Document:

EX-10.5

 Exhibit 10.5 

CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY
WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS AMENDED. 

EXECUTION VERSION 

License and Collaborative Research Agreement 

License and Collaborative Research Agreement (“Agreement”), effective December 18, 2014 (“Effective
Date”), by and between Novartis Institutes for BioMedical Research, Inc., a Delaware corporation with its principal place of business at 250 Massachusetts Avenue, Cambridge, MA 02139 USA (“Novartis”), and Intellia
Therapeutics, Inc., a Delaware corporation with its principal place of business at 130 Brookline Street, Suite 201, Cambridge, MA 02139 USA (“Intellia”). Novartis and Intellia are each separately referred to as a
“Party” and are collectively referred to as the “Parties”. 
 Whereas, Intellia is a
biopharmaceutical company that has licensed and is developing a CRISPR System that permits genomic editing for the research, Development and Commercialization of therapeutic, prophylactic, and palliative applications; 

Whereas, Novartis possesses expertise in discovering, developing, manufacturing, marketing, and selling pharmaceutical products
worldwide; and 
 Whereas, the Parties wish to further develop Intellia’s platform and discover therapeutic, prophylactic, and
palliative products and services generated through the use of that technology. 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 In consideration of the respective representations, warranties, covenants, and agreements
contained herein, and for other valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows: 

ARTICLE I 
 CERTAIN
DEFINITIONS; RULES OF INTERPRETATION 
 Section 1.1 Certain Definitions. 

For the purpose of this Agreement, the following terms, whether used in singular or plural form, will have the meanings set forth below: 

“Accounting Standards” means, with respect to Novartis, the International Financial Reporting Standards (“IFRS”)
and, with respect to Intellia, US Generally Accepted Accounting Principles (“US GAAP”), in each case, as generally and consistently applied throughout the Party’s organization. 

“Additional Selected HSC Product” means an HSC Product directed to an Additional Selected HSC Target that is researched,
Developed, or Commercialized by Novartis, its Affiliates, or their sublicensees. 
 “Additional Selected HSC Target” has
the meaning set forth in Section 2.2.4(a). 
 “Advanced CART Product” means a CART Product directed to a CART
Therapeutic Target and a certain Advanced CART Target that Novartis, its Affiliates, or their sublicensees is researching, Developing, or Commercializing. 

“Advanced CART Target” means [***] that a specified CART Product is directed toward. [***] 

“Affiliate” means, with respect to a specified Person, a Person that directly or indirectly controls, is controlled by, or is
under common control with such Person. For the purpose of this definition, “control” or “controlled” means direct or indirect ownership of 50% or more of the shares of stock entitled to vote for the election of directors in the
case of a corporation, ownership of 50% or more of the equity interest in the case of any other type of legal entity, status as a general partner in any partnership, or any other arrangement whereby the Person controls or has the right to control
the board of directors or equivalent governing body of a corporation or other entity or the ability to otherwise cause the direction of the management or policies of the corporation or other 

  
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 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 
entity. The Parties acknowledge that, in the case of entities organized under the Applicable Laws of certain countries where the maximum percentage ownership permitted by Applicable Law for a
foreign investor is less than 50%, such lower percentage will be substituted in the preceding sentence; provided, that such foreign investor has the power to direct the management and policies of such entity. “Affiliate” shall not
include any investment fund or any other Person or entity controlled by such investment fund [***]. 
 “Agreement” has the
meaning set forth in the preamble, and will include, for the avoidance of doubt, all Exhibits attached hereto. 
 “Agreement
Term” has the meaning set forth in Section 11.1. 
 “Alliance Manager” has the meaning set forth in
Section 3.4. 
 “Annual Net Sales” means, with respect to a Product, the Net Sales of such Product during a Calendar
Year. 
 “Applicable Law” means any applicable national, supranational, federal, state, local or foreign law, statute,
ordinance, principle of common law, or any rule, regulation, standard, judgment, order, writ, injunction, decree, arbitration award, agency requirement, license, or permit of any Governmental Authority, including any rules, regulations, guidelines,
or other requirements of Regulatory Authorities. 
 “Approval Milestone” has the meaning set forth in Section 7.3.3.

 “Approved Internalized Target” has the meaning set forth in Section 6.4. 

“Auditor” has the meaning set forth in Section 7.8.2. 

“Business Day” means a day other than a Saturday, Sunday, or public holiday during which banks are authorized to be closed in
Cambridge, Massachusetts. 
 “Calendar Quarter” means each calendar quarter ending on
March 31, June 30, September 30, or December 31. 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 “Calendar Year” means each calendar year ending on December 31. 

“Caribou” means Caribou Biosciences, Inc., a Delaware corporation. 

“Caribou-Berkeley-Vienna Agreement” means the Exclusive License by and among Caribou, the Regents of the University of
California, and the University of Vienna, dated [***], as amended from time to time. 
 “Caribou-Intellia License
Agreement” means the License Agreement by and between Caribou and Intellia, dated [***], as amended from time to time. 

“Caribou-Wageningen Agreement” means the Exclusive Assignment Agreement, by and between Caribou and Wageningen Universiteit,
dated [***], as amended from time to time. 
 “Chimeric Antigen Receptor” or “CAR” means [***]. 

“CART” means an engineered CAR-modified T-cell. 

“CART Budget” has the meaning set forth in Section 2.3. 

“CART CRISPR Target” means the [***]. 

“CART Field” means the ex vivo use of CARTs [***], as a therapeutic, prophylactic, or palliative of any human disease.
By ex vivo, it is meant that the modification of cells occurs ex vivo, and the CART is then administered to patients. [***]. 

