All Unit Owners are obliged to provide the requested information on an urgent basis, on behalf of their or their tenants’ employees. The Condominium Trustees may seek any damages suffered by the
                                Condominium as a result of failure in this regard from a Unit Owner who fails to provide accurate and timely information.

                            

                          

                     

                    	

                          	i.	
                            
                              City of Cambridge Parking and Transportation Demand Management (PTDM) plan (2020 Requirements). If a tenant (or, in each case below. a unit owner) offers any of its employees parking in the Parking Lot, then the tenant
                                has the option of charging such employee market rate for parking. or, alternatively, if the tenant charges any of its employees less than the current monthly market rate for parking, then the tenant will offer such employees
                                an equivalent monthly payment to support the employee’s commute by walking, biking, transit or carpool. In the event that an employee chooses to use the equivalent monthly payment for transit,  tenants will use best
                                  efforts to enroll in the MBTA pass program to provide an employee with the ability to purchase a pass using pre-tax wages. ‘Equivalent monthly payment’ means the remainder of the current monthly market rate for
                                parking less the fee paid for parking by an employee. For example, if the current monthly market rate is $200 and an employee is being charged $50 per month by the employer, then the equivalent monthly payment equals $150
                                per month. Any tenant may charge certain employees for parking at market rate in the Parking Lot and other employees may be charged at less than the current monthly market rate for parking in the Parking Lot with the tenant
                                providing such employees with the equivalent monthly benefit option.

                            

                          

                     

                    
                      8

                      
                        

                    

                    	

                          	j.	
                            Superintendent. The Superintendent’s responsibilities are for the maintenance and operation of the Condominium as a whole. Unit Owners or their tenants may request extraordinary services form the Superintendent which he may
                              undertake with the specific approval of the Trustees. Such work will not be commenced without completion of a Maintenance Request. and Work Order form, and shall be billed to the appropriate Owner or tenant  at hourly rates
                              and material mark-ups as established from time to time by the Trustees. The Superintendent has a list of those work items deemed ‘extraordinary’.

                          

                    

                    

                    	

                          	k.	
                            
                              Access Cards. A fee established by the Trustees is levied for the issuance of access cards to employees at the Condominium.

                            

                          

                    

                    	

                          	l.	
                            
                              Space Heaters. No electric space heaters shall be used in the Building unless specifically approved by the Trustees.

                            

                          

                     

                    

                    
                      
                        	 	
                                m.

                              	
                                Smoking. Smoking or carrying lighted cigars. pipes. cigarettes. e-cigarettes, or marijuana or similar products anywhere in the Building or grounds of the Building is not permitted, except in
                                  designated smoking areas of the Building as described below or in parked vehicles with closed windows, except that marijuana or similar products may not be smoked in the designated smoking areas of the Building. In the
                                  event that a Unit Owner, tenant or employee of such Unit Owner or tenant is found to be the cause of a fire alarm at the Building because of smoking in the Building, such Unit Owner or tenant shall pay for all costs
                                  associated with said fire alarm. Unit Owners, tenants or employees of Unit Owners or tenants smoking outside of the Building shall not dispose of cigarette or cigar butts in the parking lot or landscaped areas of the
                                  Building. No smoking is permitted within 50 feet of any entrance or exit of the Building, any driveway entrance of the Building. or any window of the Building. The Trustees of the Condominium have designated the concrete
                                  areas designated on the attached plan dated December 2015 as the smoking areas of the Building.

                              

                      

                       

                    

                    	

                          	n.	
                            
                              Bicycles. Bicycles must be located in the concrete area designated on the attached plan as the location of the Building’s bicycle area and bicycle racks. No bicycle parking is permitted elsewhere in the parking lot,
                                landscaped areas, sidewalks or attached to fences of the Building, except for the bicycle stands located at the Windsor Street entrance of the Building. Bicycles used by employees and guests of Unit Owners and tenants are
                                permitted inside the Building, but must be lifted above the carpeted areas of the Common Areas of the Building. 

