Document:

EX-10.21a

AMENDMENT NO. 1 TO

THE PMI GROUP, INC.

OFFICER DEFERRED COMPENSATION PLAN

THE PMI GROUP, INC., having adopted The PMI Group, Inc. Officer Deferred Compensation Plan
(the “Plan”) effective as of July 1, 1997, hereby amends the Plan, effective as of December 31,
2004, as follows:

1. Section 9.1 is hereby amended by striking the last sentence of the paragraph in its
entirety.

2. Section 9.4 is hereby added to the Plan to read as follows:

“9.4 Effective December 31, 2004, the Plan will be frozen. After that date, no new
Participants will be admitted into the Plan, Compensation Deferrals will be discontinued,
and no new Company Contributions will be made. Each Participant’s Account will continue to
be maintained until it is scheduled to be paid to him or her in accordance with the
provisions of the Plan, unless the Plan is terminated at an earlier time pursuant to this
Section 9.

IN WITNESS WHEREOF, The PMI Group, Inc., by its duly authorized officer, has executed this
Amendment No. 1 on the date indicated below.

	 	 	 
	
 
	 	THE PMI GROUP, INC.

By /s/ Victor J. Bacigalupi   
	
 
	 	 
	Dated: December 22, 2004

	 	Title: Senior Executive Vice President,

General Counsel and SecretaryEX-10..1

AMENDED AND RESTATED

SINGLE TENANT ABSOLUTE NET LEASE

This AMENDED AND RESTATED SINGLE TENANT ABSOLUTE NET LEASE (“Lease”) is made as of
December 17, 2004 (“Effective Date”), BETWEEN BMR-6611 Tributary Street LLC, a Maryland
limited liability company formerly known as Crown Royal Limited Partnership (“Landlord”),
and Guilford Pharmaceuticals Inc., a Delaware corporation (“Tenant”), who agree as follows:

RECITALS:

This Lease is executed by Landlord and Tenant in contemplation of the following facts and
circumstances:

A. Landlord is the owner of certain real property located in the City of Baltimore, State of
Maryland, commonly known as 6611 Tributary Street and more particularly described on Exhibits “A”
and “B” which are attached and made a part of this Lease. The land consists of approximately 7.48
acres (together with any easements and appurtenances thereto, the “Land”) with an existing
building containing approximately 91,592 square feet of space (the “Building”). The Land
and the Building are collectively referred to as the “Premises.”

B. Landlord and Tenant entered into that certain Standard Net Lease Agreement dated August 30,
1994 (as amended, the “Original Lease”), pursuant to which Tenant leased the Premises from
Landlord. Landlord and Tenant now desire to amend and restate the Original Lease upon the terms
and conditions contained in this Lease in complete replacement of the Original Lease.

NOW, THEREFORE, for valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties agree as follows:

1. DEFINITIONS. The terms defined in this paragraph, for all purposes of this Lease,
shall have the meanings herein specified. Terms defined elsewhere in this Lease shall have the
meanings as defined thereunder.

1.1 “Applicable Law” shall mean all federal, state, county, municipal and other
governmental statutes, laws, rules, orders, permits, licenses, regulations, ordinances, judgments,
decrees, directions and injunctions affecting the Premises or any portion thereof or the use or
occupancy thereof, whether now or hereafter enacted or in force, whether ordinary or extraordinary,
foreseen or unforeseen.

1.2 “Claims” shall mean any and all liabilities (statutory or otherwise), obligations,
claims, demands, damages, penalties, causes of action, costs, expenses (including attorneys’ fees
and expenses), losses and injuries arising from the subject matter of an indemnity granted herein.

1.3 “Default Rate” shall mean the greater of (i) ten percent (10%) per annum, or (ii)
five percent (5%) per annum plus the discount rate of the Federal Reserve Bank situated nearest the
Premises; provided, however, in no event shall the Default Rate exceed the maximum interest rate
permitted under applicable law.

1.4 “HVAC” shall mean all heating, ventilation and air conditioning equipment and all
equipment and fixtures related thereto.

1.5 “Lease Commencement Date” shall be the date BioMed Realty, L.P. acquires direct or
indirect ownership of Landlord.

1.6 “Lease Term” shall mean the period commencing with the Lease Commencement Date and
ending after the term described in Paragraph 4.1.

1.7 “Lender” shall mean any lender whose loan is secured by a deed of trust on any
part of the Premises or this leasehold interest.

1.8 “Rent” shall include all Monthly Rent, Additional Rent and all other sums of any
and every sort payable hereunder to Landlord by Tenant.

1.9 “Security Deposit” shall be $525,000.00 or as may be adjusted pursuant to
Paragraph 5.

1.10 “Subtenant” shall mean any tenant, assignee, subtenant, licensee, concessionaire
or other occupant of the Premises (other than Tenant); and the term “sublease” shall mean any
lease, assignment, sublease, license or other agreement for the use or occupancy of any such space
(other than this Lease).

1.11 “Taking” shall mean a taking or voluntary conveyance of title to or any interest
in all or any part of the Premises, or the right to use all or any part thereof, pursuant to, as a
result of, or in lieu or in anticipation of, the exercise of the right of condemnation,
expropriation or eminent domain; and upon such a Taking the Premises, or such part thereof, shall
be deemed to have been “taken.”

1.12 “Taxes” shall mean all government impositions including, without limitation,
property tax costs consisting of real and personal property taxes and assessments (including
amounts due under any improvement bond upon the Premises or the Building, including the parcel or
parcels of real property upon which the Building is located or assessments levied in lieu thereof)
imposed by any governmental authority or agency on the Premises or improvements thereon, any tax on
or measured by gross rentals received from the rental of space in the Building, or tax based on the
square footage of the Premises or the Building as well as any parking charges, utilities
surcharges, or any other costs levied, assessed or imposed by, or at the direction of, or resulting
from statutes or regulations, or interpretations thereof, promulgated by any federal, state,
regional, municipal or local government authority in connection with the use or occupancy of the
Building or the parking facilities serving the Building; any tax on this transaction or this Lease;
provided, however, that “Taxes” shall in no event include any franchise or income tax or any tax
based on net rentals received from the rental of space in the Building.

2. FUNDAMENTAL LEASE PROVISIONS.

	 	 	 
	Initial Lease Term:

	 	15 years
	 
	 	 
	Rentable Area:

	 	91,592 square feet
	 
	 	 
	Initial Annual Rent:

	 	$1,050,000.00, subject to annual adjustments

pursuant to Paragraph 5
	 
	 	 
	Initial Monthly Rent:

	 	$87,500.00, subject to annual adjustments

pursuant to Paragraph 5
	 
	 	 
	Security Deposit:

	 	$525,000.00, subject to adjustments pursuant

to Paragraph 5
	 
	 	 
	Lease Commencement Date:

	 	The date BioMed Realty, L.P. acquires direct

or indirect ownership of Landlord.
	 
	 	 
	 
	 	 
	 
	 	 
	Address for Notices:

	 	

	 
	 	 
	To Landlord:

	 	c/o BioMed Realty, L.P.

17140 Bernardo Center Drive,Suite 222

San Diego, California 92128

Attention: Gary A. Kreitzer, Esq.
	 
	 	 
	To Tenant:

	 	Guilford Pharmaceuticals Inc.

6611 Tributary Street

Baltimore, Maryland 21224

Attention: Asher Rubin, Esq.
	 
	 	 
	Exhibits:

	 	A (Legal Description)

B (Site Plan)

C (Acknowledgement of Lease

Commencement Date)

D (Estoppel Certificate)

In the event of any conflict between any Fundamental Lease Provision and the balance of this
Lease, the latter shall control.

3. AGREEMENT TO LEASE. Landlord hereby leases to Tenant, and Tenant hereby leases
from Landlord, the Premises, under the terms and conditions of this Lease.

4. TERM AND POSSESSION.

4.1 Lease Term. The initial Lease Term shall begin as of the Lease Commencement Date
and shall continue until fifteen (15) years after the Lease Commencement Date unless sooner
terminated or renewed as provided in this Lease. Landlord and Tenant shall execute a written
acknowledgment of the Lease Commencement Date and the termination date in substantially the form
attached hereto as Exhibit “C”; however, failure to execute and deliver such acknowledgment shall
not affect Tenant’s liability hereunder. Provided that no Default has occurred and is continuing
at the time Tenant elects to extend the Lease Term, Tenant, at its sole option, may extend the
Lease Term for two (2) additional periods of ten (10) years each (individually, an “Extension
Period”), subject to all the provisions of this Lease, except, however the Rent
(as defined in Paragraph 5 below) shall be adjusted at the commencement of each Extension Period to
an amount equal to the then current fair market rental rate as agreed to by Landlord and Tenant,
but in no event shall the Rent be less than the Rent payable on the date immediately
preceding the commencement of such Extension Period, plus an escalation of three percent (3%) as
provided in Paragraph 5.1.4 below. If after thirty (30) days following delivery of the written
extension notice described in Paragraph 4.2 below, Landlord and Tenant are unable to agree upon the
fair market rental value of the Premises, Tenant shall obtain at its expense and deliver to
Landlord an independent appraisal of the fair market rental value of the Premises as of the
commencement of the Extension Period. Within thirty (30) days of its receipt of Tenant’s
appraisal, Landlord may elect to obtain at its expense and deliver to Tenant a second independent
appraisal of the fair market rental value of the Premises as of the commencement of the Extension
Period. If Landlord elects not to obtain and deliver to Tenant a second appraisal within the
required time period, or if Landlord’s appraisal is no more than five percent (5%) greater than
Tenant’s appraisal, Tenant’s appraisal shall be conclusive. If Landlord’s appraisal is more than
five percent (5%) greater than Tenant’s appraisal, the two appraisers shall appoint a third
appraiser to appraise the fair market rental value of the Premises as of the commencement of the
Extension Period, and the fair market rental value of the Premises shall be the arithmetical
average of the two appraisals closest in their determination of fair market rental value. Landlord
and Tenant shall bear equally the expense of the third appraiser. The Monthly Rent as so
determined for each Extension Period shall be increased annually by three percent (3%) as provided
in Paragraph 5.1.4 below. All references in this Lease to “Lease Term” shall be considered
to include both the initial term of this Lease and any properly executed Extension Period, and all
references to termination or to the end of the Lease Term shall be considered to mean the
termination or end of the initial term of this Lease or any exercised Extension Period, as the case
may be.

4.2 Procedure to Extend Term. Tenant may exercise its option with respect to each
Extension Period by complying with the following procedure: At least eighteen (18) months before
the last day of the then applicable Lease Term (the “Exercise Period”), Tenant shall
deliver written notice to Landlord setting forth Tenant’s irrevocable election to exercise the
option to extend. Extension Periods are not assignable separate and apart from this Lease, but
they may be assigned as part of an assignment of this Lease.

4.3 Tenant’s Default. Notwithstanding the foregoing, if a Default has occurred and is
continuing at the time Tenant elects to extend the Lease Term, Tenant shall have no right to extend
the Lease Term as herein provided unless and until Tenant cures such Default, and Landlord shall be
free to lease the Premises to any other party or parties prior thereto. Furthermore, nothing in
this Paragraph 4.3 shall increase or extend the Exercise Period.

4.4 Possession. Tenant hereby acknowledges that it is presently in possession of the
Premises as prior owner of the Premises.

5. RENT; SECURITY DEPOSIT.

5.1 Monthly Rent.

5.1.1 Tenant shall pay the Rent to Landlord during the Lease Term, commencing as of the Lease
Commencement Date, without deduction, setoff, prior notice or demand. Tenant shall pay the Rent in
advance on the first day of each calendar month during the Lease Term. Rent for any partial months
will be prorated based upon the number of days in the month, and will be paid in advance on the
first day of each month.

5.1.2 Upon the Lease Commencement Date, Tenant shall pay to Landlord the Rent due and payable
for the first full calendar month of the Lease Term. If the Lease Commencement Date is not on the
first day of a calendar month, Tenant shall pay to Landlord the prorated Rent for the first partial
month of the Lease Term.

5.1.3 All Rent payable hereunder shall be paid to Landlord in lawful money of the United
States of America which shall be legal tender at the time of payment at Landlord’s office or to
such other person or at such other place as Landlord from time to time may designate in writing.

5.1.4 The Initial Annual Rent shall be the amount set forth in Paragraph 2. The Annual Rent
will be payable in twelve (12) equal installments (“Monthly Rent”). Effective upon the
first (1st) anniversary date of the Lease Commencement Date and each year thereafter
during the Lease Term (including any Extension Period), on the anniversary of the Lease
Commencement Date, the Monthly Rent during such year shall be increased by three percent (3%) of
its then current amount.

5.2 Additional Rent. Commencing upon the Lease Commencement Date Tenant shall pay to
Landlord (unless otherwise expressly required hereunder to pay directly to a third party), as
additional rent (“Additional Rent”), all sums of money of any and every sort required to be
paid by Tenant under this Lease, whether or not the same are designated as Additional Rent. If
such amounts or charges are not paid at the time provided in this Lease, they shall nevertheless be
collectible as Additional Rent with the next installment of Monthly Rent thereafter falling due,
but nothing herein contained shall be deemed to suspend or delay the payment of any amount of money
or charge at the time the same becomes due and payable hereunder, or limit any other remedy of
Landlord. Tenant acknowledges that this is an absolute net lease to Landlord. As such, Tenant
shall pay, as Additional Rent, all costs and expenses relating to the Premises.

5.3 Late Payment. If Tenant shall fail to pay, when the same is due and payable
(after giving effect to any applicable notice and cure period), any Rent, such unpaid amounts shall
bear interest at the Default Rate from the date due to the date of payment. Tenant further
acknowledges that late payment of Monthly Rent will cause Landlord to incur certain costs not
contemplated by this Lease, the exact amount of such costs being extremely difficult and
impractical to determine with certainty. For this reason, in addition to interest, if Tenant shall
fail to pay (which for purposes of this paragraph, “pay” shall mean actual receipt of the payment
by Landlord) any installment of Monthly Rent by the tenth (10th) day of the calendar
month for which such installment is due, a late charge equal to five percent (5%) of the overdue
installment of Monthly Rent automatically shall be due without further notice, and shall be in
addition to all other sums due. The Parties agree that this additional late charge represents a
fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant.

5.4 No Right to Setoff. Tenant shall pay to Landlord, throughout the Lease Term, the
Rent and other sums payable hereunder, free of any charges, assessments, deductions or reductions
of any kind, and without abatement, deduction or setoff except as otherwise expressly provided for
herein.