[***] 
 “CART
Product” means a product or service that Novartis, its Affiliates, or their sublicensees is researching, Developing, or Commercializing for use in the CART Field the research, development, manufacture, use, sale or import of which Practices
Intellia Intellectual Property or Collaboration Intellectual Property. 
 “CART Program” has the meaning set forth in
Section 2.1.1. 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 “CART Program Target” means the [***] 

“CART Research Plan” has the meaning set forth in Section 2.3. 

“CART Steering Committee” has the meaning set forth in Section 3.1.2. 

“CART Target Product” means and includes any and all Advanced CART Products directed to [***]. 

“CART Therapeutic Target” means the [***]. 

[***]. 

“Co-Chair” has the meaning set forth in Section 3.2.3. 

[***] 

“Collaboration” has the meaning set forth in Section 2.1.1. 

“Collaboration Intellectual Property” means all Intellectual Property Rights created, conceived of, or reduced to practice by
either of or jointly by the Parties, their Affiliates, or its or their employees, agents or subcontractors during the Research Term in the conduct of the Collaboration. Collaboration Intellectual Property will consist of Collaboration Platform
Intellectual Property and Collaboration Product Intellectual Property. [***] 
 “Collaboration Platform Intellectual
Property” means all Collaboration Intellectual Property relating to (a) [***]; or (b) any and all improvements or modifications to [***]. 

“Collaboration Product” means an HSC Product, CART Product, and/or In Vivo Product. 

“Collaboration Product Intellectual Property” means all Collaboration Intellectual Property other than Collaboration Platform
Intellectual Property. 
 “Commercialization” or “Commercialize” means [***]. 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 “Commercially Reasonable Efforts” means those efforts and resources
consistent with the usual practices of the relevant Party in pursuing the research, Development, or Commercialization of a similarly situated pharmaceutical product or service at a similar stage of Development or Commercialization [***]. 

“Committee” has the meaning set forth in Section 3.2.1. 

[***] 
 “Confidential
Information” means all Know How or other information, including proprietary information and materials (whether or not patentable) regarding a Party’s technology, products, services, business information, or objectives, that is treated
as confidential by the disclosing Party in the regular course of business or is otherwise designated as confidential by the disclosing Party, whether existing before or after the Effective Date. For the avoidance of doubt, (a) [***]
provided by Novartis will be deemed to be Novartis’ Confidential Information; (b) [***] provided by Intellia, will be deemed to be Intellia’s Confidential Information; and (c) the terms of this Agreement will be
deemed to be the Confidential Information of both Parties. 
 “Confidentiality Agreement” means [***]. 

“Contract Year” means each successive twelve month period following the Effective Date. 

“Control” or “Controlled” means, with respect to any Intellectual Property Right the possession by a Party
(whether by ownership, license or otherwise) of the ability to grant access to, or a license or sublicense of, such rights or property, without (i) violating the terms of any agreement or other arrangement with any Third Party in
existence, or (ii) having an obligation to pay any royalties or other consideration therefor that the other contracting Party declines to assume pursuant to the election procedures of Section 7.6.2(a) or Section 7.6.2(c), as
applicable, at the time such Party would first be required hereunder to grant the other Party such access, license or sublicense. 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 “CRISPR” means clustered regularly interspaced short palindromic repeats.

 “CRISPR System” means [***]. 

[***] 

“Develop” or “Development” means [***]. 

“Development Milestone” has the meaning set forth in Section 7.3.3. 

“Diligence Package” has the meaning set forth in Section 2.2.5. 

“directed,” “directed to,” “directed toward” means, with respect to any specific Product,
that the Product derives its, therapeutic, prophylactic or palliative benefit from [***]. 
 “Disclaiming Party” has the
meaning set forth in Section 5.2.3(c). 
 “Effective Date” has the meaning set forth in the preamble. 

“EMA” means the European Medicines Agency or any successor agency thereto. 

“Equity Agreements” means that Unit Purchase Agreement, dated September 17, 2014, by and among Intellia Therapeutics,
LLC, Atlas Venture Fund IX, L.P. and Novartis, and that Amended and Restated Operating Agreement of Intellia Therapeutics, LLC, dated as of September 17, 2014, each as amended, waived or superseded from time to time. 

“EU” means the European Union, as its membership may be constituted from time to time, and any successor thereto [***]. 

“Excluded Intellia New In-Licensed Intellectual Property” has the meaning set forth in Section 7.6.2(a). 

[***] 
 “Excluded In
Vivo Targets” has the meaning set forth in Section 2.4.2(b). 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 “Excluded Novartis New In-Licensed Platform Intellectual Property” has the
meaning set forth in Section 7.6.2(c). 
 “Expert” has the meaning set forth in Section 12.2.2(b)(i). 

“Extensions” has the meaning set forth in Section 5.2.3(b). 

“FDA” means the United States Food and Drug Administration or any successor agency thereto. 

“First Commercial Sale” means the first arm’s length sale of a Product by Novartis, its Affiliates, or their licensees
to a Third Party (or an Intellia HSC Product by Intellia, its Affiliates, or their licensees to a Third Party) in a country following Regulatory Approval of such Product (or the Intellia HSC Product, as applicable) in that country or, if no such
Regulatory Approval is required for the sale of a Product (or Intellia HSC Product) in a country, the date upon which such Product (or Intellia HSC Product) is first commercially launched in such country. 