                              

                            

                          

                     

                    	

                          	o.	
                            
                              Animals. Animals or birds are not allowed in the Building without the written permission of the Trustees of the Trust, except for dogs used by the visually or hearing impaired. See Exhibit B regarding Pet Visitation.

                            

                          

                     

                    	

                          	p.	
                            
                              Motorcycles. The Rules and Regulations shall apply to motorcycles and motorized scooters in the same manner as other vehicles, except that motorized scooters may park in the hatched area adjacent to Parking Space 115 and
                                two motorcycles may park in Parking Space 124. Prior to parking in the hatched area adjacent to Parking Space 115 and in Parking Space 124, Unit Owners and tenants with employees using motorized scooters and motorcycles must
                                sign a license with the Condominium Trust allowing such parking. The Condominium Trust may charge a monthly fee for such parking. Motorcycles and motorized scooters must not park on any sidewalk of the Building and are
                                subject to towing for failure to comply with this provision.

                            

                          

                  

                  

                  

                  
                    9

                    
                      

                  

                  
                  
                    
                      	 	
                              q.

                            	
                              
                                Suite/Unit Door Signs: For any entrance door to a suite or unit abutting the Building’s Common Area, only one sign or no greater than 150 square inches shall be permitted on the entrance door or the walls adjacent to
                                  the entrance doors to a suite or unit, whether the entrance is comprised of single or double doors. Additional or larger signs may be approved by a vote of the Condominium Trustees. Temporary signs or additional entry
                                  equipment at the entrance door or a suite or unit shall be permitted only by the Managing Agent or by a vote of the Condominium Trustees.  See Exhibit A regarding Common Area Signage

                                

                              

                            

                    

                    

                    

                    
                      	 	
                              r.

                            	
                              Handicapped Parking Spaces: Any employer of a person using a handicapped parking space in the Building’s parking lot on a regular basis must pay to the Trust the market rent for Trust parking spaces. The employer must
                                enter into a license agreement with the Trust for such space.

                            

                    

                     

                    
                      	 	
                              s.

                            	
                              Vendor, Contractor or Subcontractor: Should a vendor, contractor or subcontractor of a unit Owner fail to follow the instructions of the Property Manager or Building Superintendent or the procedures of the Condominium
                                Trust prescribed in the Rules & Regulations or engage in gross negligence or willful misconduct at the Building, the Condominium Trustees may inform the Unit Owner that the vendor, contractor or subcontractor may not
                                perform any additional services at the Building. Any vendor, contractor or subcontractor performing fire alarm work or installation, mist coordinate with the Managing Agent, not the Building Superintendent, regarding testing
                                and connecting to the Building’s main fire alarm panel.

                            

                    

                     

                    
                      	 	
                              t.

                            	
                              HVAC Units: Unit Owners installing new HVAC units must provide the Trust’s Managing Agent with the location on the roof or grounds, serial number and model number. Locations of new HVAC units must be approved by the
                                Managing Agent to ensure that the proposed location does not prevent water from reaching roof drains or block emergency egress paths. Unit Owners must remove old HVAC units from the roof or grounds at the time of installing
                                new units. Evidence or removal must be provided to the Managing Agent. All costs for installing new units and removing old units shall be borne by the Unit Owner installing or removing the units. All roof installations,
                                whether for HVAC or telecommunication purposes must have rubber pads under wooden or plastic blocking.

                            

                    

                     

                    
                      	 	
                              u.