5.5 Payment of Security Deposit. Upon the Lease Commencement Date, Tenant shall
deposit the Security Deposit with Landlord. The Security Deposit shall be deposited by Landlord
into a nonsegregated, interest-bearing bank account (with interest accruing for the benefit of
Landlord) in a federally insured bank or savings institution, and shall be held for the faithful
performance of all of the provisions and conditions of this Lease to be kept and performed by
Tenant hereunder. If at any time Tenant shall have reported in its periodic filings with the
Securities and Exchange Commission three (3) consecutive calendar quarters of positive net income,
the Security Deposit shall be reduced by fifty percent (50%).

5.6 Use of Security Deposit. If a Default occurs with respect to the payment of Rent
or any other covenant contained herein, Landlord may use or retain all or any part of the Security
Deposit for the payment of any Monthly Rent, Additional Rent or any other sum in default, or for
the payment of any amount which Landlord may spend or become obligated to spend by reason of
Tenant’s Default. Landlord also may apply the Security Deposit toward costs incurred to repair
damages to the Premises or to clean the Premises upon termination of this Lease. If any portion of
the Security Deposit is so applied or used prior to the termination of this Lease, Tenant shall,
within fourteen (14) days after written notice thereof, deposit an additional amount with Landlord
sufficient to restore the Security Deposit to the amount set forth above, and Tenant’s failure to
do so shall constitute a material breach of this Lease. If Tenant shall fully and faithfully
perform every provision of this Lease to be performed by Tenant, the Security Deposit (including
interest thereon), or the balance thereof, shall be returned to Tenant (or, at Landlord’s option to
the last assignee of Tenant’s interest hereunder) at the expiration of the Lease, subject to the
provisions of Paragraph 27.

5.7 Pledge of Security Deposit. The Security Deposit may be pledged by Landlord as
additional collateral to the Lender.

5.8 Letter of Credit. The Security Deposit may be delivered either in cash or in the
form of letter of credit reasonably acceptable to Landlord.

5.8.1 In lieu of depositing cash as the Security Deposit, Tenant shall have the right to
deliver to Landlord an unconditional, irrevocable standby letter of credit in the amount of the
cash Security Deposit otherwise required hereunder, which letter of credit shall (i) be in a form
reasonably acceptable to Landlord, (ii) be issued by a financial institution selected by Tenant and
reasonably acceptable to Landlord, (iii) be for the benefit of Landlord, but shall be assignable by
Landlord to any subsequent purchaser or encumbrancer of the Building or the Premises, (iv) be
automatically renewable from year to year throughout the Lease Term, (v) be payable by draft sight
in a location reasonably acceptable to Landlord upon presentation of a certification signed by an
officer of Landlord which states that a Default under the Lease has occurred and has not been cured
within any applicable cure period and the cure of the Default is not being diligently pursued, and
(vi) be payable in the event such letter of credit is not renewed on or before the date which is
thirty (30) days prior to its expiration. Any amounts of cash drawn on a letter of credit Security
Deposit will thereafter be treated as a cash Security Deposit hereunder.

5.8.2 Tenant shall have the right at any time during the Lease Term upon five (5) days’ prior
written notice to Landlord (i) to replace a cash Security Deposit with a letter of credit which
complies with all the terms of Section 5.8.1, or (ii) to replace a letter of credit
Security Deposit with an applicable amount of cash.

6. PERMITTED USE.

6.1 Permitted Use. Tenant shall use the Premises for the purposes of laboratory use,
administration, pharmaceutical and related health care uses (and only such purposes) (the
“Permitted Use”). During the Lease Term, the Premises and every part thereof shall be kept
by the Tenant in a clean condition, free of any noises or activities, which constitute any
nuisance. Tenant shall comply with all Applicable Law in all material respects and at all times
during the Lease Term.

6.2 No Violations. Tenant shall not knowingly use or occupy the Premises in violation
of any federal, state and local laws and regulations, zoning ordinances, or the certificate of
occupancy issued for the Building, and shall discontinue any use of the Premises upon final,
non-appealable resolution of demand of any governmental authority having jurisdiction which
declares or claims a violation of law, regulation or zoning ordinance or of such certificate of
occupancy. Tenant shall comply with any direction of any governmental authority having
jurisdiction which shall, by reason of the nature of Tenant’s use or occupancy of the Premises,
impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or
occupation thereof.

6.3 Exterior Appearance. Except as may be in existence on the Effective Date or as
may be needed in the conduct of Tenant’s business, (i) no awnings or other projection shall be
attached to any outside wall of the building; (ii) no curtains, blinds, shades or screens shall be
attached to or hung in, or used in connection with, any window or door of the Premises other than
Landlord’s standard window coverings; (iii) neither the interior nor exterior of any windows shall
be coated or otherwise sunscreened without the express written consent of Landlord, nor shall any
bottles, parcels, or other articles be placed on the windowsills; and (iv) no equipment, furniture
or other items of personal property shall be placed on any exterior balcony without the express
written consent of Landlord.

6.4 Signs. Tenant may at its expense install signage in conformity with the City of
Baltimore sign ordinance on the Building and the monument serving the Building. Interior signs on
doors and the directory tablet shall be inscribed, painted or affixed by Tenant at its expense.

6.5 Structural Integrity. Tenant shall cause any office equipment or machinery to be
installed in the Premises so as to reasonably prevent sounds or vibrations therefrom from extending
outside the Building. Further, except as may already exist as of the Effective Date, no equipment
or machinery weighing five hundred (500) pounds, or greater, shall be placed above the first floor
of the Premises without advance notice to and approval by Landlord. Such equipment or machinery,
if approved by Landlord, shall be placed only at a location designed to carry the weight of such
equipment.

6.6 ADA. Notwithstanding any other provision herein to the contrary, Tenant shall be
responsible for all liabilities, costs and expenses arising out of or in connection with the
compliance of the Premises with the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq.
(together with regulations promulgated pursuant thereto, “ADA”), and Tenant shall
indemnify, defend and hold Landlord harmless from and against any loss, cost, liability or expense
(including reasonable attorneys’ fees and disbursements) arising out of any failure of the Premises
to comply with the ADA.

7. OPERATING EXPENSES.

7.1 Payment of Real Property Taxes. Commencing with the Lease Commencement Date and
continuing for each calendar year, or tax year at Landlord’s option (such “tax year” being a period
of twelve (12) consecutive calendar months for which the applicable taxing authority levies or
assesses Taxes), for the balance of the Lease Term, Tenant shall pay to Landlord the amount of all
Taxes levied and assessed for any such year upon the Premises. Such sum for any partial year of
the Lease Term shall be prorated on the basis of the number of days of such partial year. Payment
shall be made in the following manner: Tenant shall pay to Landlord the amount of all Taxes levied
and assessed upon the Premises, including improvements and the underlying realty for any calendar
year, or at Landlord’s option any tax year, within thirty (30) days after Landlord gives notice to
Tenant of the amount of such Taxes payable by Tenant (or not less than thirty (30) days prior to
delinquency, whichever is later). Landlord also shall provide Tenant with a copy of the applicable
Tax bill or Tax statement from the taxing authority. Notwithstanding the foregoing, if applicable
law allows such Taxes to be paid in installments, then Tenant may make such payments to Landlord in
installments, provided that each such installment shall be payable to Landlord not less than thirty
(30) days prior to the date upon which payment of the applicable installment to the taxing
authority becomes delinquent. In addition to any other amounts due from Tenant to Landlord, if
Tenant fails to pay the Taxes to Landlord as herein required, Tenant shall pay to Landlord the
amount of any interest, penalties or late charges imposed for late payment. Landlord, at its
option, may require Tenant to pay all Taxes directly to the appropriate taxing authority under the
same manner and subject to the provisions set forth in this Paragraph 7.1 (as if the governmental
authority were “Landlord”). Tenant shall provide to Landlord verification (reasonably acceptable
to Landlord) of said payment within five (5) days of payment.

7.1.1 If the Premises are separately assessed, Tenant shall have the right, by appropriate
proceedings, to protest or contest in good faith any assessment or reassessment of Taxes, any
special assessment, or the validity of any Taxes or of any change in assessment or tax rate;
provided, however, that prior to any such challenge Tenant must either (a) pay the taxes alleged to
be due in their entirety and seek a refund from the appropriate authority, or (b) post bond in an
amount sufficient to insure full payment of the Taxes. In any event, upon a final determination
with respect to such contest or protest, Tenant shall promptly pay all sums found to be due with
respect thereto. In any such protest or contest, Tenant may act in its own name, and at the
request of Tenant, Landlord shall cooperate with Tenant in any way Tenant may reasonably require in
connection with such contest or protest, including signing such documents as Tenant reasonably
shall request, provided that such cooperation shall be at no expense to Landlord and shall not
require Landlord to attend any appeal or other hearing. Any such contest or protest shall be at
Tenant’s sole expense, and if any penalties, interest or late charges become payable with respect
to the Taxes as a result of such contest or protest, Tenant shall pay the same.

7.1.2 If Tenant obtains a refund as the result of Tenant’s protest or contest and subject to
Tenant’s obligation to pay Landlord’s costs (if any) associated therewith, Tenant shall be entitled
to such refund to the extent it relates to the Premises during the Lease Term.

7.2 Personal Property Taxes. Tenant shall be solely responsible for the payment of
any and all taxes levied upon personal property and trade fixtures located upon the Premises.

7.3 Other Taxes. If at any time during the Lease Term under the laws of the United
States Government, state, county or city, or any political subdivision thereof in which the
Premises are situated, a tax or excise on rent or any other tax, however described, is levied or
assessed by any such political body against Landlord on account of rentals payable to Landlord
hereunder, such tax or excise shall be considered “Taxes” for the purposes of this Paragraph 7,
excluding, however, from such tax or excise any amount assessed against Landlord as state or
federal income tax.

7.4 Tax and Insurance Escrows. To the extent Landlord is required by Lender, Tenant
shall timely pay all tax and insurance impound payments due on the Premises.

	 	 	 	 	 	 	 
	7.5	 	Payment of Operating Expenses
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	7.5.1	 	 	As used herein, the term “Operating Expenses” shall include:
	
 
	 	 	 	 	 	 

(a) Taxes as defined in Paragraph 1.12 above.

(b) All other costs of any kind paid or incurred by Landlord in connection with the operation
and maintenance of the Building and the Premises including, by way of examples and not as a
limitation upon the generality of the foregoing, costs of repairs and replacements to improvements
within the Premises as appropriate to maintain the Premises as required hereunder, including cost
of funding such reasonable reserves as Landlord, consistent with industry standards, may establish
to provide for future repairs and replacements; costs of utilities furnished to the Premises; sewer
fees; cable TV, when applicable; trash collection; cleaning, including windows; costs of
maintaining HVAC; maintenance of landscape and grounds, drives and parking areas; security services
and devices; building supplies; maintenance and replacement to equipment utilized for operation and
maintenance of the Premises; license, permit and inspection fees; sales, use and excise taxes on
goods and services purchased by Landlord in connection with the operation, maintenance or repair of
the Premises and Building systems and equipment; telephone, postage, stationary supplies and other
expenses incurred in connection with the operation, maintenance, or repair of the Premises;
accounting, legal and other professional fees and expenses incurred in connection with the
operation and maintenance of the Premises; the cost of furniture, draperies, carpeting, landscaping
and other customary and ordinary items of personal property provided by Landlord for use in the
Premises; capital expenditures; costs of complying with any applicable laws; hazard waste
remediation, rules or regulations; insurance premiums including premiums for public liability,
property casualty, earthquake and environmental coverages; portions of insured losses paid by
Landlord as part of deductible portion of loss by reason of insurance policy terms; service
contracts; costs of services of independent contractors retained to do work of nature before
referenced, and costs of compensation (including employment taxes and fringe benefits) of all
persons who perform regular and recurring duties connected with the day-to-day operation and
maintenance of the Premises, its equipment, the adjacent walks, landscaped areas, drives and
parking areas, including without limitation, janitors, floor waxers, window-washers, watchmen,
gardeners, sweepers and handymen; and costs of management services, which costs of management
services shall not exceed three percent (3%) of the Rent due from Tenant, whether or not Landlord
incurs fees payable to any third party to provide such services and without regard to the actual
costs incurred by Landlord for such services.

(c) Notwithstanding the foregoing, Operating Expenses shall not include any leasing
commissions; expenses which relate to preparation of rental space for a tenant; expenses of initial
development and construction, including but not limited to, grading, paving, landscaping and
decorating (as distinguished from maintenance repair and replacement of the foregoing); legal
expenses relating to other tenants; costs of repair to the extent reimbursed by payment received by
Landlord of insurance or other proceeds; interest upon loans to Landlord or secured by mortgage or
deed of trust covering the Premises or a portion thereof (provided interest upon a government
assessment or improvement bond payable in installments is an Operating Expense under subparagraph
(a) above); salaries of executive officers of Landlord or other employees of Landlord who are not
involved in the operation, maintenance or repair of the Premises; depreciation claimed by Landlord
for tax purposes (provided this exclusion of “depreciation” is not intended to delete from
Operating Expenses actual costs of necessary repairs and replacements and reasonable reserves in
regard thereto which are provided for in subparagraph (b) above); and taxes of the types set forth
within the last proviso of Paragraph 1.12 above.

7.5.2 Tenant shall pay to Landlord on the first day of each calendar month of the Term, as
Additional Rent, Landlord’s reasonable estimate of Operating Expenses with respect to the Premises
for such month. Notwithstanding the foregoing, at the election of Landlord, Tenant shall pay all
or certain Operating Expenses (as designated in writing by Landlord) directly to the appropriate
vendor, service provider or governmental authority.

(a) Within ninety (90) days after the conclusion of each calendar year (or such longer period
as may be reasonably required), Landlord shall furnish to Tenant a statement showing in reasonable
detail the actual Operating Expenses for the previous calendar year. Any additional sum due from
Tenant to Landlord shall be immediately due and payable. If the amounts paid by Tenant pursuant to
Paragraph 7.5.2 exceed Operating Expenses for the previous calendar year, the difference shall be
credited by Landlord against the Rent next due and owing from Tenant; provided that, if the Lease
Term has expired, Landlord shall accompany said statement with payment for the amount of such
difference.

(b) Any amount due under this Paragraph 7.5.2 for any period which is less than a full month
shall be prorated (based on a 30-day month) for such fractional month.