“FTE Rate” means a rate of [***] per FTE (as defined herein) per annum based on the yearly time of [***] full-time equivalent
Qualified Scientific Employee during the Research Term, consisting of a total of [***] hours per annum (“FTE”), to be pro-rated on a daily basis if necessary (per annum amount to be divided by [***] to produce the rate per whole day
consisting of [***] hours), such rate to be restricted to scientific work. For the purpose of this definition, a “Qualified Scientific Employee” means a scientist with adequate scientific knowledge, training, and experience to conduct the
work assigned to him or her. 
 “FPFD” means, with respect to a clinical trial, the first dosing of the first patient in
such clinical trial. 
 “Generic Equivalent” means, with respect to a particular Product in a country, any product that
(a) has Regulatory Approval for use in such country pursuant to a regulatory process governing approval of generic, interchangeable or biosimilar pharmaceutical or 

  
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AMENDED. 
  

 
biological product based on the then-current standards for regulatory approval in such country, where such regulatory approval relied on or incorporated clinical data generated by either Party
pursuant to this Agreement or was obtained using an abbreviated, expedited or other similar process; (b) during the Agreement Term, is not owned or licensed by Novartis (in the case of Products Commercialized by Novartis, its Affiliates,
or their sublicensees) or by Intellia (in the case of Intellia Products Commercialized by Intellia, its Affiliates, or their sublicensees) under this Agreement, and (c) is sold in the same country as the relevant Product by a Third Party
that is not a sublicensee of Novartis (in the case of Products Commercialized by Novartis, its Affiliates, or their sublicensees) or by Intellia (in the case of Intellia Products Commercialized by Intellia, its Affiliates, or their sublicensees),
and that did not purchase such product in a chain of distribution that included Novartis or Intellia, as applicable, or of any of their respective Affiliates or sublicensees. 

“GLP” means Good Laboratory Practices, as contemplated by 21 C.F.R. Part 58 in the United States, and the equivalent or
corresponding provisions of Applicable Laws of other jurisdictions. 
 “GLP Toxicology” means a toxicology study that is
commenced in compliance with GLP in a manner such that the resulting data would be admissible to applicable Regulatory Authorities to support an IND. 

“Government Authority” means any domestic or foreign entity exercising executive, legislative, judicial, regulatory or
administrative functions of or pertaining to government, including any governmental authority, agency, department, board, commission, court, tribunal, judicial body or instrumentality of any union of nations, federation, nation, state, municipality,
county, locality or other political subdivision thereof. 
 “HSC” means hematopoietic stem cells, [***]. 

“HSC Budget” has the meaning set forth in Section 2.2.2(b). 

  
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AMENDED. 
  

 “HSC Field” means the ex vivo use of a CRISPR System directed to a
Target to research, Develop, or Commercialize (including without limitation the provision of services, to the extent required for such Commercialization) HSC Products or services directed to a Target as a therapeutic, prophylactic, or palliative of
any human disease. For the purpose of this definition, “ex vivo” means that the CRISPR System modification of the HSC occurs ex vivo, and the modified HSCs are then administered to patients. 

“HSC Product” means a product or service that Novartis, its Affiliates, or their sublicensees is researching, Developing, or
Commercializing for use in the HSC Field the research, development, manufacture, use, sale or import of which Practices Intellia Intellectual Property or Collaboration Intellectual Property. 

“HSC Program” has the meaning set forth in Section 2.1.1. 

“HSC Research Plan” has the meaning set forth in Section 2.2.2(a). 

“HSC Steering Committee” has the meaning set forth in Section 3.1.2. 

“HSC Target Product” means and includes any and all HSC Products directed to the [***]. 

“Included Intellia New In-Licensed Intellectual Property” has the meaning set forth in Section 7.6.2(a). 

“Included Novartis New In-Licensed Platform Intellectual Property” has the meaning set forth in Section 7.6.2(c). 

“IND” means an Investigational New Drug application in the US filed with the FDA or the corresponding application for the
investigation of a Product in any other country or group of countries, as defined in the applicable laws and regulations and filed with the Regulatory Authority of such given country or group of countries. 

“Indemnified Party” has the meaning set forth in Section 10.3. 

“Indemnifying Party” has the meaning set forth in Section 10.3. 

  
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AMENDED. 
  

 “Indication” means a specific disease, impairment, or medical condition that
is the intended subject of a therapeutic, prophylactic, or palliative product or service. [***]. 
 “Insolvency Event”
means (a) a Party ceases to function as a going concern by suspending or discontinuing its business; (b) a Party becomes insolvent (i.e., is unable to pay its debts as they become due); (c) a Party is the
subject of voluntary or involuntary bankruptcy proceedings instituted on behalf of or against such Party (except for involuntary bankruptcy proceedings that are dismissed within [***] days); (d) an administrative receiver, receiver and
manager, interim receiver, custodian, sequestrator, or similar officer is appointed for a Party; (e) a notice to convene a directors’, shareholders’, or creditors’ meeting for the purpose of passing a resolution to wind up
a Party is issued or such a resolution is passed; (f) a resolution will have been passed by a Party or the Party’s directors to make an application for an administration order or to appoint an administrator; (g) a Party
proposes or makes any general assignment, composition, or arrangement with or for the benefit of all or some of its creditors; or (h) a Party makes or suspends or threatens to suspend making payments to all or some of its creditors or
submits to any type of a similar voluntary arrangement. 
 “Intellectual Property Rights” means Patent Rights and Know How.

 [***] 
 [***] 

[***] 
 “Intellia HSC
Product” means a product or service in the HSC Field directed to an Intellia Selected HSC Target. 
 “Intellia Intellectual
Property” means all Intellectual Property Rights Controlled by Intellia or its Affiliates relating to CRISPR Systems, or necessary or useful to research, Develop, manufacture or Commercialize products or services in the HSC Field, CART
Field or In Vivo Field that are in existence (a) as of the Effective Date [***]. 