                            	
                              Windows: Unit Owners replacing exterior window frames and windows must use frames with the color ‘Hartford Green’ (or an exact match of a window frame manufacturer). matching Hartford Green sealant such as Dow Corning 790
                                “Blue Spruce”, Precora 864 Tremco Dymonic FC, and clear glass to match existing window frames and window glass. Prior to installation or sealant maintenance, window frames, sealant. and windows must be approved by the
                                Trustees. The Trustees reserve the right to deny approval of window frames, sealant. and window glass even if said frames, sealant and glass have been purchased by Unit Owners. Unit Owners must replace windows with broken
                                thermopane seals within six (6) months of notification by the Condominium Trustees or Managing Agent. In the event that the Unit Owner has not replaced such windows. the Trust may enter the Unit and replace the window. In
                                the event that Unit Owner’s failure lo apply sealant or to replace a leaking window causes water damage to another Unit Owner’s Unit or the personal property of the other Unit Owner or its tenant, the Trust may enter the
                                Unit with the failed window or failed sealant and replace the window or apply sealant. If a window or windows are replaced or sealant applied. the Trust will charge the Unit Owner for the cost of goods and services provided
                                by the window installation company plus a 5% construction management fee and shall constitute a lien upon the Unit in the event that the Unit Owner fails to pay the Condominium Trust within thirty (30) days or receiving an
                                invoice.

                            

                    

                     

                    

                    
                      10

                      
                        

                    

                    
                      	 	
                              v.

                            	
                              Emergency Egress: Unless an emergency has occurred at the Property, occupants of the Property shall not use the exit doors on the first floor. second floor and penthouse which lead via metal staircases into an emergency
                                egress alley located behind the adjacent Shell Station at 1001 Cambridge Street. Construction and telecommunications company personnel may use this emergency egress alley to remove debris from the Building, to service or
                                install HVAC equipment, or to service or install telecommunications equipment with the approval of the Managing Agent.

                            

                    

                     

                    
                      	 	
                              w.

                            	
                              Skylights and Screens: All new skylights must have protective screens installed on the roof with such screens subject to the approval of the Managing Agent. In the event that a  Unit Owner fails to install a protective
                                screen on the roof within sixty (60) days after receiving notice from the Managing Agent, the Trust may install the protective screen. If a protective screen is installed, the Trust will charge the Unit Owner for the cost of
                                goods and services provided by the screen installation company plus a 5% construction management fee and shall constitute a lien upon the Unit in the event that the Unit Owner fails to pay the Condominium Trust within thirty
                                (30) days of receiving an invoice.

                            

                    

                     

                    
                      	 	
                              x.

                            	
                              Building Permit: Any Unit Owner spending over $l0,000 for new construction in a Unit shall be required to receive a building permit from the Inspectional  Services  Department of the City of Cambridge. A copy of such permit shall be provided to the Managing upon receipt of the permit from the City of Cambridge.

                            

                    

                     

                    
                      	 	
                              y.

                            	
                              Deliveries at Common Area Mailboxes: Unit Owners, tenants and their employees shall not overburden the mailbox area in the Building’s lobby with personal deliveries. Unit Owners and tenants shall remove boxes from the
                                mailbox area on a daily basis to ensure access to the Building’s mailboxes and to retain the professional appearance of the Building’s lobby.

                            

                    

                     

                    
                      	 	
                              z.

                            	
                              Trust’s Managing Agent: As of the date of these amendments to the Rules and Regulations, the Trust’s Managing Agent is Lincoln Properly Company, 1 Van de Graaff Drive, Lower Level, Burlington, MA 01803.

                            

                    

                     

                    	

                          	
                            aa. 

                          	Within each Unit Owner’s Unit or each tenant’s premises, Unit Owners and tenants shall observe and comply with the public health guidelines of the United States Centers for Disease
                            Control and any and all federal, state, and local authorities with jurisdiction over the Building, Units or a tenant’s premises (collectively, the ‘‘Public Health Guidelines”).

                     

                    

                    
                      	 	
                              bb.