7.5.3 Landlord’s annual statement shall be final and binding upon Tenant unless Tenant, within
thirty (30) days after Tenant’s receipt thereof, shall contest any item therein by giving written
notice to Landlord, specifying each item contested and the reason therefor. If, during such thirty
(30) day period, Tenant reasonably and in good faith questions or contests the correctness of
Landlord’s statement of Operating Expenses, Landlord will provide Tenant with access to Landlord’s
books and records and such information as Landlord reasonably determines to be responsive to
Tenant’s questions and shall allow Tenant a reasonable amount of time to review such records and
information. In the event that after Tenant’s review of such information, Landlord and Tenant
cannot agree upon the amount of Operating Expenses, then Tenant shall have the right to have an
independent public accounting firm hired by Tenant (at Tenant’s sole cost and expense unless the
audit discloses a discrepancy of five percent (5%) or greater of the amount of Operating Expenses
set forth in Landlord’s statement of Operating Expenses, in which case Landlord shall pay for the
reasonable costs of such audit) and approved by Landlord (which approval shall not be unreasonably
withheld or delayed) audit and/or review such information and books and records for the year in
question (the “Independent Review”). The results of any such Independent Review shall be
binding on Landlord and Tenant. If the Independent Review shows that Operating Expenses actually
paid for the calendar year in question exceeded Tenant’s obligations for such calendar year,
Landlord shall, at Tenant’s option, either (1) credit the excess to the next succeeding
installments of estimated Additional Rent or (2) pay the excess to Tenant within thirty (30) days
after delivery of such statement. If the Independent Review shows that Tenant’s payments of
Operating Expenses for such calendar year were less than Tenant’s obligation for the calendar year,
Tenant shall pay the deficiency to the Landlord within thirty (30) days after delivery of such
statement.

7.5.4 Tenant acknowledges and agrees that Tenant, as owner and/or lessee of the Premises
immediately prior to the execution of this Lease, is solely responsible for the payment of all
Taxes, utility charges, insurance premiums, maintenance costs and any other Operating Expense due
and payable and pertaining to the Premises prior to the Lease Commencement Date (the “Prior
Expenses”). Tenant shall indemnify and hold harmless Landlord from and against all Claims
arising out of or related to the Prior Expenses. The responsibility of Tenant for Operating
Expenses shall continue to the latest of (i) the date of termination of the Lease, (ii) the date
Tenant has fully vacated the Premises, or (iii) if termination of the Lease is due to the Default
of Tenant, the earlier of the date of rental commencement of a replacement tenant or the date a
replacement tenant takes possession of the Premises.

7.5.5 Operating Expenses for the calendar year in which Tenant’s obligation to share therein
commences and in the calendar year in which such obligation ceases, shall be prorated on a basis
reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums
which are incurred for an extended time period shall be prorated based upon time periods to which
applicable so that the amounts attributed to the Premises relate in a reasonable manner to the time
period wherein Tenant has an obligation to share in Operating Expenses.

8. CONDITION OF PREMISES.

8.1 Condition of Premises. Tenant has determined to lease the Premises after a full
and complete investigation and examination thereof. Tenant accepts the Premises and all other
rights under this Lease “as is.” Except as is expressly provided herein, Landlord shall not be
required to furnish any services or facilities or to make any repairs or alterations in or to the
Premises throughout the Lease Term. Tenant acknowledges that Tenant is the prior owner of the
Premises and as such is fully aware of the current condition of the Premises.

8.2 No Warranties. Landlord has not made and makes no representations or warranties
to Tenant of any kind regarding the Premises or the Building, including, without limitation, any
representation or warranty regarding the physical condition of the Premises, its suitability for
Tenant’s intended use, or the availability or capacity of utilities or sewer to the Premises.

9. ALTERATIONS AND IMPROVEMENTS.

9.1 Construction Requirements. Any alterations or improvements to the Premises of any
kind by Tenant the cost of which exceeds One Hundred Thousand Dollars ($100,000) or which
materially alters, affects, or modifies Building systems (including, without limitation,
mechanical, electrical, plumbing, or HVAC systems), structural components, or the exterior of the
Building shall be subject to satisfaction of each of the following conditions:

9.1.1 Architectural Review. Prior to commencement of any work, Tenant shall submit
its proposed final plans and specifications to Landlord for Landlord’s consent, which consent shall
not be unreasonably withheld, delayed or conditioned. Landlord agrees to respond to Tenant’s
proposed final plans and specifications within fifteen (15) days after its receipt of such final
plans and specifications. Landlord’s failure to approve or disapprove within said fifteen (15)
days shall be deemed approval.

9.1.2 Code Compliance. Tenant shall comply with all Applicable Law, and Tenant shall
obtain all required permits and approvals, including, but not limited to, any grading permits,
building permits, zoning and planning requirements and approvals from any and all necessary
governmental agencies and bodies.

9.1.3 Insurance. Tenant shall deliver to Landlord certificates of insurance
evidencing that Tenant or the general contractor has obtained builder’s all-risk risk insurance in
an amount not less than Five Million Dollars ($5,000,000). Tenant also shall deliver to Landlord
evidence of worker’s compensation insurance coverage for all persons employed in connection with
the construction and with respect to whom death or personal injury claims could be asserted against
Landlord or the Premises. Tenant also shall deliver to Landlord evidence that Tenant has paid or
caused to be paid all premiums for the insurance described in this paragraph. Tenant shall
maintain or cause to be paid all premiums required to maintain and keep in force all insurance
described in this paragraph at all times during which the construction is in progress.

9.1.4 Construction Requirements. Once any work of construction has begun, Tenant
shall prosecute with reasonable diligence the same to conclusion. All construction shall be
performed in a good and workmanlike manner, shall comply with all Applicable Law and shall be
completed in conformance with the plans and specifications approved by Landlord.

9.1.5 Notice of Construction; Mechanics’ Liens. Landlord and its representatives
shall have the right to go upon and inspect the Premises at all reasonable times upon reasonable
prior notice and when accompanied by a representative of Tenant, and shall have the right to post
and keep posted thereon notices of non-responsibility, or such other notices that Landlord may deem
to be proper for the protection of Landlord’s interest in the Premises; provided, however, that
such rights shall not unreasonably interfere with Tenant’s use or possession of the Premises,
Landlord and Landlord’s invitees shall abide by Tenant’s safety practices and, except for true
emergencies in which the health or safety of persons are in immediate danger, when necessary to
save the destruction of significant property or when Landlord has provided reasonable prior notice
(including the timing and scope) of an inspection by a prospective purchaser, investor, lender or
insurer of the Premises, Landlord and Landlord’s invitees shall not under any circumstances have
access to areas with confidential or proprietary information related to Tenant’s business. Before
the commencement of any work, which might result in any lien, Tenant shall give to Landlord written
notice of its intention to do so in sufficient time to enable the posting of such notices. Subject
to Tenant’s right to contest any Claim or lien, Tenant shall keep the Premises and the Building
free and clear of any and all liens and encumbrances which may arise at any time in connection with
the improvement of the Premises by Tenant or its agents and contractors. Subject to Tenant’s right
to contest any Claim or lien, Tenant shall pay and discharge all expenses incurred by Tenant for
the services of mechanics and for the cost of goods and materials supplied by materialmen, and
Tenant shall defend, indemnify and hold harmless Landlord and the Premises from and against any
Claims by such mechanics or materialmen for labor or services performed or goods supplied at the
request of Tenant. Furthermore, subject to Tenant’s right to contest any Claim or lien, Tenant
shall, at its cost and expense, remove all such mechanics’ liens by bond or otherwise within ten
(10) working days after the filing thereof. If Tenant desires to contest any Claim or lien, it
shall be entitled to do so on the condition that Tenant first shall either (1) furnish Landlord a
bond of a responsible corporate surety approved by Landlord in such amount as is sufficient to
cause discharge of the lien of record, and conditioned on the discharge of the lien, or (2) furnish
Landlord with other assurances satisfactory to Landlord that Landlord will be protected from the
effect of such Claim or lien. If a final judgment establishing the validity or existence of a lien
for any amount is entered, Tenant shall pay and satisfy the same at once. If Tenant shall not have
paid, as and when required by this Paragraph 9.1.5, any charge for which a mechanics’ lien claim
and suit to foreclose the lien have been filed, or if Tenant shall not have given Landlord security
to protect the Premises and Landlord against such Claim or lien as required by this Paragraph
9.1.5, Landlord, upon five (5) days notice to Tenant, may (but shall not be required to) pay said
lien or Claim including any costs, in which event the amount so paid, together with reasonable
attorneys’ fees incurred in connection therewith, shall be immediately due and owing from Tenant to
Landlord. Tenant shall pay the same to Landlord together with interest on the full amount thereof
at the Default Rate from the date of Landlord’s payment until paid. If any Claims or liens are
filed against the Premises or, if any action affecting title to the Premises is commenced, the
party receiving notice of such lien or action shall forthwith give the other party written notice
thereof.

9.1.6 INTENTIONALLY OMITTED.

9.1.7 As-Built Plans. On completion of any construction, Tenant shall give Landlord
notice of all changes in plans or specifications made during the course of the work and, at the
same time and in the same manner, shall supply Landlord with “as built” drawings accurately
reflecting all such changes.

9.1.8 Ownership of Improvements. All improvements and fixtures existing on the
Premises and the Building including (without limiting the generality of the foregoing) all
wallcoverings, carpeting, flooring, built-in cabinet work, paneling and the like, all electrical,
mechanical, and plumbing equipment and related ducts, shafts, and conduits, all exterior venting
fume hoods, walk-in freezers and refrigerators, clean-rooms, climatized rooms, electrical panels
and power back-up distribution systems, other than those items of personal property that are leased
by Tenant, shall be the property of Landlord and shall remain upon, and be surrendered with the
Premises, as a part thereof, at the end of the Lease Term. In the event that Tenant desires to
make any alterations, additions or improvements governed by this Paragraph 9.1 upon the Premises
during the Lease Term, Tenant shall submit to Landlord proposed final plans therefor, together with
a request (the “Identification Notice”) that Landlord identify to Tenant in writing which
of the proposed alterations, additions or improvements Landlord elects to remain property of Tenant
to be removed by Tenant at the end of the Lease Term (each a “Tenant-Owned Alteration”).
If Landlord fails to respond in writing to the Identification Notice (or fails to designate in
writing a proposed alteration, addition or improvement as a Tenant-Owned Alteration) within fifteen
(15) days after Landlord’s receipt of the Identification Notice, then Landlord shall be deemed to
have elected to have any proposed alteration, addition or improvement not expressly designated as a
Tenant-Owned Alteration within such fifteen (15) day period become property of Landlord (each a
“Landlord-Owned Alteration”). If Tenant thereafter elects to make such proposed
alterations, additions or improvements, then (a) all Landlord-Owned Alterations shall become
property of Landlord and shall remain upon, and be surrendered with, the Premises, as a part
thereof, at the end of the Lease Term, and (b) all Tenant-Owned Alterations shall remain the
property of Tenant and shall be removed by Tenant at or prior to the end of the Lease Term. Tenant
shall repair all damage resulting from its removal of Tenant-Owned Alterations, and restore the
affected area to the condition existing prior to installation of Tenant-Owned Alterations. Nothing
in the foregoing shall be construed to imply that Tenant’s Equipment (as defined in Paragraph 13.2
below) or other property of Tenant may become the property of Landlord. All articles of personal
property, business and trade fixtures, machinery and equipment, furniture and movable partitions
owned by Tenant or installed by Tenant at its expense in the Premises shall be and remain the
property of Tenant and may be removed by Tenant at any time during the term of this Lease, provided
that removal of the same shall not materially affect or damage the Building’s electrical,
mechanical, or plumbing systems. Any items of Tenant’s improvements, which are paid for by
Landlord, shall belong to Landlord and shall not be regarded as owned by Tenant. If Tenant shall
fail to remove all of its effects from the Premises upon termination of this Lease for any cause
whatsoever, Landlord, at its option, upon written notification to Tenant, may remove the same in
any manner that Landlord shall choose and store said effects without liability to Tenant for loss
thereof. In such event, Tenant agrees to pay Landlord upon demand any and all expenses incurred in
such removal, including court costs and reasonable attorneys’ fees and storage charges on such
effects, for any length of time that the same shall be in Landlord’s possession. If Tenant shall
fail to remove all of its effects from the Premises upon termination of this Lease, Landlord, at
its option, without notice, may sell said effects, or any of the same, at private sale and without
legal process, for such price as Landlord may obtain and apply the proceeds of such sale upon the
amounts due under this Lease from Tenant to Landlord and upon the expense incident to the removal
and sale of said effects.

9.2 Landlord Not Responsible. Landlord’s approvals as required by this Lease shall
not make Landlord responsible for the improvement with respect to which an approval is given or the
construction thereof, and Tenant shall indemnify, defend (by counsel reasonably acceptable to
Landlord), and hold Landlord and the Premises harmless from and against any Claims arising out of
or in connection with any construction in, on or about the Premises or any labor dispute arising in
connection therewith.

10. UTILITIES AND SERVICES.

10.1 Tenant’s Responsibility. Tenant shall be responsible for all utility and other
services to the Premises, at Tenant’s sole cost and expense. All such utility services shall be
separately metered, and Tenant shall pay all costs therefor, including, without limitation,
connection charges and billing deposits. Tenant shall pay (directly to the provider and prior to
delinquency) for all water, gas, electricity, sewer, telephone, cable television and other
utilities which may be furnished to the Premises during the term of this Lease. Tenant shall be
responsible to all third parties for any damages to such third parties as may result from any
failure or interruption of utility service to such third parties arising out of or attributable to
the installation, maintenance or operation of Tenant’s utilities. Tenant shall indemnify and hold
harmless Landlord against any such third party Claim.

10.2 Landlord Not Responsible. Landlord shall not be liable in damages or otherwise
for any failure or interruption of any utility service or other services being furnished the
Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease, abate
Rent, or be relieved from any obligation or the operation of any covenant or agreement under this
Lease.