  
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AMENDED. 
  

 “Intellia Net Sales” has the meaning set forth in Section 7.4.8. 

“Intellia New In-Licensed Intellectual Property” has the meaning set forth in Section 7.6.2(a). 

“Intellia Platform” means Intellia’s proprietary CRISPR System, as claimed by the Intellia Intellectual Property,
together with all improvements thereto (including Collaboration Platform Intellectual Property). 
 “Intellia Selected HSC
Targets” means the [***] HSC Targets selected by Intellia for its exclusive research under this Agreement in accordance with Section 2.2.3(a). 

[***] 
 [***] 

“In Vivo Budget” has the meaning set forth in Section 2.4.3. 

“In Vivo Field” means the use of CRISPR System for the in vivo treatment or prevention of any human disease. By
“in vivo”, it is meant that the modification of the relevant Target occurs in vivo. 
 “In Vivo
Product” means a product or service that Novartis, its Affiliates, or their sublicensees is researching, Developing, or Commercializing for use in the In Vivo Field the research, development, manufacture, use, sale or import of which
Practices Intellia Intellectual Property or Collaboration Intellectual Property. 
 “In Vivo Program” has the meaning set
forth in Section 2.1.1. 
 “In Vivo Research Plan” has the meaning set forth in Section 2.4.3. 

“In Vivo Target Product” means and includes [***] In Vivo Products directed to the [***] Novartis Selected In Vivo Target.

 “In Vivo Steering Committee” has the meaning set forth in Section 3.1.2. 

“Invoice” means an invoice substantially in the form attached as Exhibit A. 

  
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AMENDED. 
  

 “Joint Steering Committee” or “JSC” has the meaning set
forth in Section 3.1.1. 
 “Key License Agreements” has the meaning set forth in Section 9.2(a). 

“Know How” means any information, inventions, trade secrets or technology, whether or not proprietary or patentable and
whether stored or transmitted in oral, documentary, electronic, or other form. Know How will include inventions, ideas, concepts, formulas, methods, procedures, designs, compositions, plans, documents, data, discoveries, developments, techniques,
protocols, specifications, works of authorship, biological materials, and any information relating to research and development plans, experiments, results, compounds, therapeutic leads, candidates and products, services and service protocols,
clinical and preclinical data, clinical trial results, and manufacturing information and plans. 
 “Labeled Indication”
means any Indication of a Product as set forth in the Product’s label as approved by the relevant Regulatory Authority. “Initial Labeled Indication” means any Labeled Indication upon a Product’s initial receipt of Regulatory
Approval (regardless of the number of Indications described). “Additional Labeled Indication” means any Labeled Indication added to a Product’s label after the Initial Labeled Indication or expanding the scope of a previous Labeled
Indication, which is approved by way of a supplemental Regulatory Approval (e.g., by way of sNDA or sBLA) [***]. 

“Loss” has the meaning set forth in Section 10.1. 

“Loss of Market Exclusivity” means, with respect to any Product in any country, the Net Sales of such Product in that country
in any Calendar Year are less than [***]% as compared with the Net Sales of such Product in that country in the Calendar Year immediately preceding the marketing or sale of the first Generic Equivalent of such Product. 

“Materials” means any materials provided or transferred by one Party or its Affiliates to the other Party or its Affiliates
in connection with the Collaboration. In the 

  
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AMENDED. 
  

 
case of biological Materials, the term will encompass any medium in which the Materials are provided, any parts of the Materials [***], any modified or unmodified progeny of or descendant from
the Materials [***]. 
 “Milestone Payment” has the meaning set forth in Section 7.3.1. 

“Milestones” has the meaning set forth in Section 7.3.1. 

“Net Sales” means the net sales recorded by Novartis or any of its Affiliates or licensees [***] 

[***] 
 “Nominated CART
Program Target” has the meaning set forth in Section 2.3. 
 “Nominated HSC Target” has the meaning set forth
in Section 2.2.1. 
 “Novartis HSC Background Intellectual Property” means the compound identified on Exhibit
B, and any Patent Rights and Know How covering or claiming such compound, including its composition of matter, formulation, method of use or manufacture, but only with regards to such compound. For clarification purposes, Novartis HSC Background
Intellectual Property does not include rights to any other compounds (including their composition of matter, formulation, method of use or manufacture) that may be covered or claimed by the same Patent Rights and Know How as those covering or
claiming the compound identified on Exhibit B. 
 “Novartis New In-Licensed Platform Intellectual Property” has the
meaning set forth in Section 7.6.2(c). 
 “Novartis Other Background Intellectual Property” means the Patent Rights
and Know How identified on Exhibit C. 
 [***]. 

  
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AMENDED. 
  

 “Novartis Selected HSC Product” means an HSC Product directed to a Novartis
Selected HSC Target that is researched, Developed, or Commercialized by Novartis, its Affiliates, or their sublicensees. 

“Novartis Selected HSC Targets” means the [***] HSC Targets selected by Novartis for its exclusive research under this
Agreement in accordance with Section 2.2.3(a). 
 “Novartis Selected In Vivo Product” means an In Vivo Product
directed to a Novartis Selected In Vivo Target that is researched, Developed, or Commercialized by Novartis, its Affiliates, or their sublicensees. 

“Novartis Selected In Vivo Target” has the meaning set forth in Section 2.4.2(a). 