                            	
                              Within  all  areas of the Building outside the Units and tenant’s premises, Unit Owners and tenants shall monitor and cause compliance with Public Health Guidelines and with the Trust’s
                                regulations and protocols (“Trust Protocols’’) to avoid transmission or COVID-19 and other contagious diseases by every person acting by. through, or on behalf of Unit Owners and tenants, provided that any such Trust
                                Protocols shall have been communicated to Unit Owners and tenants in advance orally, by written correspondence, or by posted signage. Trust Protocols may include, but are not limited to, requiring that individuals wear face
                                masks covering the mouth and nose; requiring that individuals maintain social distancing of at least 6 feet apart; limiting or prohibiting gatherings in common areas; and changing pedestrian traffic patterns in lobbies,
                                stairwells, elevators, and other common areas.

                            

                       

                      

                    

                    
                      11

                      
                        

                    

                    
                      	 	
                              cc.

                            	
                              The Managing Agent shall have the right. but not the obligation, to (a) screen any person seeking entrance to the Building for symptoms of contagious disease (including but not limited to
                                COVID-19), which screening may include, without limitation, a temperature scan, and (b) deny entry lo the Building to any person exhibiting symptoms of contagious disease (including but not limited to COVTD-19), including
                                those persons exhibiting an elevated body  temperature. All persons entering the Building shall cooperate with any such procedures.

                            

                    

                     

                    
                      	 	
                              dd.

                            	
                              Unit Owners and tenants shall immediately report to the Managing Agent (Lincoln Property Company as of the date of these Rules & Regulations) if Unit Owners and tenants becomes aware that
                                any individual present in the Building visiting a Unit Owner or tenant within the last 7 days: (a) had a confirmed case of COVID-19. at the time of such visit. or (b) has since been diagnosed with COVID-19. In each such
                                case. Unit Owners and tenants should use extreme care not to disclose the name or other identifying information of the individual in question. Unit owners and tenants shall cooperate with the Managing Agent and its
                                representatives to identify any areas outside of the Unit or tenant’s premises that were accessed by such individual during such visit or visits to the Building. such as bathrooms. vending machines and Common Area seating
                                areas.

                            

                    

                     

                    
                      	 	
                              ee.

                            	
                              City of Cambridge Parking and Transportation Demand Management (PTDM) plan (Additional 2020 Requirements). Unit owners are required to report to the Managing Agent annually by April 1st 1) the number of spaces owned, 2) the number of spaces used by  the Unit Owner, 3) the number of spaces leased to tenants of the Unit Owner,
                                and 4) the number of spaces which Unit Owners lease from other Unit Owners.

                            

                    

                    

                    

                    REMAINDER OF PAGE LEFT INTENTIONALLY BLANK

                  

                  

                  

                  
                    12

                    
                      

                  

                  These amendments to the Rules and Regulations are hereby adopted by the consent of the Trustees of the 432 Columbia Street Condominium Trust this 7th
                    day of August, 2020.
                     

                    VOTE OF TRUSTEES

                     

                    Reference is made to the 432 Columbia Street Condominium Trust dated 22 January 1988, recorded in the Middlesex County Registry of Deeds Book 18837, Page 158. Pursuant to Section 7 of the By-Laws of the Trust. the Trustees
                      unanimously voted to adopt the above amended Rules and Regulations with Exhibits A and B. These Rules and
                      Regulations shall be effective as of the latter of August 31, 2020 or the date a copy is actually received by a Unit Owner or posted in the Condominium.

                     

                    IN WITNESS HEREOF the parties hereto have signed this vote of trustees this 7th of August. 2020,

                    

                    

                  

                  
                    	/s/ Brain Bai	

                          	

                          
	Brain Bai, Trustee

                          	

                          	Witnessed:
	

                          	

                          	

                          
	/s/ Michael Grill	

                          	

                          
	Michael Grill, Trustee

                          	

                          	Witnessed:
	

                          	

                          	

                          
	/s/ Hillary Brown	

                          	

                          
	Hillary Brown, Trustee

                          	

                          	Witnessed:

                  

                  

                

                
                  13

                  
                    

                

                 

                 

                

                
                  
                    

                

                
                  EXHIBIT A

                  RULES AND REGULATIONS

                  432 COLUMBIA STREET CONDOMINIUM TRUST

                   

                  COMMON AREA SIGNAGE

                  

                  RULES & REGULATIONS

                   
                    

                  

                  

                  In addition to the rules regarding signage in the existing Rules and Regulations, the Trust prohibits posting signage in the Building common areas without prior written permission of the Trustees. The
                    Trustees hereby provide authority to the Managing Agent to provide permission or denial to Unit Owners. tenant or subtenant for proposed signage. The following Common Area Signage Rules & Regulations are provided below to clarify
                    this building policy.