11. MAINTENANCE AND REPAIRS.

11.1 Maintenance and Repair of the Premises.

11.1.1 Tenant, at its sole cost and expense, shall maintain and keep the Premises, all
improvements thereon, and all appurtenances thereto, including but not limited to sidewalks,
parking areas, curbs, roads, driveways, lighting standards, landscaping, sewers, water, gas and
electrical distribution systems and facilities, drainage facilities, and all signs, both
illuminated and non-illuminated that are now or hereafter on the Premises, clean and in good and
working condition and in a manner consistent with the Permitted Use (as defined in Paragraph 6.1
above). Tenant shall make all such repairs, replacements and improvements including, without
limitation, all structural, roof, HVAC, plumbing, and electrical repairs, replacements and
improvements required and shall keep the same free and clear from all rubbish and debris. All
repairs made by Tenant shall be at least equal in quality to the original work, shall be made only
by a licensed, bonded contractor approved in advance by Landlord; provided, however, that such
contractor need not be bonded or approved by Landlord if the non-structural alterations, repairs,
additions or improvements to be performed do not exceed Twenty-Five Thousand Dollars ($25,000) in
value. Landlord may impose reasonable restrictions and requirements with respect to such repairs.
Tenant shall not take or omit to take any action, the taking or omission of which shall cause
material waste, damage or injury to the Premises. Tenant shall indemnify, defend (by legal counsel
acceptable to Landlord) and hold harmless Landlord from and against any and all Claims arising out
of the failure of Tenant or Tenant’s Agents to perform the covenants contained in this paragraph.
“Tenant’s Agents” shall be defined to include Tenant’s officers, employees, agents,
contractors, invitees, customers and subcontractors.

11.1.2 Tenant shall maintain the lines designating the parking spaces in good condition and
paint the same as often as may be necessary, so that they are easily discernable at all times;
resurface the parking areas as necessary to maintain it in good condition; paint any exterior
portions of the Building as necessary to maintain them in good condition; maintain the roof in good
condition; and to take all reasonable precautions to insure that the drainage facilities of the
roof are not clogged and are in good operable condition at all times.

11.1.3 Tenant shall at all times during the term of this Lease, and at Tenant’s expense,
maintain the exterior of the Building, the parking areas, landscaping, drainage systems, sprinklers
and all other portions of the Premises visible from the surrounding streets in a commercially
reasonable condition, and shall maintain attractive screens, barricades or enclosures around any
waste or storage areas.

11.1.4 Tenant hereby waives any applicable law, statute, or ordinance relating to a Landlord’s
duty to maintain the Premises in a tenantable condition, and all other rights of Tenant under any
law, statute or ordinance now or hereafter in effect authorizing Tenant to make repairs at
Landlord’s expense.

11.1.5 There shall be no abatement of Rent and no liability of Landlord by reason of any
injury to or interference with Tenant’s business arising from the making of any repairs,
alterations or improvements in or to any portion of the Premises, or in or to improvements,
fixtures, equipment and personal property therein.

11.2 Landlord’s Right to Maintain. During the Lease Term, except as expressly
provided in the Lease, Landlord shall not be required to maintain or make any repairs or
replacements of any nature or description whatsoever to the Premises. Tenant hereby expressly
waives the right to make repairs at the expense of Landlord as provided for in any statute or law
in effect at the time of execution of this Lease, or in any other statute or law which hereafter
may be enacted. Notwithstanding the foregoing, if Tenant shall fail, after reasonable notice
(being at least thirty (30) days), to maintain or to commence and thereafter to proceed with
diligence to make any repair or replacement required of it pursuant to the terms of this Lease,
Landlord, without being under any obligation to do so and without thereby waiving such Default, may
so maintain or make such repair or replacement and may charge Tenant for the cost thereof. Any
expense reasonably incurred by Landlord in connection with the making of such repairs may be billed
by Landlord to Tenant monthly, or immediately, at Landlord’s option, and shall be due and payable
within ten (10) days after such billing, or at Landlord’s option, may be deducted from the Security
Deposit.

11.3 Landlord’s Right of Entry for Repairs. Landlord and Landlord’s agents shall have
the right to enter upon the Premises, or any part thereof, for the purpose of performing any
repairs or maintenance Landlord is permitted or required to make pursuant to this Lease, and of
ascertaining the condition of the Premises or whether Tenant is observing and performing Tenant’s
obligations hereunder, all without unreasonable interference from Tenant or Tenant’s Agents.
Except for emergency maintenance or repairs, the right of entry contained in this paragraph shall
be exercisable at reasonable times, at reasonable hours and on reasonable notice.

11.4 INTENTIONALLY OMITTED. 

12. INTENTIONALLY OMITTED.

13. FIXTURES AND PERSONAL PROPERTY.

13.1 Removal of Fixtures. Except as provided in Paragraphs 9.1.8 or 13.2 herein,
Tenant shall not remove any fixtures belonging to Landlord from the Premises without Landlord’s
prior written consent (not to be unreasonably withheld, conditioned or delayed); provided, however,
Tenant shall have the right to sell or dispose of any existing building machinery, equipment or
fixtures subject to this Lease which may have become obsolete or unfit for use or which are no
longer useful, necessary or profitable in the conduct of Tenant’s business, so long as (i) the
Premises retain its primary use consistent with the Permitted Use, and (ii) Tenant shall have
substituted or promptly shall substitute for the property so removed from the Premises other
building machinery, equipment or fixtures not necessarily of the same character but at least of
equal quality in the performance of the particular function in question as that of the property so
removed unless, in Tenant’s reasonable opinion, the property so removed was performing an obsolete
function and replacement thereof is not necessary or appropriate to maintain the operation or
character of the Premises or its overall value without impairment. Tenant shall give Landlord
written notice of each material fixture removed by Tenant. All built-ins and fixtures installed in
or attached to the Premises by Tenant must be new or like new when so installed or attached.

13.2 Trade Fixtures and Personal Property. Any trade fixtures, equipment, stock,
inventory, machines (other than HVAC or other built-in machines or machinery, as provided in
Paragraph 9.1.8), signs and other personal property of Tenant not permanently affixed to the
Premises (“Tenant’s Equipment”) shall remain the property of Tenant. Landlord agrees that
Tenant shall have the right, at any time, and from time to time, to remove any and all of Tenant’s
Equipment which it may have stored or installed in the Premises. Tenant, at its sole cost and
expense, immediately shall repair any damage occasioned to the Premises by reason of the removal of
Tenant’s Equipment and, upon the last day of the Lease Term or upon earlier termination of this
Lease, shall leave the Premises in a neat and clean condition, free of debris, and in as good a
condition as that existing on the Lease Commencement Date, reasonable wear and tear excepted, with
all HVAC and other Building systems in good and operable condition.

13.3 Taxes on Trade Fixtures and Personal Property. Tenant shall pay before
delinquency all taxes, assessments, license fees and public charges levied, assessed or imposed
upon its business operation, as well as upon its trade fixtures, leasehold improvements (including,
but not limited to, those Tenant is allowed or required to make in accordance with the provisions
of this Lease), merchandise and other personal property in, on or upon the Premises. If any such
items of property are assessed together with property owned by Landlord, then, and in such event,
such assessment shall be equitably divided between Landlord and Tenant.

13.4 Ownership of Tenant’s Equipment. All Tenant’s Equipment shall be and remain the
property of Tenant during the Lease Term. Tenant shall bear all costs and expenses incurred in
installing, removing, storing or disposing of Tenant’s Equipment pursuant to this paragraph and
Paragraph 27 and shall repair at its expense all damage to the Premises caused by the installation
and removal thereof, whether effectuated by Tenant or Landlord (as provided in Paragraph 27).

14. TENANT’S COVENANT. Tenant covenants and agrees that as to its leasehold estate
and use and occupancy of the Premises, Tenant and all persons in possession or holding under Tenant
shall conform to and shall not violate any Applicable Law.

15. INDEMNITY — WAIVER OF SUBROGATION.

15.1 Indemnification. Tenant shall indemnify, defend, and hold Landlord and its
agents, employees, directors, officers, managers, members, partners, affiliates, independent
contractors, and property managers (collectively, “Landlord’s Agents” or “Agents”)
harmless from and against any and all claims, demands, liability, loss or damage, whether for
injury to or death of persons or damage to real or personal property, arising out of or in
connection with the Premises, Tenant’s use of the Premises, any activity, work, or other thing
done, permitted, or suffered by Tenant in or about the Building, or arising from any reason or
cause whatsoever in connection with the use or occupancy of the Premises by any party during the
term of this Lease. This indemnification by Tenant shall include indemnity for the acts or
omissions of Landlord and Landlord’s Agents, unless caused solely by the willful act or gross
negligence of the Landlord or its Agents. Tenant shall further indemnify, defend, and hold
Landlord and Landlord’s Agents harmless against and from any and all claims arising from any breach
or default in the performance of any obligation on Tenant’s part to be performed under the terms of
this Lease, or arising from any act or negligence of Tenant or any officer, agent, employee, guest,
or invitee of Tenant, and from and against all costs, attorneys’ fees, expenses, and liabilities
incurred as a result of any such claim or any action or proceeding brought thereon. In any case,
action, or proceeding brought against Landlord or Landlord’s Agents by reason of any such claim,
Tenant, upon notice from Landlord, shall defend the same at Tenant’s expense by counsel
satisfactory to Landlord. Tenant, as a material part of the consideration to Landlord, hereby
assumes all risk of damage to property or injury to persons in, upon, or about the Premises from
any cause arising prior to the later of the termination of this Lease or the date Tenant is no
longer in possession of the Premises (except for such damage or injury caused by Landlord’s or its
Agents’ willful misconduct or gross negligence), and Tenant hereby waives all claims in respect
thereof against Landlord and Landlord’s Agents. Tenant’s obligation to indemnify under this
paragraph shall include reasonable attorneys’ fees, investigation costs, and other reasonable
costs, expenses, and liabilities incurred by Landlord and Landlord’s Agents. If the ability of
Tenant to use the Premises or the Building is interrupted for any reason, Landlord and Landlord’s
Agents shall not be liable to Tenant for any loss or damages occasioned by such loss of use, except
to the extent such loss or damages is caused solely by Landlord’s or its Agents’ willful misconduct
or gross negligence.

15.2 Limitation on Landlord Liability. Neither Landlord nor Landlord’s Agents shall be
liable for loss or damage to any property by theft or otherwise, or for any injury to or damage to
persons or property resulting from fire, explosion, falling plaster, steam, gas, electricity,
water, or rain which may leak from any part of the Building or from the pipes, appliances, or
plumbing works therein or from the roof, street, or subsurface or from any other place resulting
from dampness or any other cause whatsoever, unless caused by or due solely to the gross negligence
or intentional acts of Landlord or Landlord’s Agents. Except as otherwise provided herein or
unless caused by or due solely to the gross negligence or intentional acts of Landlord or
Landlord’s Agents, neither Landlord nor Landlord’s Agents, shall be liable for interference with
the light or other rights or loss of business by Tenant, nor shall Landlord or Landlord’s Agents be
liable for any latent defect in the Premises or in the Building. Tenant shall give prompt notice
to Landlord in case of fire or accidents in the Premises or in the Building or of defects therein
or in the fixtures or equipment belonging to Landlord.

15.3 Waiver of Subrogation. Landlord and Tenant hereby waive any rights each may have
against the other on account of any loss or damage occasioned to Landlord or Tenant, as the case
may be, their respective property or the Premises, caused by or resulting from risks insured
against under any policies carried by the parties; provided, however, that this paragraph shall be
inapplicable if it would have the effect, but only to the extent that it would have the effect, of
invalidating any insurance coverage of Landlord or Tenant. To the extent available, the parties
shall cause each insurance policy obtained by it hereunder to provide a waiver of subrogation.
Tenant’s insurer shall either waive subrogation rights against Landlord or, if Tenant’s insurance
company does not waive the right of subrogation against Landlord and its insurance company, Tenant
shall (a) maintain during the Lease Term fire and commercial liability coverage with respect to the
Premises, and (b) pay to Landlord upon demand Landlord’s cost incurred in securing fire and
commercial liability insurance protecting Landlord upon the destruction of Tenant’s property.

16. INSURANCE.

16.1 Property Insurance. During the Lease Term, Tenant shall keep and maintain, or
cause to be kept and maintained, at Tenant’s sole cost and expense, a policy or policies of
insurance on the Premises insuring the same against loss or damage by the following risks: fire
and extended coverage, vandalism, malicious mischief, plate glass and sprinkler leakage (if
sprinklers are required in the Building under applicable building code provisions, or are installed
by Tenant whether or not there is such a requirement) in amounts at all times sufficient to prevent
Landlord or Tenant from becoming a co-insurer under the terms of the applicable policies, but in
any event in an amount payable there-under not less than Full Replacement Value of the Premises.
The term “Full Replacement Value” shall mean actual replacement cost, including changes
required by new building codes or ordinances (exclusive of the cost of excavation, foundations and
footings). Such insurance shall show, as a loss payee in respect of the Premises, Landlord, Tenant
and any Lender required to be named pursuant to its mortgage documents, as their interests may
appear.

16.2 Commercial Liability Insurance. During the Lease Term, Tenant shall keep and
maintain, or cause to be kept and maintained, at Tenant’s sole cost and expense, a policy or
policies of commercial general public liability insurance, showing, as an additional insured in
respect of the Premises, Landlord, Tenant, any management company retained by Landlord to manage
the Premises, any ground lessor and any mortgagee of Landlord required to be named pursuant to its
mortgage documents. Such policy shall insure against any and all Claims for injuries to persons,
loss of life and damage to property occurring upon, in or about the Premises (including coverage
for liability caused by independent contractors of Tenant or Subtenant working in or about the
Premises), with minimum coverage in an amount not less than Five Million Dollars ($5,000,000)
(inclusive of general liability, commercial liability, and umbrella/excess liability coverage)
combined single limit with respect to all bodily injury, death or property damage in any one
accident or occurrence. In the event of a Claim relating to the Premises, the amount of any
deductible or self-insured retention and/or any award in excess of the policy limits shall be the
sole responsibility of Tenant. The insurance shall include (i) personal injury insurance with
endorsement deleting the employee liability exclusions, and employee liability insurance, (ii) a
broad form contractual liability endorsement insuring Tenant’s indemnity obligation under Paragraph
15.1, (iii) a products liability coverage endorsement, (iv) a boiler and machinery liability
endorsement, and (v) a products completed operations coverage endorsement.