[***] 
 “Paragraph IV
Certification” has the meaning set forth in Section 5.2.3(b). 
 “Party” and “Parties” has
the meaning set forth in the preamble. 
 “Patent Rights” means patents and all substitutions, divisions, continuations,
continuations-in-part, reissues, reexaminations, and extensions thereof and supplemental protection certificates relating thereto, and all counterparts thereof or substantial equivalents in any country (collectively, “Patents”), and
any applications or provisional applications for any of the foregoing (“Patent Applications”) and including the right to claim all benefits and priority rights to any Patent Applications under any applicable convention. 

“Person” means any corporation, limited or general partnership, limited liability company, joint venture, trust,
unincorporated association, governmental body, authority, bureau or agency, any other entity or body, or an individual. 
 “Personal
Information” has the meaning set forth in Section 9.4.2. 

  
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AMENDED. 
  

 “Phase II Trial” means a study in humans of the safety, dose ranging and
efficacy of a product, as further defined in 21 C.F.R. § 312.21(b) or foreign counterparts, as may be conducted anywhere in the world. 

“Phase IIa Trial” means a small scale Phase II Trial intended principally to demonstrate the proof of concept of a
pharmaceutical product in humans to determine whether (and in what manner) to pursue Regulatory Approval of such product. 
 “Phase
IIb Trial” means any controlled dose ranging Phase II Trial of a pharmaceutical product to further evaluate the efficacy and safety of the product in its target patient population and to define the product’s optimal dosing regimen, as
may be conducted anywhere in the world, and in any case that is designed to obtain data to select particular doses to be used in a Phase III Trial. 

“Phase III Trial” means, with respect to a pharmaceutical product, a clinical trial on sufficient numbers of human patients
that is designed to establish that such pharmaceutical product is safe and efficacious for its intended use, and to define warnings, precautions, and adverse reactions that are associated with such pharmaceutical product in the dosage range to be
prescribed, that directly supports Regulatory Approval or label expansion of such pharmaceutical product, as described in 21 C.F.R. §312.21(c) or foreign counterparts, as may be conducted anywhere in the world. 

[***] 
 [***] 

[***] 
 [***] 

[***] 
 [***] 

  
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AMENDED. 
  

 “Practice” means, with respect to Patent Rights, to make, use, sell, offer
for sale, or import (or have made, have used, have sold, have offered for sale, or have imported), and, with respect to Know How, to use, practice and disclose (or have used, practiced and disclosed). 

“Prescriber” means a United States healthcare professional authorized to prescribe a pharmaceutical product or issue hospital
orders for a pharmaceutical product, or those other allied professionals that are part of the treatment team and who are recognized for this purpose in the Commercialization plan, as applicable. 

“Product” means, without distinction, a Collaboration Product [***]. 

“Program” means, without distinction, the HSC Program, the CART Program, and any In Vivo Program. 

[***] 

“Regulatory Approval” means, with respect to a pharmaceutical product or service in any country or jurisdiction, any
approval, registration, license or authorization from a Regulatory Authority in a country or other jurisdiction that is reasonably necessary to market and sell a pharmaceutical product or to provide a service in such country or jurisdiction
(including, e.g., any applicable pricing and reimbursement approvals). 
 “Regulatory Authority” means any
Governmental Authority responsible for authorizing or approving the marketing and/or sale of pharmaceutical products or services in a jurisdiction (e.g., the FDA, EMA, the Japanese Ministry of Health, Labor and Welfare, and corresponding
national or regional regulatory agencies or organizations). 
 “Regulatory Filing” means, with respect to any
pharmaceutical product or service, any submission to a Regulatory Authority of any appropriate regulatory application, and will include, without limitation, any submission to a regulatory advisory board, marketing

  
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AMENDED. 
  

 
authorization application, and any supplement or amendment thereto. For the avoidance of doubt, the term Regulatory Filings will include any IND, New Drug Application, or the corresponding
application in under the Applicable Law of the other jurisdictions. 
 “Research Plans” means, collectively and without
distinction, the HSC Research Plan, the CART Research Plan, and/or any In Vivo Research Plan. 
 “Research Program” means,
without distinction, the HSC Program, the CART Program, and/or the In Vivo Program. 
 “Research Term” has the meaning set
forth in Section 2.1.2. 
 [***] 

“Royalty” has the meaning set forth in Section 7.4.1. 

“Royalty Term” means, with respect to each Product in each country [***]. 

“Sales Milestone” has the meaning set forth in Section 7.5. 

“Sales Milestone Payment” has the meaning set forth in Section 7.5. 

“Senior Officers” means [***]. 

[***] 

“Subcommittees” has the meaning set forth in Section 3.1.2. 

“Target” means [***].

“Third Party” means any Person other than Intellia or Novartis and their respective Affiliates. 

“Third Party HSC Collaboration” has the meaning set forth in Section 2.2.5. 

“Valid Claim” means a claim of an issued and unexpired Patent included within the Intellia Intellectual Property or the
Collaboration Intellectual Property [***]. 

  
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AMENDED. 
  

 Section 1.2 Rules of Interpretation. 

In this Agreement, unless otherwise specified: 

(a) “includes” and “including” will mean including without limitation, and “or” will mean
“and/or”; 
 (b) a reference to an Article of this Agreement includes all Sections of that Article, and a
reference to a Section of this Agreement includes all subsections of that Section; 
 (c) “herein,”
“hereby,” “hereunder,” “hereof” and other equivalent words refer to this Agreement as an entirety and not solely to the particular portion of this Agreement in which any such word is used; 

(d) a “Party” includes its permitted assignees and/or the respective successors in title to substantially the
whole of its undertaking; 
 (e) a statute or statutory instrument or any of their provisions is to be construed as a
reference to that statute or statutory instrument or such provision as the same may have been or may from time to time hereafter be amended or re-enacted; 

(f) words denoting the singular will include the plural and vice versa and words denoting any gender will include all
genders; 
 (g) except where otherwise indicated, references to a “license” will include
“sublicense” and references to a “licensee” will include “sublicensee”, unless the context otherwise provides; 

(h) the Exhibits form part of the operative provision of this Agreement and references to this Agreement will, unless
the context otherwise requires, include references to the Exhibits; 

  
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AMENDED. 
  