                   

                  	

                        	1.	
                          All proposed signage must be presented to Trustees or Managing Agent for authorization 24-hours prior to the requested posting date and time.

                        

                   

                  	

                        	2.	
                          Any and all signage must receive written authorization from Trustees and/or Managing Agent.

                        

                   

                  
                    	 	
                            3.

                          	
                            Any and all signage must be printed, laminated and professional in appearance. Hand-written and/or non-laminated paper signage will not be authorized.

                          

                  

                   

                  	

                        	4.	
                          Overnight signage must be posted after 5:00pm and removed prior to 8:00am, Monday through Friday.

                        

                   

                  	

                        	5.	
                          Weekend signage must be posted after 5:00pm on the appropriate Friday and removed prior to 8:00am on the following Monday.

                        

                  

                  

                  	

                        	6.	
                          Any and all adhesive used to post signage must be completely and appropriately removed immediately upon removal of signage. Any and all damage caused by the installation or removal of signage is the whole responsibility of
                            the corresponding Unit Owner to repair with in 24-hours of damage occurring, to Trustees satisfaction.

                        

                   

                  	

                        	7.	
                          Signage posted on a floor stand or easel is strictly prohibited from impeding any emergency exit pathways or doorway at any time, for any reason. The Trust reserves the right to relocate floor stand signage at any time.

                        

                   

                  	

                        	8.	
                          The Trust reserves the right to deny authorization of signage at any time for any reason.

                        

                   

                  
                    	 	
                            9.

                          	
                            Signage authorization is given on a first come, first serve basis.

                          

                  

                

                 

                

                
                  
                    

                

                
                  EXHIBIT B

                  

                  RULES
                      &  REGULATIONS OF

                  432 COLUMBlA STREET CONDOMINIUM TRUST

                    

                  

                  PET VISITATION

                  RULES & REGULATIONS

                  
                    

                   

                  

                  Section 8.0 (0) of the Rules and Regulations of the 432 Columbia Street Columbia Street Condominium Trust dated October 16, 2008 prohibits animals at 1035 Cambridge Street without written permission of the Trustees. The following Pet
                    Visitation Rules & Regulations are provided below to clarify this building policy.

                  

                  

                  

                  
                    	 	
                            l

                          	
                            Any and all non-service dogs brought onto the property  must first receive written authorization from the Trustees or Managing Agent. Service dogs,
                              those used by visually or hearing impaired, are permitted in the building.

                          

                  

                   

                  	

                        	2.	
                          Only service dogs will be permitted on the property. Any and all other pets or animals are prohibited.

                        

                   

                  	

                        	3.	
                          Trustees or Managing Agent shall have the authority to revoke dog visitation privileges at the property at any
                              time, with or without reason.

                            

                        

                  

                  

                  	

                        	4.	
                          Only one (1) dog authorization shall be
                              provided PER TENANT SUITE.

                        

                   

                  	

                        	5.	
                          Authorized dogs are allowed a maximum of (1) visit per business week.

                        

                   

                  	

                        	6.	
                          Dogs must be kept contained or on a leash at all times while within any and all common areas including, but not
                              limited to: parking lot, landscaping, common lobbies or common hallways.

                        

                   

                  	

                        	7.	
                          Dogs are strictly prohibited from using building common areas including, but not limited to, parking lots
                                and landscaped areas, for “restroom” purposes.

                        

                   

                  	

                        	8.	
                          Each individual Unit Owner is wholly responsible for any and all liability related to the pet’s visitation.