16.3 Other Insurance.

16.3.1 In addition to all other insurance required to be carried by Tenant, Tenant, throughout
the Lease Term, shall provide and keep in force at Tenant’s sole cost and expense:

(a) Such further insurance against such other hazards and risks and in such amounts as the
ground lessor or the holder of any mortgage or deed of trust lien may require under to the terms of
such liens;

(b) Rental value insurance with respect to the Premises, covering risk of loss of rental due
to the occurrence of any of the hazards described above in Paragraph 16.1, in an amount not less
than the aggregate requirements for the period of eighteen (18) months following the occurrence of
the casualty for Rent and premiums on the insurance required to be carried pursuant to this
Paragraph 16;

(c) Worker’s Compensation insurance to the full extent required under the law of the State of
Maryland;

(d) Insurance on Tenant’s Equipment, personal property and other contents in, on or about the
Premises insuring against loss or damage by all risks referred to in Paragraph 16.1 in amounts
equal to ninety percent (90%) of their full replacement value;

(e) During any period of construction in the Premises and any other construction, Builder’s
All Risk Insurance with Completed Operations Coverage; and

(f) Other insurance required by Landlord, including, without limitation, terrorism, flood,
earthquake and environmental remediation, in types and amounts consistent with commercially
reasonable practice.

16.4 Insurers; Primary Insurance. All policies of insurance provided for herein shall
be on an occurrence basis (except for product coverage, which is on a claims-made basis) and shall
be issued by insurance companies with a general policy holder’s rating of not less than A- and a
financial rating of not less than Class XII as rated in the most current available “Best’s”
Insurance Reports. Such insurance companies shall be qualified to do business in the State of
Maryland. All such policies shall be issued in the name of Tenant, with Landlord, any ground
lessor and Lender (or its successors and assigns) listed as additional insureds (or, in the case of
property damage policies, as loss payees), and shall be for the mutual and joint benefit and
protection of Landlord, Tenant, any ground lessor and Landlord’s mortgagee or beneficiary. All
commercial liability and property damage policies shall contain a provision that Landlord, although
named as an insured or loss payee, as the case may be, nevertheless shall be entitled to recovery
under said policies for any loss occasioned to it, its servants, agents and employees by reason of
the negligence of Tenant. As often as any such policy shall expire or terminate, renewal or
additional policies shall be procured and maintained by Tenant in like manner and to like extent.
All policies of insurance must contain a provision that the company writing said policy will give
to Landlord ten (10) days notice in writing in advance of any cancellation or lapse or the
effective date of any reduction in the amounts of insurance. All commercial liability, property
damage and other casualty policies shall be written as primary policies, not contributing with and
not in excess of coverage that Landlord may carry.

16.5 Blanket Policy. Notwithstanding anything to the contrary contained within this
Paragraph 16, Tenant’s obligations to carry the insurance provided for herein may be brought within
the coverage of a so-called blanket policy or policies of insurance carried and maintained by
Tenant; provided, however, that Landlord, any ground lessor and Lender shall be named as an
additional insured thereunder as their interests appear, the coverage afforded Landlord will not be
reduced or diminished by reason of the use of such blanket policy of insurance, and the
requirements set forth herein are otherwise satisfied.

16.6 Deductibles. The deductible amounts, if any, with respect to all insurance,
which Tenant is required to maintain hereunder, shall not exceed Twenty-five Thousand Dollars
($25,000) per claim or occurrence or, in the case of product liability insurance, shall not exceed
One Hundred Thousand Dollars ($100,000) per claim or occurrence. The amount of the deductibles, if
any, within this limitation shall be a business decision by Tenant; under no circumstances shall
Landlord be required to reimburse Tenant for the amount of any deductible incurred by Tenant in
connection with any insured event, even if the event resulting in the claim was caused or
contributed to by Landlord’s or Landlord’s Agents’ gross negligence or willful misconduct.

16.7 Certificates. Upon the execution and delivery of this Lease and thereafter not
less than thirty (30) days prior to the expiration dates of the expiring policies theretofore
maintained, Tenant shall deliver to Landlord certificates of insurance with respect to the policies
of insurance required by this Lease.

16.8 No Separate Insurance. Tenant shall not take out separate insurance with respect
to the Premises, concurrent in form or contributing in the event of loss with that required to be
furnished by Tenant under this Lease, unless Landlord, and such other persons required to be named
as insureds as provided in this Lease, are also included therein as named insureds, respectively,
with loss payable as provided in this Lease. Tenant immediately shall notify Landlord of the
taking out of any such separate insurance and shall deliver a certificate or certificates therefor
to Landlord.

16.9 Adjustment in the Event of Loss. Except as otherwise provided herein, and
subject to the rights of Lender, all insurance proceeds payable with respect to any damage or
destruction to the Premises (but not with respect to Tenant’s personal property, it being
understood that insurance proceeds allocable to Tenant’s personal property shall be payable
directly to Tenant) shall be payable to Landlord. If Tenant undertakes to repair said damage in
accordance with Paragraph 17 below, the proceeds shall be made available to Tenant and used to fund
the reconstruction. In all other events, the proceeds shall be the sole property of Landlord
except otherwise expressly provided herein. Tenant shall be entitled to compromise, adjust or
settle, with Landlord’s approval, any and all claims with respect to the Premises. Each party
agrees to execute and deliver to the other party such releases, endorsements and other instruments
as the other party reasonably may require in order to compromise, adjust or settle any insurance
claim which such other party shall be entitled to compromise, adjust or settle pursuant to this
paragraph and to enable the other party or its designee to collect such insurance proceeds as are
payable in respect of such claim.

16.10 Proration Upon Termination. If any of the insurance required to be carried by
Tenant hereunder is still in effect at the termination of this Lease, Landlord may elect to
terminate such insurance, or Landlord shall reimburse Tenant for the pro rata portion of the
premium paid by Tenant for such insurance based upon the number of days remaining unexpired in such
insurance.

16.11 Landlord’s Option to Maintain Coverage. Notwithstanding anything to the
contrary in this Paragraph 16, Landlord may, at its election and upon ten (10) days’ notice to
Tenant, keep and maintain any of the insurance policies required hereunder, the cost of which shall
be paid by Tenant as Additional Rent.

17. DAMAGE OR DESTRUCTION.

17.1 Tenant’s Duty to Rebuild.

17.1.1 If the Premises are damaged or destroyed during the Lease Term, within a period of
ninety (90) days thereafter, Tenant shall commence repair, reconstruction and restoration of the
Premises and prosecute the same diligently to completion at Tenant’s sole cost and expense whether
or not the insurance proceeds shall be sufficient for the purpose, and Landlord shall make
available to Tenant any insurance proceeds for such repair, reconstruction or restoration paid out
to Landlord by the insurer. This Lease shall continue in full force and effect, and Tenant’s duty
to rebuild shall exist without regard to whether the damage or destruction is covered by insurance.

17.1.2 Notwithstanding Paragraph 17.1.1 hereof, in the event of a total destruction of the
Premises during the last two (2) years of the Lease Term, or the last year with respect to any
Extension Period, as the case may be, Landlord and Tenant each shall have the option to terminate
this Lease upon giving written notice to the other of exercise thereof within thirty (30) days
after such destruction, in which case this Lease shall cease and terminate as of the date of
destruction, and provided that, in the event of such termination by either Landlord or Tenant,
Tenant shall pay to Landlord the fair market value of the Premises less the fair market value of
the Land (to the extent such amount exceeds Landlord’s insurance proceeds received from the
destruction). For purposes of this Paragraph 17.1.2, “total destruction” shall be deemed a damage
or destruction to an extent that the cost of repair is at least fifty percent (50%) of the then
full replacement cost of the Premises as of the date of destruction.

17.2 Reconstruction. In the event of any reconstruction of the Premises pursuant to
this Paragraph 17, the construction by Tenant shall be subject to, and conducted in accordance
with, the provisions of Paragraph 9 above.

17.3 Termination. In the event of termination pursuant to this Paragraph 17, all
right to compromise, adjust or settle any insurance claim shall be in Landlord, and all proceeds
from Tenant’s insurance shall be disbursed and paid to, and be the property of, Landlord, except to
the extent such proceeds are allocable to the equipment, fixtures or other personal property of
Tenant.

17.4 No Abatement. In the event of repair, reconstruction or restoration as herein
provided, the Monthly Rent, which Tenant is required to pay to Landlord under this Lease, shall not
be abated. Tenant shall continue the operation of its business on the Premises during any such
period to the extent reasonably practicable from the standpoint of prudent business management, and
the obligation hereunder to pay Additional Rent shall remain in full force and effect. Tenant
shall not be entitled to any compensation or damages from Landlord for loss of the use of the whole
or any part of the Premises, Tenant’s personal property or any inconvenience or annoyance
occasioned by such damage, repair, reconstruction or restoration. Tenant hereby waives any
statutory or common law rights of termination or abatement of rent, which may arise by reason of
any partial or total destruction of the Premises.

18. ASSIGNMENT AND SUBLETTING.

18.1 No Assignment. Tenant shall neither voluntarily nor by operation of law assign,
sell, encumber, pledge or otherwise transfer all or any part of Tenant’s leasehold estate
hereunder, or permit any other person (excepting Tenant’s agents and employees) to occupy the
Premises or any portion thereof, without Landlord’s prior written consent, which consent shall not
be unreasonably withheld, conditioned or delayed. Consent by Landlord to one or more assignments
of this Lease or to one or more sublettings of the Premises shall not constitute a waiver of
Landlord’s right to require consent to any subsequent assignment, subletting or other transfer. If
Tenant is a corporation, unincorporated association or partnership, the transfer, assignment or
hypothecation of any stock or interest in such corporation, association or partnership in the
aggregate in excess of twenty-five percent (25%) of all outstanding stock or interests, or
liquidation thereof, shall be deemed an assignment within the meaning and provisions of this
paragraph; provided, however, the transfer, assignment or hypothecation of any stock in a
corporation or partnership which is a reporting company under the Securities Exchange Act of 1934,
as amended, shall not be deemed an assignment within the meaning and provisions of this paragraph.
The sale of all or substantially all of the assets of Tenant, or the assignment of the Lease to an
entity into which Tenant is merged or with which Tenant is consolidated, shall be deemed an
assignment within the meanings and provisions of this paragraph, unless the successor entity has a
net worth equal to or greater than Tenant’s net worth immediately prior to the transfer. Tenant
shall reimburse Landlord for all of Landlord’s reasonable costs and attorneys’ fees incurred in
conjunction with the processing and documentation of any required consent to assignment,
subletting, transfer, change of ownership or hypothecation of this Lease or Tenant’s interest in
and to the Premises. Notwithstanding the foregoing, Tenant shall have the right, without the
consent of Landlord, to assign its rights and obligations pursuant to this Lease to a parent,
subsidiary or affiliate, provided that Tenant remains obligated under the Lease. For purposes of
this Paragraph, the term “subsidiary” shall mean and refer to any subsidiary of Tenant in which
Tenant owns fifty percent (50%) or more of the voting stock of such subsidiary. For purposes of
this Paragraph, the term “affiliate” shall mean and refer to any entity in which Tenant or parent
of Tenant owns fifty percent (50%) or more of the voting stock or ownership interest of such
entity.

18.2 Consent Required. Landlord’s consent to any assignment, sale, encumbrance,
pledge or other transfer shall not be unreasonably withheld, conditioned or delayed. It shall not
be unreasonable for Landlord to base its determination as to whether consent will be granted in any
specific instance on, without limitation, the following factors: (a) whether the transferee’s use
of the Premises will be compatible with the provisions of this Lease; (b) the financial capacity of
the transferee; (c) the business reputation of the transferee; (d) the quality and type of the
business operations of the transferee; and (e) the business experience of the proposed transferee.
This list of factors is not intended to be exclusive, and Landlord may rely on such other
reasonable basis for judgment as may apply from time to time.

18.3 Procedure to Obtain Consent. If Tenant desires at any time to assign this Lease
or to sublet the Premises or any portions thereof, it first shall notify Landlord of its desire to
do so and shall submit in writing to Landlord (i) the name and legal composition of the proposed
subtenant or assignee; (ii) the nature of the proposed subtenant’s or assignee’s business to be
carried on in the Premises; (iii) the terms and provisions of the proposed sublease or assignment
and all transfer documents relating to the proposed transfer; and (iv) such reasonable business and
financial information as Landlord may request concerning the proposed subtenant or assignee. Any
request for Landlord’s approval of a sublease or assignment shall be accompanied with a check in
the amount of $2,000.00 for the cost of review and preparation, including reasonable attorneys’
fees, of any documents relating to such proposed transfer. Landlord shall notify Tenant of its
approval or disapproval of any such request within ten (10) business days of receipt of the
foregoing information and payment. Landlord’s failure to respond within such ten (10) business day
period shall be deemed approval by Landlord. The provisions and conditions of any proposed
sublease or assignment must not be inconsistent with any provision of this Lease, and must address
all matters contained in this Lease. In addition, the transferee must expressly assume all of the
obligations of Tenant under this Lease. Notwithstanding the assumption of the obligations of this
Lease by the transferee, no subletting or assignment, even with the consent of Landlord, shall
relieve Tenant of its continuing obligation to pay the rent and perform all the other obligations
to be performed by Tenant hereunder. The obligations and liability of Tenant hereunder shall
continue notwithstanding the fact that Landlord may accept rent and other performance from the
transferee. The acceptance of rent by Landlord from any other person shall not be deemed to be a
waiver by Landlord of any provision of this Lease or to be a consent to any assignment or
subletting.

18.4 Advertising. In no event shall Tenant display on or about the Premises any signs
for the purpose of advertising the Premises for assignment, subletting or other transfer of rights,
without Landlord’s prior written consent.

18.5 Writing Required. Each permitted assignment or sublease shall be consummated by
an instrument in writing executed by the transferor and transferee in form satisfactory to
Landlord. Each assignee and subtenant shall agree in writing for the benefit of the Landlord
herein to assume all obligations of Tenant hereunder, including the payment of all amounts due or
to become due under this Lease directly to the Landlord. One executed copy of such written
instrument shall be delivered to the Landlord.

18.6 Transfer Premiums. If Tenant assigns or sublets its rights under this Lease,
Tenant shall pay to Landlord as Additional Rent, after Tenant has recovered any relevant leasing
commissions, costs of tenant improvements and other expenses of the assignment or sublease, fifty
percent (50%) of such excess consideration due and payable to Tenant from said assignment or
sublease to the extent said consideration exceeds the Rent or a pro rata portion of the Rent, in
the event only a portion of the Premises is sublet.

19. NO ENCUMBRANCE. Without Landlord’s prior written consent, Tenant shall not
mortgage, encumber or hypothecate its interest in this Lease, the Premises or the Building, and any
attempt by Tenant to do so shall be a default hereunder, and at Landlord’s option, shall terminate
this Lease.