 (i) the headings in this Agreement are for convenience only and will
not be considered in the interpretation of this Agreement; and 
 (j) the terms and conditions of this Agreement are
the result of negotiations between the Parties and this Agreement will not be construed in favor of or against any Party by reason of the extent to which either Party participated in the preparation of this Agreement. 

ARTICLE II 

COLLABORATION 
 Section 2.1
Overview; Research Term; Efforts. 
 2.1.1 Goals. The Parties will engage in collaborative research activities in accordance with
the terms and conditions of this Agreement and the Research Plans. As set forth in the Research Plans, the goals of these activities are to identify and research therapeutic, prophylactic, and palliative products and services utilizing
(a) ex vivo HSC applications of the Intellia Platform (as described in the HSC Research Plan and Section 2.2 of this Agreement, the “HSC Program”), (b) ex vivo CART applications of the
Intellia Platform (as described in the CART Research Plan and Section 2.3 of this Agreement, the “CART Program”), and (c) in vivo applications of the Intellia Platform (as described in any In Vivo Research
Plan(s) and Section 2.4 of this Agreement, the “In Vivo Program”). The CART Program, HSC Program, and In Vivo Program collectively comprise the “Collaboration”. During the Research Term, each Party shall
conduct all activities relating to the HSC Field, CART Field, and, subject to Section 2.4.3, the In Vivo Field, as well as identification of Targets and the research and Development of Products directed to such Targets, under the corresponding
HSC Research Plan, CART Research Plan, and, subject to Section 2.4.3, In Vivo Research Plan unless otherwise expressly provided by this Agreement. 

2.1.2 Research Term. Unless terminated in accordance with Section 11.2, the Collaboration will commence on the Effective Date and
expire on the fifth anniversary of the Effective Date (the “Research Term”). 

  
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AMENDED. 
  

 2.1.3 Efforts; Information Sharing Generally. During the Research Term, each Party
will use Commercially Reasonable Efforts to carry out the activities assigned to it in the relevant Research Plan. Without limiting any other obligations set forth in this Agreement, at all times during the Research Term, each Party will keep the
other Party reasonably and timely informed as to its Collaboration research efforts and results thereof. 
 Section 2.2 HSC Program. 

2.2.1 HSC Program Generally. In the HSC Program, the Parties will research potential therapeutic, prophylactic, and palliative
applications of the Intellia Platform in the HSC Field as provided in the HSC Research Plan. The Parties will initially conduct research activities in the HSC Field under the HSC Research Plan with respect to Targets nominated by the HSC Steering
Committee (each, a “Nominated HSC Target”), and products and services directed to those Nominated HSC Targets. Selections pursuant 2.2.3 and 2.2.4 will be made from the pool of Nominated HSC Targets. [***] 

2.2.2 Scope of HSC Program Activities; Research Plan. 

(a) An initial research plan for the HSC Program (the “HSC Research Plan”) will be agreed upon by the
Parties not later than [***], and, as agreed, shall be deemed a part of this Agreement. The JSC may amend the HSC Research Plan from time to time to nominate or remove HSC Targets from the scope of the HSC Program [***] and to add, remove or modify
research and Development activities assigned to either Party under the HSC Program. 
 (b) The HSC Steering Committee
will amend the HSC Research Plan as necessary to reflect scientific developments as the HSC Program research activities progress, as well as the nomination or selection of any other Nominated HSC Targets. The HSC Research Plan will
(i) define the scope of the HSC Program; (ii) describe the Parties’ respective responsibilities in the HSC Program; (iii) describe the HSC Program’s anticipated research timeline;
(iv) include a 

  
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AMENDED. 
  

 
budget for Intellia’s activities in the HSC Program (the “HSC Budget”), which must be consistent with the terms of this Agreement. If a conflict between the terms of the HSC
Research Plan and the terms of this Agreement arises, the provisions of this Agreement will govern. 
 2.2.3 Selection of Exclusive
Selected HSC Targets. 
 (a) During the Research Term, Novartis will have the right to select up to [***] HSC
Targets (the “Novartis Selected HSC Targets”) for its exclusive research, and Intellia will have the right to select up to [***] HSC Targets (the “Intellia Selected HSC Targets”) for its exclusive research, in each
case in the following manner: 
 [***] 

(b) The rights set forth in Section 2.2.3(a) are subject to the following: 

[***] 

[***] 
 2.2.4
Selection of Additional Targets. 
 (a) During the Research Term and once the HSC Targets have been selected by
the Parties pursuant to Section 2.2.3(a) [***], but in any event no later than [***] days prior to the expiration of the Research Term, Novartis will have the option to select up to an additional [***] HSC Targets (other than the Intellia
Selected HSC Targets) on a non-exclusive basis (each, an “Additional Selected HSC Target”), subject to the payments set forth in Section 7.1.3. 

(b) For clarity, unless the Parties agree otherwise in writing, during the Research Term there will not be more than
(i) [***] HSC Targets comprising the Novartis Selected HSC Targets; (ii) [***] HSC Targets comprising the Additional Novartis Selected HSC Targets; and (iii) [***] HSC Targets comprising the Intellia Selected HSC
Targets. 