                            

                        

                   

                  	

                        	9.	
                          Any and all incidents occurring because of or related to a dog involving additional costs (i.e,: cleaning,
                              carpeting, legal fees) will be the full and complete responsibility of Unit Owner to repair to the satisfaction of the Trustees.

                            

                        

                  

                  

                

                
                  
                    

                

                
                  EXHIBIT G

                  

                  

                  PARKING LOT PLAN OF 1035 CAMBRIDGE STREET

                  

                  

                  (Sec following page)

                   

                  

                  
                    
                      

                  

                   

                

                
                  
                    

                

                
                  INDEX TO LEASE

                   

                  

                  	
                          1.1

                        	
                          DEFINITIONS

                        	
                          1

                        
	
                          1.2

                        	
                          EXTENT OF AGREEMENT

                        	
                          5

                        
	
                          2.1

                        	
                          LEASED PREMISES

                        	
                          5

                        
	
                          2.2

                        	
                          APPURTENANT RIGHTS AND OBLIGATIONS

                        	
                          5

                        
	
                          3.1

                        	
                          RENT

                        	
                          5

                        
	
                          3.2

                        	
                          LATE RECEIPT OF RENT

                        	
                          6

                        
	
                          4.1

                        	
                          CONDITION OF PREMISES

                        	
                          6

                        
	
                          5.1

                        	
                          PERMITTED USE OF PREMISES

                        	
                          7

                        
	
                          5.2

                        	
                          ALTERATIONS BY TENANT

                        	
                          8

                        
	
                          6.1

                        	
                          PROHIBITION AGAINST ASSIGNMENT AND SUBLETTING

                        	
                          8

                        
	
                          7.1

                        	
                          LANDLORD’S REPAIRS AND MAINTENANCE

                        	
                          10

                        
	
                          7.2

                        	
                          TENANT’S REPAIR AND MAINTENANCE

                        	
                          10

                        
	
                          7.3

                        	
                          TENANT’S EQUIPMENT

                        	
                          10

                        
	
                          7.4

                        	
                          UTILITIES AND BUILDING SERVICES

                        	
                          11

                        
	
                          8.1

                        	
                          REAL ESTATE TAX PAYMENTS

                        	
                          12

                        
	
                          8.2

                        	
                          ABATEMENT

                        	
                          12

                        
	
                          8.3

                        	
                          ESTIMATED REAL ESTATE TAX PAYMENTS

                        	
                          12

                        
	
                          9.1

                        	
                          CONDOMINIUM FEE PAYMENTS

                        	
                          13

                        
	
                          9.2

                        	
                          CONDOMINIUM FEES

                        	
                          13

                        
	
                          9.3

                        	
                          ESTIMATED CONDOMINIUM FEE PAYMENTS

                        	
                          14

                        
	
                          10.1

                        	
                          TENANT’S AND LANDLORD’S INDEMNITY

                        	
                          14

                        
	
                          10.2

                        	
                          TENANT’S INSURANCE

                        	
                          15

                        
	
                          10.3

                        	
                          TENANT’S RISK

                        	
                          15

                        
	
                          10.4

                        	
                          INJURY CAUSED BY THIRD PARTIES

                        	
                          16

                        
	
                          l 1.1

                        	
                          LANDLORD’S RIGHT OF ACCESS

                        	
                          16

                        
	
                          12.1

                        	
                          ABATEMENT OF RENT

                        	
                          16

                        
	
                          12.2

                        	
                          RIGHT TO TERMINATE

                        	
                          16

                        
	
                          12.3

                        	
                          RESTORATION

                        	
                          17

                        
	
                          12.4

                        	
                          AWARD

                        	
                          17

                        
	
                          13.1

                        	
                          TENANT’S DEFAULT

                        	
                          17

                        
	
                          13.2

                        	
                          LANDLORD’S DEFAULT

                        	
                          20

                        
	
                          14.1

                        	
                          WAIVER

                        	
                          20

                        
	