20. HAZARDOUS MATERIALS.

20.1 Hazardous Materials. Tenant shall not use, store, dispose of or permit to remain
on the Premises, the Building, the Land, or any adjacent property other than in the normal course
of its business and in compliance with all applicable laws, any solid, liquid or gaseous matter or
any combination thereof, which is or may become, hazardous, toxic or radioactive including, but not
limited to, any substance, gas, or waste, which is included in the definition of “hazardous
substance,” “toxic substance,” “hazardous waste,” or “toxic waste” under any federal, state, or
local law, ordinance, or regulation, including any material which, if discharged, leaked or emitted
or permitted to be discharged, leaked or emitted into the atmosphere, the ground or any body of
water, does or may (i) pollute or contaminate the same, or (ii) adversely affect (A) the health or
safety of persons, whether on the Premises or anywhere else, (B) the condition, use or enjoyment of
the Premises or anywhere else, or (C) the Premises, the Building or any of the improvements thereon
(all of the foregoing collectively referred to herein as “Hazardous Materials”).

20.2 Testing. At reasonable times and upon reasonable prior notice, prior to the
expiration or earlier termination of the Lease Term, Landlord shall have the right to conduct (a)
hazardous material and waste investigation(s) of the Premises and (b) if Landlord has reasonable
cause to believe that any contamination exists on, in, under, or around the Building or the
Premises, such other tests of the Premises and the Building as Landlord may deem necessary or
desirable to demonstrate whether contamination has occurred as a result of Tenant’s use of the
Premises. Tenant shall be solely responsible for and shall defend, indemnify and hold the
Landlord, its Agents and contractors harmless from and against any and all Claims, arising out of
or in connection with any removal, clean up, restoration and materials required hereunder to return
the Premises and any other property of whatever nature to their condition existing prior to the
time of any such contamination, except for Claims caused by Landlord’s or its Agents’ gross
negligence or willful misconduct. Tenant shall pay for the reasonable cost of the investigations
and other tests of the Premises.

20.3 Duty to Dispose. Tenant shall not keep any trash, garbage, waste or other refuse
on the Premises except in sanitary containers and shall regularly and frequently remove the same
from the Premises. Tenant shall keep all incinerators, containers or other equipment used for the
storage or disposal of such matter in a clean and sanitary condition. Tenant shall properly
dispose of all sanitary sewage and shall not use the sewage disposal system of the Building (i) for
the disposal of anything except sanitary sewage, or (ii) for disposal of sewage in excess of the
lesser of the amount (A) reasonably contemplated by the uses permitted under this Lease, or (B)
permitted by any governmental entity.

20.4 Hazardous Materials Laws. Tenant, at Tenant’s own cost and expense, shall comply
with all existing and any hereinafter enacted federal, state or local laws pertaining to or
governing Hazardous Materials laws. Tenant, at Tenant’s own cost and expense, shall make all
submissions to, provide all information to and comply with all applicable requirements of any
appropriate governmental authority (“Authority”) under all federal, state or local laws
pertaining to or governing Hazardous Materials. In particular, Tenant shall comply with all laws
relating to the storage, use and disposal of Hazardous Materials. Should any Authority require
that a clean up or remediation plan be prepared or that a clean up or any other remediation action
be undertaken because of any spills or discharges of Hazardous Materials at the Premises or on the
Premises or any adjacent property that occur during the Lease Term or after expiration of the Lease
Term as a result of Tenant’s use of the Premises, then Tenant, at Tenant’s own expense, shall
prepare and submit the required plans and financial assurances and carry out the approved plans.
At no expense to Landlord, Tenant promptly shall provide all information requested by Landlord for
preparation of affidavits required by Landlord or for Landlord’s own information, to determine the
applicability of the Hazardous Materials laws to the Premises and shall execute affidavits promptly
when requested to so by Landlord.

20.5 Tenant Indemnification. Tenant shall indemnify, defend and hold harmless
Landlord and Landlord’s Agents from and against (i) Claims in connection with or arising out of any
release, spill or discharge of Hazardous Materials due to, contributed to or caused by the
activities of Tenant, Tenant’s Agents, third parties who have trespassed on the Premises during the
Lease Term or parties in contractual relationship with Tenant or any of them; and (ii) all Claims
arising out of Tenant’s failure to provide all information, make all submissions and take all steps
required by any Authority, under any federal, state or local laws pertaining to or governing
Hazardous Materials laws or any other environmental law. Tenant’s obligations and liabilities
under this paragraph shall survive the expiration or earlier termination of this Lease. Without
limiting the foregoing, if the release, spill, leakage, or discharge of any Hazardous Materials on
or in the Premises or the Building or any adjacent property, caused or permitted by Tenant results
in any contamination of the Premises or the Building or any adjacent property, Tenant shall
promptly take all actions at its sole expense as are necessary to return the Premises or the
Building or any adjacent property, to the condition existing prior to the time of such
contamination, provided that Landlord’s approval of such action shall first be obtained, which
approval shall not unreasonably be withheld, delayed or conditioned so long as such actions would
not potentially have any material adverse long-term or short-term effect on the Premises or the
Building. Notwithstanding the foregoing, the indemnification herein shall not apply to the initial
introduction of Hazardous Materials on or to the Premises by anyone other than the Tenant from and
after the date that Tenant is neither the “Tenant” hereunder nor in possession of the Premises
(“Tenant Relinquishment Date”).

20.6 Obligation to Remediate Upon Expiration of Lease. Tenant shall surrender the
Premises at the expiration or earlier termination of this Lease free of any Hazardous Materials or
contamination and free and clear of all judgments, liens, licenses, restrictions or encumbrances
relating thereto and, at its own cost and expense, shall repair all damage and clean up or perform
any remedial action necessary relating to any Hazardous Materials or contamination caused by
Tenant’s operation. Tenant, at its sole cost and expense, shall, following Landlord’s request,
remove any alterations or improvements that are contaminated or contain Hazardous Materials.

21. CONDEMNATION.

21.1 Termination of Lease. If the Premises or any portion thereof are Taken under the
power of eminent domain, or sold by Landlord under the threat of the exercise of such power, this
Lease shall terminate as to the part so Taken as of the date that the condemning authority takes
possession. This Lease shall remain in full force and effect with respect to the remaining portion
of the Premises. If more than fifty percent (50%) of the square footage of the Building is taken
or sold under such threat, Tenant may terminate this Lease as of the date that the condemning
authority takes possession by delivery of written notice of such election within twenty (20) days
after such party has been notified of the Taking or, in the absence thereof, within twenty (20)
days after the condemning authority shall have taken possession. Notwithstanding the foregoing,
Tenant’s right to terminate this Lease under the preceding sentence is contingent upon all
leasehold mortgages (if any) of Tenant being paid in full.

21.2 Rent Reduction; Tenant’s Obligation To Repair. If this Lease is not terminated
by Landlord or Tenant, it shall remain in full force and effect as to the portion of the Premises
remaining; provided, however, that the Monthly Rent shall be reduced by the proportion that the
floor area of the Building taken bears to the original floor area of the Building. In such event
Tenant, at Tenant’s sole cost and expense, but subject to the availability of condemnation proceeds
therefor, shall restore the Premises to a complete unit of like quality and character, except as to
size, as existed prior to the date on which the condemning authority took possession.

21.3 Award. All awards for the Taking of any part of the Premises or proceeds from
the sale made under the threat of the exercise of the power of eminent domain (other than the
portions of such award expressly attributed by the governmental authority to the diminution in
value of the leasehold estate which portion, subject to the rights of any ground lessor, shall be
the property of Tenant) shall be the property of Landlord, whether made for the Taking of the fee,
or as severance damages; provided, however, that Tenant shall be entitled to any award that is made
for damage to Tenant’s trade fixtures and removable personal property, to a portion of the award
necessary to restore the Premises as provided in Paragraph 21.2 above, and to compensation for its
moving and relocation expenses.

22. DEFAULT PROVISIONS.

22.1 Events of Default. The occurrence of any of the following shall constitute a
default hereunder (“Default”):

22.1.1 The failure of Tenant to pay or cause to be paid when past due, within five (5) days
after written notice, any Rent, monies or other charge required by this Lease to be paid by Tenant;

22.1.2 The failure of Tenant, within thirty (30) days after notice, to do or cause to be done
any act required by this Lease, or the failure to observe and perform any other provision of this
Lease to be observed or performed by Tenant, other than payment of Rent, monies or charges required
by this Lease. If a cure cannot be made within thirty (30) days, Tenant shall have an additional
reasonable amount of time necessary to complete the cure using its diligent and best efforts.
Notwithstanding the foregoing, if any such failure on the part of Tenant affects the health or
safety of others, or would result in the destruction of property, Tenant shall immediately begin to
cure and shall use its diligent and best efforts in pursuing said cure to completion;

22.1.3 Tenant’s causing or permitting, without the prior written consent of Landlord, any act
for which this Lease requires Landlord’s prior consent, or if this Lease prohibits such act;

22.1.4 Any act of bankruptcy caused, suffered or permitted by Tenant or, if Tenant is a
partnership, any general partner of Tenant. For purposes of this Lease, an “act of bankruptcy”
shall include the following: (i) any general assignment or general arrangement for the benefit of
creditors; (ii) the filing of any petition by or against Tenant to have Tenant adjudged a bankrupt,
or a petition for reorganization or arrangement under any law relating to bankruptcy, unless such
petition is filed against Tenant and the same is dismissed within ninety (90) days; (iii) the
appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets
located at the Premises or of Tenant’s interest in this Lease; or (iv) the attachment, execution or
other judicial seizure of substantially all of Tenant’s assets located at the Premises or of
Tenant’s interest in this Lease.

22.1.5 The occurrence of a Default (as such term is or may hereafter be specifically defined
therein and after giving effect to any applicable notice and cure period) under that certain
Amended and Restated Single Tenant Absolute Net Lease (“Lease”) dated as of December 17,
2004, between Guilford Real Estate Trust 1998-1, a common law trust, and Tenant.

22.2 Rights of Landlord. Upon the occurrence, and during the continuance, of any
Default, and in addition to any or all other rights or remedies of the Landlord hereunder or by
law, Landlord, without further notice or demand of any kind to Tenant or any other person, shall
have the following rights and remedies:

22.2.1 Landlord may continue this Lease in full force and effect and enforce all Landlord’s
rights and remedies under this Lease, including the right to recover the Rent as it becomes due and
any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant’s
failure to perform its obligations under this Lease or which, in the ordinary course of things,
would be likely to result therefrom. Landlord may sue monthly, annually or after such equal or
unequal periods as Landlord desires for such amounts due.

22.2.2 Landlord shall use commercially reasonable efforts to mitigate its damages. Landlord
(whether Landlord elects to continue this Lease in effect or terminate this Lease and Tenant’s
right to possession hereunder) may reenter the Premises or take possession pursuant to legal
proceedings or pursuant to any notice provided by law, and thereafter collect rent from existing
sub-tenants of the Premises, if any, and(or) relet the Premises, in whole or in part, to third
parties for Tenant’s account at such rent and upon such reasonable conditions and for such term as
Landlord sees fit. Tenant shall pay to Landlord all costs actually and reasonably incurred in
reletting the Premises or improvements thereon, including, without limitation, broker’s
commissions, repairs, expenses of remodeling required by the reletting and like costs. Landlord
may do all other acts necessary to maintain or preserve the Premises as Landlord deems reasonable
and necessary, including removal of all persons and property, which property may be removed and
stored in a public warehouse or elsewhere at the cost of and for the account of Tenant. If
Landlord is able to so relet, rentals received by Landlord from such reletting shall be applied in
the following order: (i) to the payment of any indebtedness other than Rent due hereunder from
Tenant to Landlord; (ii) to the payment of any cost of such reletting; (iii) to the payment of the
cost of any alterations and repairs; (iv) to the payment of Rent due and unpaid hereunder; (v) to
the payment of any obligations of Tenant under any leasehold mortgage; and (vi) the residue, if
any, shall be held by Landlord and applied in payment of future Rent as the same may become due and
payable hereunder. If reletting results in the actual payment of rentals at less than the Rent
payable during that month by Tenant as required hereunder, Tenant shall pay such deficiency to
Landlord from time to time immediately upon demand therefor by Landlord.

22.2.3 Landlord, by written notice to Tenant, may terminate this Lease and Tenant’s right to
possession of the Premises. No act by Landlord other than giving written notice to Tenant shall
terminate this Lease. Acts of maintenance, reletting, or the appointment of a receiver on
Landlord’s initiative shall not terminate this Lease. If Landlord elects to terminate this Lease,
Landlord may recover all of the following:

(a) The worth at the time of award of the unpaid Rent which had been earned at the time of
termination. “Worth at the time of award” shall be computed by allowing interest to accrue at the
Default Rate from the first day a breach occurs.

(b) The worth at the time of award of the amount by which the unpaid Rent which would have
been earned after termination until the time of award exceeds the amount of such rental loss that
the Tenant proves could have been reasonably avoided. “Worth at the time of award” shall be
determined by allowing interest at the Default Rate from the first day a breach occurs.

(c) The worth at the time of award of the amount by which the unpaid Rent for the balance of
the term after the time of award exceeds the amount of such rental loss that the Tenant proves
could be reasonably avoided. “Worth at the time of award” shall be computed by discounting such
amount at the discount rate of the Federal Reserve Bank situated nearest the Premises at the time
of award plus six percent (6%).

(d) Any other amount necessary to compensate Landlord for all the detriment proximately caused
by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of
events would be likely to result therefrom including, but not limited to, expenses of reletting,
reasonable attorneys’ fees, costs of alterations and repairs, filing fees and any other expenses
customarily resulting from obtaining possession of Premises and releasing.

(e) At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as
may be permitted from time to time by applicable Maryland law.

22.2.4 If Tenant shall be in Default in the observance or performance of any term or covenant
on Tenant’s part to be observed or performed under this Lease, Landlord may perform (but is not
obligated to do so) the same for the account of Tenant, and if Landlord makes expenditures or
incurs any obligation for the payment of money thereby, including, but not limited to, attorneys’
fees in instituting, prosecuting or defending any action or proceeding, such sums paid or
obligations incurred, with interest thereon at the Default Rate, shall be deemed to be Additional
Rent hereunder and shall be paid by Tenant to Landlord (without offset) immediately upon demand
therefor.