  
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AMENDED. 
  

 2.2.5 [***] 

2.2.6 Diligence Obligations. Following the selection of each Novartis Selected HSC Target and any Additional Selected HSC Target,
Novartis and its Affiliates will use Commercially Reasonable Efforts to research, Develop, and Commercialize [***] Novartis Selected HSC Product directed to such Novartis Selected HSC Target and [***] Additional Selected HSC Product directed to such
Additional Selected HSC Target [***]. 
 2.2.7 [***] 

Section 2.3 CART Program. 
 An
initial research plan for the CART Program (the “CART Research Plan”) will be agreed upon by the Parties not later than [***], and, as agreed, shall be deemed a part of this Agreement. In the CART Program, the Parties will initially
conduct research activities in the CART Field under the CART Research Plan with respect to CART Program Targets nominated by the CART Steering Committee (each, a “Nominated CART Program Target”), and products and services relating
to CART Therapeutic Targets utilizing those Nominated CART Program Targets. [***]. The CART Research Plan will be revised by the JSC from time to time to reflect developments in the CART Research Program, including to add, remove or modify research
and Development activities assigned to each Party under the CART Program. The CART Research Plan will (i) define the scope of the CART Program; (ii) describe the Parties’ respective responsibilities in the CART Program;
(iii) describe the CART Program’s anticipated research timeline; (iv) include a budget for Intellia’s activities in the CART Program (the “CART Budget”), which must be consistent with the terms of
this Agreement. If a conflict between the terms of the CART Research Plan and the terms of this Agreement arises, the provisions of this Agreement will govern. Following the creation of each CART Product, Novartis and its Affiliates will use
Commercially Reasonable Efforts to research, Develop, and Commercialize [***] CART Product directed to the relevant CART Therapeutic Target [***]. 

  
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AMENDED. 
  

 Section 2.4 In Vivo Program. 

2.4.1 In Vivo Program Generally. Subject to Sections 2.4.2 and 2.4.3, in the In Vivo Program, the Parties will research potential
therapeutic, prophylactic, and palliative products and services directed to In Vivo Targets utilizing the Intellia Platform. 

2.4.2 Scope of Program. 

[***] 

(b) Selection of Novartis Selected In Vivo Targets. 

(i) Subject to Section 2.4.2(b)(ii), following the [***] (the “In Vivo Selection Period”),
Novartis may select a Target that it proposes to be included in the scope of the In Vivo Program (each such Target, a “Proposed In Vivo Target”). In such event, Novartis will notify Intellia in writing of such proposal and disclose
in such notice its Proposed In Vivo Target. Within [***] days after disclosure of the Proposed In Vivo Target, Intellia will review in good faith the Proposed In Vivo Target to determine if it is an Excluded In Vivo Target and, if it is not an
Excluded In Vivo Target, will notify Novartis that such Proposed In Vivo Target will be included in the In Vivo Program (such Proposed In Vivo Target, a “Novartis Selected In Vivo Target”), and, if it is an Excluded In Vivo Target,
will notify Novartis that such Proposed In Vivo Target cannot be included in the In Vivo Program as a Novartis Selected In Vivo Target. For purposes of this Section 2.4.2(b), an “Excluded In Vivo Target” means [***]. In the
event that Novartis, acting reasonably and in good faith, believes that its Proposed In Vivo Target was wrongfully rejected by Intellia as an Excluded In Vivo Target, Novartis will have the right to submit the dispute about such determination to
accelerated arbitration in 

  
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AMENDED. 
  

 
accordance with the procedures of Section 12.2.2(b). If the Expert’s decision finds that such Proposed In Vivo Target is an Excluded In Vivo Target, such Proposed In Vivo Target will
remain excluded from the In Vivo Program hereunder, and, if the Expert’s decision finds that such Proposed In Vivo Target was wrongfully characterized as an Excluded In Vivo Target, it will be deemed included in the scope of the In Vivo Program
hereunder from the date of such decision. 
 (ii) [***] 

(iii) A maximum of [***] Novartis Selected In Vivo Targets may be selected on a non-exclusive basis during the In Vivo
Selection Period [***]. 
 2.4.3 Research Plan. Following the selection of each Novartis Selected In Vivo Target, Novartis may, in
its sole discretion, offer to Intellia the ability to participate with Novartis in research and Development activities for such Novartis Selected In Vivo Target and In Vivo Products directed thereto during the Research Term. If Novartis elects to
ask Intellia to participate in such activities and Intellia accepts (in its sole discretion), the Parties will agree upon a research plan for such Novartis Selected In Vivo Target (each, an “In Vivo Research Plan”). Each In Vivo
Research Plan will be revised by the JSC from time to time to add, remove or modify research and Development activities assigned to each Party thereunder. Each In Vivo Research Plan will (a) describe the Parties’ respective research
and Development responsibilities with respect to the relevant Novartis Selected In Vivo Target and In Vivo Products directed thereto; (b) describe the anticipated timeline for such activities; (c) include a budget for the
activities to be performed by Intellia (the “In Vivo Budget”), which must include funding for Intellia’s activities that is incremental to the funding under the HSC Budget and CART Budget, but in all other ways consistent with
the terms of this Agreement. If a conflict between the terms of the In Vivo Research Plan and the terms of this Agreement arises, the provisions of this Agreement will govern. [***] 

  
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AMENDED. 
  

 2.4.4 Diligence Obligation. Following the selection of each Novartis Selected In Vivo
Target, Novartis and its Affiliates will use Commercially Reasonable Efforts to research, Develop, and Commercialize [***] Novartis Selected In Vivo Product directed to such Novartis Selected In Vivo Target [***]. 