                          14.2

                        	
                          COVENANT OF QUIET ENJOYMENT

                        	
                          21

                        
	
                          14.3

                        	
                          LANDLORD’S LIABILITY

                        	
                          21

                        
	
                          14.4

                        	
                          TRANSFER OF TITLE

                        	
                          21

                        
	
                          14.5

                        	
                          RULES AND REGULATIONS

                        	
                          21

                        
	
                          14.6

                        	
                          ADDITIONAL CHARGES

                        	
                          22

                        
	
                          14.7

                        	
                          SEVERABILITY

                        	
                          22

                        
	
                          14.8

                        	
                          BINDING NATURE

                        	
                          22

                        
	
                          14.9

                        	
                          NOTICES

                        	
                          22

                        
	
                          14.10

                        	
                          COMPLETE AGREEMENT AND AMENDMENT

                        	
                          22

                        
	
                          14.11

                        	
                          SUBORDINATION

                        	
                          22

                        
	
                          14.12

                        	
                          ESTOPPEL CERTIFICATES

                        	
                          23

                        
	
                          14.13

                        	
                          LANDLORD’S RIGHT TO CURE DEFAULTS

                        	
                          23

                        

                   

                  

                  
                    
                      

                  

                  	
                          14.14

                        	
                          HOLDOVER

                        	
                          23

                        
	
                          14.15

                        	
                          WAIVER OF SUBROGATION

                        	
                          23

                        
	
                          14.16

                        	
                          YIELD UP

                        	
                          24

                        
	
                          14.17

                        	
                          BROKERAGE

                        	
                          24

                        
	
                          14.18

                        	
                          CONSTRUCTION

                        	
                          24

                        
	
                          14.19

                        	
                          INTENTIONALLY DELETED

                        	
                          25

                        
	
                          14.20

                        	
                          SECURITY DEPOSIT

                        	
                          25

                        
	
                          14.21

                        	
                          PARTIAL INVALIDITY

                        	
                          25

                        
	
                          14.22

                        	
                          GOVERNING LAW

                        	
                          25

                        
	
                          14.23

                        	
                          FINANCIAL STATEMENTS

                        	
                          25

                        
	
                          14.24

                        	
                          SATELLITE DISH/ANTENNA

                        	
                          26

                        
	
                          14.25

                        	
                          COMPLIANCE WITH CONDOMINIUM DOCUMENTS

                        	
                          26

                        
	
                          14.26

                        	
                          SUBMISSION NOT OFFER OR OPTION

                        	
                          28

                        
	
                          14.27

                        	
                          AUTHORITY AND ORGANIZATION OF TENANT

                        	
                          28

                        
	
                          14.28

                        	
                          NO RECORDING

                        	
                          29

                        
	
                          14.29

                        	
                          ADDENDUM

                        	
                          29

                        
	
                          14.30

                        	
                          TENANT’S APPROVALS

                        	
                          29

                        
	
                          14.31

                        	
                          SIGNATURES

                        	
                          29

                        
	
                          14.32

                        	
                          NO PERSONAL LIABILITY

                        	29

                        

                

                 

                

              

              
                	
                        EXHIBIT A

                      	
                        LEGAL DESCRIPTION OF LAND

                      
	
                        EXHIBIT B

                      	
                        LEASE PLAN

                      
	
                        EXHIBIT C

                      	
                        LANDLORD’S WORK

                      
	
                        EXHIBIT D

                      	
                        RULES & REGULATIONS FOR FAIRLANE COLUMBIA, LLC

                      
	
                        EXHIBIT E

                      	
                        LEGAL HOLIDAYS IN MASSACHUSETTS

                      
	
                        EXHIBIT F

                      	
                        RULES AND REGULATIONS OF 432 COLUMBIA STREET CONDOMINIUM TRUST

                      
	
                        EXHIBIT G

                      	
                        PARKING LOT PLAN OF 1035 CAMBRIDGE STREET

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