22.2.5 Landlord, where permitted by applicable law, may seek to restrain any breach or
threatened breach of any of Tenant’s obligations hereunder and/or may exercise any and all rights
and remedies of a secured party under applicable law with respect to any property in which Landlord
is granted a security interest under this Lease or otherwise.

22.3 Cumulative Remedies. Any right or remedy of Landlord under this Lease and any
other right or remedy that Landlord may have at law, in equity or otherwise upon any Default or
breach of any of the Tenant’s obligations hereunder shall be distinct, separate and cumulative
rights or remedies and no right or remedy, whether exercised or not, shall be deemed to be in
exclusion of any other.

	 	 	 	 	 	 	 
	22.4	 	Determining Rent on Default; Waiver; Security Interest.
	 
	 	 	 	 	 	 
	 	 	 
	 
	 	 	 	 	 	 
	
 
	 	 	22.4.1	 	 	INTENTIONALLY OMITTED.
	
 
	 	 	 	 	 	 

22.4.2 The waiver by Landlord of any breach of any term, covenant or condition herein
contained shall not be deemed to be a waiver of such term, covenant or condition on any subsequent
breach by Tenant. The acceptance of Rent hereunder by Landlord after any such breach shall not be
deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this
Lease, other than the failure of Tenant to pay the particular rental so accepted, regardless of
Landlord’s knowledge of such preceding breach at the time of acceptance of such Rent. No covenant,
term or condition of this Lease or breach thereof by Tenant shall be deemed to have been waived by
Landlord unless such waiver is in a writing executed by Landlord.

22.4.3 Tenant hereby grants and assigns to Landlord a security interest in all accounts,
inventory, fixtures, equipment and personal property of Tenant originating from or hereafter placed
in, on or about the Premises to secure each and every obligation of Tenant under this Lease. Upon
demand from Landlord, Tenant shall execute, acknowledge and deliver such documents or instruments
as reasonably may be required by Landlord to perfect its security interest in the above described
property.

22.5 Curing of Default. Notwithstanding any other provision of this Paragraph 22, if
an event of Default, other than for the payment of Rent or other monies owing from Tenant to
Landlord hereunder, is of such a nature that the same cannot be cured upon demand by Landlord as
specified in any written notice relating thereto, then such event of Default shall be deemed to be
cured if Tenant upon such notice shall have commenced to cure such Default and shall continue
thereafter with all due diligence to so cure and does so complete the same within a reasonable
period of time.

22.6 Landlord’s Default. If Landlord shall neglect or fail to perform or observe any
of the covenants, provisions or conditions contained in this Lease on its part to be performed or
observed within thirty (30) days after written notice of default (or if more than thirty (30) days
shall be required because of the nature of the default, if Landlord shall fail to proceed
diligently to cure such default after written notice thereof), Landlord shall be responsible to
Tenant for any foreseeable and unavoidable damages sustained by Tenant as a result of Landlord’s
breach.

22.7 Tenant’s Right to Perform. If, after such notice to Landlord and Assignee (as
defined in Paragraph 22.9 below), if any, Landlord and Assignee shall fail to cure such default as
provided herein, Tenant shall have the right, but not the obligation, to cure any such default at
Landlord’s sole cost and expense including in such expenditure all costs and attorneys’ fees
incurred to cure such default or breach of Lease. Tenant shall have no right to terminate this
Lease for any such default by Landlord unless otherwise specifically provided in this Lease.

22.8 Abatement. Except as expressly otherwise provided herein, Landlord and Tenant
hereby waive the provisions of any statutes, regulations, ordinances, or court decisions which
relate to the abatement of rent or termination of leases when leased property is damaged or
destroyed and agree that such event shall be exclusively governed by the terms of this Lease.

22.9 Tenant to Notify Mortgagees. If Landlord’s estate in the Premises or any part
thereof is at any time subject to a mortgage or a deed of trust, and if this Lease or the rentals
due from Tenant hereunder are assigned to such mortgagee, trustee or beneficiary (called an
“Assignee” for purposes of this paragraph 22 only) and if Tenant is given written notice thereof,
including the post office address of such Assignee, Tenant shall give written notice to such
Assignee, specifying the default of Landlord in reasonable detail and affording such Assignee a
reasonable opportunity to render performance for and on behalf of Landlord. If and when the
Assignee has rendered performance on behalf of Landlord, such default shall be deemed cured.

23. LIMITATION OF LANDLORD’S LIABILITY. If Landlord is in default of this Lease, and
as a consequence, Tenant recovers a money judgment against Landlord, the judgment shall be
satisfied only out of the proceeds of sale received on execution of the judgment and levy against
the right, title, and interest of Landlord in the Premises, and out of rent or other income from
the Premises receivable by Landlord or out of the consideration received by Landlord from the sale
or other disposition of all or any part of Landlord’s right, title, and interest in the Premises.
Neither Landlord nor Landlord’s Agents shall be personally liable for any deficiency except to the
extent liability is based upon willful and intentional misconduct. If Landlord is a partnership,
joint venture, or limited liability company, the partners or members of such partnership or limited
liability company, as the case may be, shall not be personally liable, and no partner or member of
Landlord (or of any affiliated entity) shall be sued or named as a party in any suit or action, or
service of process be made against any partner or member of Landlord (or of any affiliated entity),
except as may be necessary to secure jurisdiction of the partnership, joint venture, or limited
liability company or to the extent liability is caused by willful and intentional misconduct. If
Landlord is a corporation, the shareholders, directors, officers, employees, and/or agents of such
corporation shall not be personally liable, and no shareholder, director, officer, employee, or
agent of Landlord shall be sued or named as a party in any suit or action, or service of process be
made against any shareholder, director, officer, employee or agent of Landlord, except as may be
necessary to secure jurisdiction of the corporation. No partner, member, shareholder, director,
employee, or agent of Landlord (or of any affiliated entity) shall be required to answer or
otherwise plead to any service of process and no judgment will be taken or writ of execution levied
against any partner, member shareholder, director, employee, or agent of Landlord.

24. SUBORDINATION-ATTORNMENT.

24.1 Tenant to Give Evidence of Subordination. Upon written request of Landlord, or
any mortgagee or deed of trust beneficiary, or lessor of Landlord, Tenant in writing shall
subordinate its rights hereunder to the lien of any mortgage or deed of trust now or hereafter in
force against the land and buildings comprised of the Premises of which the Premises are a part,
and upon any building hereafter placed upon the Premises, and to all advances made or hereafter to
be made upon the security thereof; provided that Tenant obtains a non-disturbance agreement
reasonably acceptable to Tenant from any such mortgagee or deed of trust beneficiary.

24.2 Attornment. If any proceedings are brought for foreclosure, or in the event of
the exercise of the power of sale under any mortgage or deed of trust made by or to which the
Landlord is subject covering the Premises, Tenant shall attorn to the purchaser or lessor under
said lease upon any such foreclosure, sale or lease termination and recognize such purchaser or
lessor as the Landlord under this Lease; provided, however, that the purchaser or lessor shall
acquire and accept the Premises subject to this Lease.

24.3 Execution of Documents by Tenant. Tenant, upon request of any party in interest,
shall duly execute in recordable form such instruments and certificates as are necessary to carry
out the intent of this Paragraph 24.

25. QUIET POSSESSION. Subject to the provisions and matters referred to in Paragraph
14 of this Lease, Tenant, upon paying the Rent and performing the covenants and conditions of this
Lease, may quietly have, hold and enjoy the Premises during the Lease Term.

26. MISCELLANEOUS.

26.1 Captions and Terms. The captions to all paragraphs of this Lease are for
convenience only, are not a part of this Lease, and do not in any way limit or amplify the terms
and provisions of this Lease. The masculine pronoun used herein shall include the feminine or the
neuter as the case may be, and the use of the singular shall include the plural when appropriate.

26.2 Obligations of Successors. Each of the provisions hereof are to be construed as
covenants and agreements as though the words importing such covenants and agreements were used in
each separate paragraph hereof, and all of the provisions hereof shall bind and inure to the
benefit of the parties hereto, and their respective heirs, legal representatives, successors and
assigns (subject to any restrictions on assignment).

26.3 No Joint Venture. Nothing contained in this Lease shall be deemed or construed
as creating a partnership, joint venture or any other relationship between the parties hereto other
than Landlord and Tenant according to the provisions contained herein, or cause Landlord to be
responsible in any way for the debts or obligations of Tenant or any other party.

26.4 Authority of Tenant. If Tenant is a corporation, the persons executing this
Lease on behalf of Tenant hereby covenant and warrant that they have the authority to enter into
this Lease, that Tenant is a corporation in good standing in the state of its origination, all
steps have been taken prior to the date hereof to qualify Tenant to do business in the State of
Maryland, all franchise and corporate taxes have been paid to date, and that all future forms,
reports, fees and other documents necessary to comply with applicable laws will be filed when due.

26.5 No Right of Redemption. Tenant hereby expressly waives any and all rights of
redemption granted by or under any present or future laws in the event of Tenant being lawfully
evicted or dispossessed for any cause, or in the event of Landlord obtaining possession of the
premises by reason of a Default by Tenant hereunder.

26.6 Holding Over. If Tenant remains in possession of the Premises (a) after the
expiration of the Lease Term without executing a new lease, or (b) after Landlord has declared a
forfeiture by reason of a Default by Tenant, then such holding over shall be construed as a tenancy
at sufferance from month-to-month, subject to all the conditions, provisions and obligations of
this Lease insofar as they are applicable to a month-to-month tenancy, except that the Monthly Rent
shall be one hundred twenty-five percent (125%) of the Monthly Rent last due, payable monthly in
advance. Notwithstanding the foregoing, if Tenant fails to vacate the Premises and fulfill all of
its obligations hereunder at the end of the Lease Term, Tenant also shall be liable for all damages
incurred by Landlord by reason of the latter’s inability to deliver possession of the Premises or
any portion thereof to any other person.

26.7 Brokers. Tenant and Landlord each warrants and represents that it has had no
dealings with any real estate brokers or agents in connection with the negotiation of this Lease
other than Colliers Pinkard and CB Richard Ellis, and it knows of no other real estate broker or
agent who is entitled to a commission in connection with this Lease. Tenant and Landlord each
shall defend, indemnify and hold the other harmless from and against any and all Claims by any
person for any finder’s fees or brokerage fees incurred as a result of any action by such
indemnifying party.

26.8 Non-Merger. There shall be no merger of this Lease, or of the leasehold estate
created hereby, with the fee estate in and to the Premises by reason of the fact that this Lease,
or the leasehold estate created hereby, or any interest in either thereof, may be held directly or
indirectly by or for the account of any person who shall own the fee estate in and to the Premises,
or any portion thereof, and no such merger shall occur unless and until all persons at the time
having any interest in the fee estate and all persons having any interest in this Lease or the
leasehold estate, shall join in a written instrument effecting such merger.

26.9 Recordation of Lease. Neither Landlord nor Tenant shall record this Lease or any
other document relating to this Lease without the prior written consent of the other party.

26.10 Notices. No notice, request, demand, instruction or other document to be given
hereunder to any party shall be effective for any purpose unless personally delivered to the person
or delivered by reputable overnight courier, to the addresses set forth in Paragraph 2 above.
Notice shall be deemed to have been given when received, if by personal delivery, or the next
business day after the date of the courier’s receipt of mailing, if by reputable overnight courier.
Notice shall not be deemed given unless and until, under the preceding sentence, notice shall be
deemed given to all addressees to whom notice must be sent. The addresses and addressees for the
purpose of this paragraph may be changed by giving written notice of such change in the manner
herein provided for giving notice. Unless and until such written notice is received, the last
address and addressee as stated by written notice, or provided herein if no written notice of
change has been sent or received, shall be deemed to continue in effect for all purposes hereunder.

26.11 Attorneys’ Fees. If any action or proceeding (judicial or nonjudicial) is
commenced to enforce or interpret this Lease, the prevailing party shall be entitled to recover
reasonable attorneys’ fees and costs, together with all other costs and fees incurred by it in
attempting to enforce the other party’s obligations and/or to protect its rights under this Lease,
whether or not such action or proceeding proceeds to judgment.

26.12 No Other Agreements. This Lease represents the entire agreement between the
parties hereto and supersedes any and all previous written or oral agreements or discussions
between said parties and any other person or legal entity concerning the transactions contemplated
herein. There are no representations, warranties or agreements except as specifically set forth in
this Lease or to be set forth in the instruments or other documents delivered or to be delivered
hereunder.

26.13 Amendments. No change in or addition to, or waiver or termination of this
Lease, or any part hereof, shall be valid unless in writing and signed by or on behalf of the
parties hereto.

26.14 No Third Party Benefit. The parties acknowledge and agree that the provisions
of this Lease are for the sole benefit of Landlord and Tenant, and not for the benefit, directly or
indirectly, of any other person or entity, except as otherwise expressly provided herein.

26.15 Exhibits. Each of the Exhibits attached hereto is hereby incorporated herein by
this reference.

26.16 Severability. If any one or more of the provisions of this Lease are held to be
invalid, illegal or unenforceable in any respect or for any reason, the validity, legality and
enforceability of such provision or provisions in every other respect and of the remaining
provisions of this Lease shall not in any way be impaired.

26.17 Governing Law/Jurisdiction. This Lease shall, in all respects, be interpreted,
enforced and governed by and under the laws of the State of Maryland.

26.18 Venue. The parties hereby expressly acknowledge and agree that if an action is
brought with respect to this Lease, sole and proper venue for such action shall be in the City of
Baltimore, State of Maryland.

26.19 Time Time is hereby expressly made of the essence with respect to each and
every term and condition of this Lease.

26.20 Entry By Lessor.

26.20.1 Inspection. Tenant shall permit Landlord and Landlord’s agents to enter the
Premises at all reasonable times after reasonable notice for the purpose of inspecting the same and
for the purpose of exercising any of its other rights or performing any of its obligations under
this Lease.

26.20.2 Sale or Lease of Premises. Landlord may at any time place on or about the
Premises any ordinary “For Sale” signs, and at any time within eighteen (18) months prior to the
expiration of this Lease, place on or about the Premises any usual or ordinary “For Lease” signs.
Landlord may enter the Premises at reasonable times upon reasonable prior notice and when
accompanied by a representative of Tenant during the Lease Term to show the Premises to prospective
tenants, lenders, investors, or purchasers. In exercising its rights under this Paragraph 26.20.2,
Landlord and Landlord’s invitees shall not unreasonably interfere with Tenant’s use or occupancy of
the Premises, shall abide by Tenant’s safety practices and, except for true emergencies in which
the health or safety of persons are in immediate danger, when necessary to save the destruction of
significant property or when Landlord has provided reasonable prior notice (including the timing
and scope) of an inspection by a prospective purchaser, investor, lender or insurer of the
Premises, shall not under any circumstances have access to areas with confidential or proprietary
information related to Tenant’s business.

26.20.3 Waiver. Landlord shall be permitted to enter upon the Premises in
accordance with the terms hereof for any of the purposes stated herein without any liability to
Tenant for any loss of occupation or quiet enjoyment resulting therefrom, except resulting from
Landlord’s or its Agents’ gross negligence or willful misconduct, and Tenant hereby waives any
claim for abatement of rent or for damages for any injury or inconvenience to or interference with
Tenant’s business, any loss of occupancy or quiet enjoyment, or any other loss occasioned thereby.

26.21 Estoppel Certificates. Tenant shall at any time during the Lease Term, but not
more frequently than four times per year, within ten (10) days after written request from Landlord,
execute and deliver to Landlord a statement in writing in the form of the document attached hereto
as Exhibit ”D”, or any reasonable equivalent requested by Landlord, certifying that this Lease is
unmodified and in full force and effect or, if modified, stating the nature of such modification.
Tenant’s statement shall include such other details as may be reasonably requested by Landlord.
Any such statement may be relied upon conclusively by any existing or prospective purchaser or
lender. Tenant’s failure to deliver such statements within such time shall be conclusive upon
Tenant that this Lease is in full force and effect, except to the extent any modification has been
represented in writing by Landlord to such prospective purchaser or lender, that there are no
uncured defaults in Landlord’s performance, and that not more than one month’s rent has been paid
in advance.

26.22 No Surrender. Except to the extent expressly provided for herein, no event or
occurrence during the Lease Term, whether foreseen or unforeseen, however extraordinary, shall
permit Tenant to surrender or terminate this Lease or shall relieve Tenant from any of its
obligations hereunder, and Tenant waives any rights now or hereafter conferred upon it by statute
or otherwise, except any rights set forth herein, to surrender or terminate this Lease or to claim
any abatement or suspension of Rent or other sums payable hereunder on account of any such event or
occurrence.

26.23 Consent of Landlord and Tenant. Whenever Landlord or Tenant is required to give
its consent or approval to any action on the part of the other, such consent or approval shall not
be unreasonably withheld, conditioned or delayed, unless otherwise expressly provided. In the
event of failure to give any such consent, the other party hereto shall be entitled to specific
performance at law and shall have such other remedies as are reserved to it under this Lease;
provided, however that in no event shall Landlord or Tenant be responsible in monetary damages for
such failure to give consent unless said consent is withheld maliciously or in bad faith.

26.24 Binding Effect. This Lease shall not be effective until fully executed by both
Landlord and Tenant.

26.25 INTENTIONALLY OMITTED.

26.26 Furnishing of Financial Statements and Tenant’s Representations. To induce
Landlord to enter into this Lease, Tenant agrees, at any time that Tenant is not required to
publicly file such financial statements pursuant to the Securities Exchange Act of 1934, as
amended, or any successor statute, it shall promptly furnish to Landlord, from time to time, upon
Landlord’s written request, the most recent audited year-end financial statements reflecting
Tenant’s current financial condition. Tenant represents and warrants that all financial
statements, records and information furnished by Tenant to Landlord in connection with this Lease
are true, correct and complete in all respects.

26.27 Absolute Net Lease. This Lease shall be deemed and construed to be an “absolute
net lease” and, except as herein expressly provided, the Landlord shall receive all payment
required to be made by Tenant, free from all charges, assessments, impositions, expenses,
deductions of any and every kind or nature whatsoever. Landlord shall not be required to furnish
any services or facilities or to make any repairs, replacements, or alterations of any kind in or
on the Premises. Tenant shall receive all invoices and bills relative to the Premises and, except
as otherwise provided herein, shall pay for all expenses directly to the person or company
submitting a bill without first having to forward payment for the expenses to Landlord. Tenant
shall at Tenant’s sole cost and expense be responsible for the management of the Premises, shall
maintain the landscaping, parking lot and shall make all additional repairs and alterations as
required to maintain the property in first class condition.

26.28 Interpretation. This Lease has been negotiated at arm’s length and between
persons sophisticated and knowledgeable in the matters dealt with in this Lease. In addition, each
party has been represented by experienced and knowledgeable legal counsel. Accordingly, any rule
of law or legal decision that would require interpretation of any ambiguities in this Lease against
the party that has drafted it is not applicable and is waived. The provisions of this Lease shall
be interpreted in a reasonable manner to effect the purpose and intent of the parties to this
Lease.

26.29 Waiver of Jury Trial and Counterclaims. THE PARTIES HERETO SHALL AND THEY
HEREBY DO WAIVE TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE
PARTIES HERETO AGAINST THE OTHER ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED
WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE OR OCCUPANCY OF THE
PREMISES, AND OR ANY CLAIM OF INJURY OR DAMAGE.

27. END OF TERM.

27.1 Surrender of Premises.

27.1.1 Upon the expiration of the Lease Term or earlier termination hereof through the
exercise of any option to terminate this Lease granted herein (collectively referred to as the
“Surrender Date”), title to the Building and the Premises shall be vested in Landlord.
Thereupon, Tenant shall peaceably and quietly vacate the entire Premises, including the Building
(a) in good order, condition and repair, except for normal wear and tear; and (b) free and clear of
all lettings, occupancies, agreements, easements, encumbrances or other liens other than those to
which this Lease was subject on the Lease Commencement Date and those caused, created by or
consented to in writing by Landlord or otherwise permitted by the terms hereof.

27.1.2 Notwithstanding the exercise by either party of any option contained herein to
terminate this Lease, any unsatisfied obligations of Tenant accruing on or prior to the Surrender
Date and the indemnification provisions of Tenant contained in Paragraphs 15.1 and 20.5 shall
survive the Surrender Date unless excused as of the Surrender Date by the provisions elsewhere
contained in this Lease.

27.2 Re-Entry by Landlord. Upon the Surrender Date, Landlord, without further notice,
may enter upon, re-enter, possess and repossess itself of the Premises, by summary proceedings,
ejectment or otherwise, may dispossess and remove Tenant and all other persons and property from
the Premises, and may have, hold and enjoy the Premises and the right to receive all Rent and other
income of and from the same. As used in this Lease, the words “enter” and “re-enter” are not
restricted to their technical legal meanings.

27.3 Tenant’s Equipment. Any of Tenant’s Equipment (as defined in Paragraph 13.2
above) or other personal property which shall remain on the Premises after the Surrender Date and
the removal of Tenant from the Premises, at the option of Landlord, may be deemed to have been
abandoned by Tenant or any Subtenant and either may be retained by Landlord as its property or be
disposed of, without accountability, in such manner as Landlord may see fit. However, Landlord
also shall have the right to require Tenant to remove any such equipment or other personal property
at any time after the Surrender Date and the removal of Tenant from the Premises at Tenant’s own
cost and expense and to repair any damage to the Premises resulting from such removal. From and
after the Surrender Date, Landlord shall not be responsible for any loss or damage occurring to any
property owned by Tenant or any Subtenant.

27.4 Survival. The provisions of this Paragraph 27 shall survive the Surrender Date.

[SIGNATURES ON FOLLOWING PAGE]

1

WHEREFORE, the parties hereto have executed this Lease effective on the Effective Date first
set forth above.

TENANT: LANDLORD:

	 	 	 	 	 
	GUILFORD PHARMACEUTICALS INC.
	 	BMR-6611 TRIBUTARY STREET LLC,

	a Delaware corporation
	 	a Maryland limited liability company

	By: /s/ Asher M. Rubin
	 	 	 	 
	 
	 	 	 	 
	Name: Asher M. Rubin
	 	By:  BioMed Realty, L.P.,

	—
	 	its Member

	Title: Senior Vice
	 	By: /s/ Gary A. Kreitzer

	President, General Counsel
	 	 	—	 
	and Secretary
	 	Name: Gary A. Kreitzer

	—
	 	Title:  Executive Vice President

2

EXHIBIT “A”

Legal Description

BEING KNOWN AND DESIGNATED as Lot 5, Section 5 as shown on amended subdivision of Holabird
Industrial Park and recorded among the Land Records of Baltimore City in

Plat Book SEB No. 2959 and 2960.

Tax ID# 26-01-6921-008

TOGETHER with the non-exclusive easement contained in Easement Agreement dated

January 16, 1990 between P. Fred K. Obrecht Management Co. and Crown Royal Limited

Partnership and recorded among the Land Records of Baltimore City in Liber SEB No.

2537 folio 113.

3

OMITTED EXHIBIT TO LEASE

Pursuant to Item 601(b)(2) of Regulation S-K promulgated by the Securities and Exchange Commission
(the “Commission”) the exhibit to this Lease identified below has been omitted. This exhibit will
be furnished supplementally to the Commission upon request.

EXHIBIT “B”

Site Plan

4

EXHIBIT “C”

Acknowledgement of Lease Commencement Date

THIS ACKNOWLEDGEMENT OF LEASE COMMENCEMENT DATE is made as of December 17, 2004, with
reference to that certain that certain Amended and Restated Single Tenant Absolute Net Lease
(“Lease”) dated December 17, 2004, between BMR-6611 Tributary Street LLC, a Maryland
limited liability company (“Landlord”), and Guilford Pharmaceuticals Inc., a Delaware corporation
(“Tenant”), for the Premises described in the Lease in the Building at 6611 Tributary Street,
Baltimore, Maryland (“Premises”). All capitalized terms used herein without definition shall have
the meaning ascribed to them in the Lease.

The undersigned Tenant hereby confirms the following:

1. That the Tenant accepted possession of the Premises on December 17, 2004, and acknowledges
that the Premises are in good order, condition and repair.

2. That all conditions of the Lease to be performed by Landlord prerequisite to the full
effectiveness of the Lease have been satisfied; and that Landlord has fulfilled all of its duties
of an inducement nature.

3. That in accordance with the provisions of Paragraph 4.1 of the Lease, the Lease
Commencement Date is December 17, 2004, and that, unless extended or sooner terminated, the Lease
Term expires on December 16, 2019.

4. That the Lease is in full force and effect, and that the same (including all exhibits
thereto) represents the entire agreement between Landlord and Tenant concerning the Premises.

5. That there are no existing defenses which Tenant has against the enforcement of the Lease
by Landlord, and there exist no offsets or credits against rent.

6. That the undersigned Tenant has not made any prior assignment, hypothecation or pledge of
the Lease or of the rents thereunder.

IN WITNESS WHEREOF, the parties hereto have executed this Acknowledgment of Rent Commencement
Date as of December 17, 2004.

	 	 	 	 	 	 	 	 	 
	TENANT:
	 	 	 	 	 	LANDLORD:

	GUILFORD PHARMACEUTICALS INC.,

	 	BMR-6611 TRIBUTARY STREET LLC,
	a Delaware corporation
	 	 	 	 	 	a Maryland limited liability company

	By:
	 	 	—	 	 	By:  BioMed Realty, L.P.,

	Name:
	 	 	—	 	 	its Member
	Title:
	 	 	—	 	 	 	 	 
	 
	 	 	 	 	 	By: ________________________
	 
	 	 	 	 	 	Name: Gary A. Kreitzer
	 
	 	 	 	 	 	Title:  Executive Vice President

5

EXHIBIT “D”

Estoppel Certificate

	 	 	 
	To:

	 	BMR-6611 Tributary Street LLC

17140 Bernardo Center Drive, Suite 222

San Diego, CA 92128

Attention: Mr. Alan D. Gold
	 
	 	 
	
 
	 	BioMed Realty, L.P.

c/o BioMed Realty Trust, Inc.

17140 Bernardo Center Drive, Suite 222

San Diego, CA 92128
	 
	 	 
	Re:

	 	6611 Tributary Street

Baltimore, Maryland (the “Property”)
	 
	 	 
	
 
	 	Premises at Property: 6611 Tributary Street (the “Premises”)

The undersigned tenant (the “Tenant”) hereby certifies to you as follows:

	 	1.	 	Tenant is a tenant at the Property under a lease (the “Lease”) dated    for the
Premises; the Lease has not been cancelled, modified, assigned, extended or amended except as
follows:    , and there are no other agreements, written or oral,
affecting or relating to Tenant’s lease of the Premises or any other space at the Property.
The lease term expires on    .

	 	2.	 	Tenant took possession of the Premises, currently consisting of    square feet, on
   and commenced to pay rent on    . The Tenant has full possession
of the Premises, has not assigned the Lease or sublet any part of the Premises and does not
hold the Premises under an assignment or sublease, except:    .

	 	3.	 	All base rent, rent escalations and additional rent under the Lease has been paid through
   . There is no prepaid rent, except $   , and the amount of security
deposit is $   [in cash] [in the form of a letter of credit]. Tenant currently
has no right to any future rent abatement under the Lease.

4. Base rent is currently payable in the amount of $  per month.

	 	5.	 	Tenant is currently paying estimated payments of additional rent of $  per month on
account of real estate taxes, insurance, management fees and common area maintenance expenses.

6. The Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of
the Premises and does not hold the Premises under an assignment or sublease, except
   .

7. All work to be performed for Tenant under the Lease has been performed as required under the
Lease and has been accepted by Tenant, except    , and all allowances to be paid to
Tenant, including allowances for tenant improvements, moving expenses or other items, have been
paid.

8. The Lease is in full force and effect, free from default and free from any event which could
become a default under the Lease and Tenant has no claims against the landlord or offsets or
defenses against rent, and there are no disputes with the landlord. Tenant is not currently
entitled to any rent abatement.

9. The Tenant has received no notice of prior sale, transfer or assignment, hypothecation or pledge
of the Lease or of the rents payable thereunder, except    .

	 	10.	 	The Tenant has the following expansion rights or options for the Property:
   

11. The Tenant has no rights or options to purchase the Property.

12. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored, or disposed of
by or on behalf of the Tenant on the Premises in violation of any environmental laws.

The undersigned has executed this Estoppel Certificate with the knowledge and understanding
that    is relying on this Estoppel Certificate and that the undersigned will be bound
by this Estoppel Certificate. The statements contained herein may be relied upon by
   , and any mortgagee of the Property and their respective successors and assigns.

Dated this    day of    ,    .

GUILFORD PHARMACEUTICALS INC.

By:    

Name:    

Title:    

6

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