Section 2.5 Recording of Targets. 

Following the selection or identification of each Novartis Selected HSC Target [***], Additional Selected HSC Target, Advanced CART Target,
Novartis Selected In Vivo Targets [***], such Target will be added a list maintained by the JSC and deemed an Exhibit to this Agreement. 

Section 2.6 Subcontracting Research Activities. 

Each Party may subcontract any of the research activities to be performed by it in the Collaboration to a Third Party, provided that
such Third Party will have entered into a written agreement with such Party that includes terms and conditions protecting and limiting use and disclosure of Confidential Information, Materials and Know-How of the other Party that are at least
protective of such Confidential Information, Material and Know-How as under this Agreement and requiring such Third Party and its personnel to assign to such Party all right, title and interest in and to any Patents, Know-How and Materials created,
conceived of, or developed in connection with the performance of subcontracted activities to the extent required for such Party to comply with the terms and conditions of this Agreement as if such subcontracted activities were performed by the
subcontracting Party (including Article IV, Article V, and Article VI). 
 ARTICLE III 

GOVERNANCE 
 Section 3.1
Establishment of Joint Steering Committee and Subcommittees. 
 3.1.1 Joint Steering Committee. [***] the Parties will establish a
Joint Steering Committee (the “Joint Steering Committee” or “JSC”). The JSC will assume a general role of leadership in the Collaboration and will have responsibility for: 

(a) facilitating communications between the Parties with respect to the research activities contemplated by this
Agreement; 

  
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AMENDED. 
  

 (b) overseeing the HSC Steering Committee, the CART Steering
Committee, and the In Vivo Steering Committee; 
 (c) reviewing and approving changes to the HSC Research Plan, CART
Research Plan, and In Vivo Research Plan that are proposed by the relevant Subcommittee; 
 (d) reviewing staffing and
personnel issues, with the goal of maintaining, when determined appropriate, the continuity of personnel on Collaboration activities and reasonably evaluating, when determined appropriate, changes to the staffing of the Collaboration; 

(e) coordinating strategies relating to Patent Rights claiming Collaboration Product Intellectual Property; 

(f) prioritizing the allocation of resources dedicated to the Collaboration; and 

(g) informally resolving disagreements between the Parties; 

(h) facilitating discussions between the Parties with respect to potential collaborations and other activities related
to the CRISPR System not contemplated by this Agreement [***]. 
 The JSC will be comprised of [***] representatives from each of Intellia and Novartis,
which (unless otherwise agreed upon between the Parties), will be equal to [***] members of each Party. The JSC will meet at least [***] (or more if agreed upon) in Cambridge, Massachusetts, unless otherwise agreed by the Parties. 

3.1.2 Research Program Subcommittees. Within [***] days after the initial meeting of the JSC, the JSC will appoint the members of
subcommittees for the HSC 

  
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AMENDED. 
  

 
Program (the “HSC Steering Committee”) and CART Program (the “CART Steering Committee”). Within [***] days after the finalization of the first In Vivo Research
Plan, the JSC will appoint the members of a subcommittee for the In Vivo Program (the “In Vivo Steering Committee”). The HSC Steering Committee, CART Steering Committee, and In Vivo Steering Committee are each without distinction
referred to as a “Subcommittee” and are collectively referred to as the “Subcommittees”. Members of any Subcommittee may be, but are not required to be, members of the JSC; provided, that each Subcommittee
will have [***] representatives of both Parties. The Subcommittees will provide oversight of the respective Research Programs and will have responsibility for: 

(a) determining the direction and planned activities of the respective Research Programs in compliance with the Research
Plans; 
 (b) sharing information arising in the respective Research Programs between the Parties; 

(c) coordinating activities relating to filing and prosecuting of Patent Applications and Patents claiming Collaboration
Product Intellectual Property; 
 (d) coordinating research activities in the respective Research Programs in
compliance with the Research Plans; and 
 (e) proposing amendments to the respective Research Plans, which must be
approved by the JSC. 
 Each Subcommittee will be comprised of [***] representatives from each of Intellia and Novartis, which (unless otherwise agreed upon
between the JSC) will be equal to [***] members of each Party. Subcommittee members may be, but need not be, members of the JSC. Each Subcommittee will meet at least [***] (or more if agreed upon), in alternation at the place designated by Novartis
and the place designated by Intellia, in accordance with Section 3.2.4. 

  
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AMENDED. 
  

 Section 3.2 General Rules. 

3.2.1 Powers of the Committees; Term. Each of the Joint Steering Committee, the HSC Steering Committee, the CART Steering Committee, and
the In Vivo Steering Committee (each, a “Committee”) will have solely the roles and responsibilities assigned to it in this Article III and as otherwise expressly set forth in this Agreement. The Committees will have no authority to
amend or modify this Agreement or waive compliance with this Agreement, to make decisions that conflict with the terms and conditions of this Agreement, or to create new obligations for a Party not specified in this Agreement. Neither the Committees
nor either Party exercising its final decision making pursuant to Section 3.2.5 will have authority to alter, increase, expand, modify, amend, or waive compliance with this Agreement. The Committees will terminate on the expiration of the
Research Term. 
 3.2.2 Committee Membership. Either Party may replace its respective committee representatives at any time upon
prior written notice to the other Party. If a Committee member from either Party is unable to attend or participate in a Committee meeting, the Party who designated such representative may designate a substitute representative for the meeting in its
sole discretion. The Alliance Managers appointed by Intellia and Novartis pursuant to Section 3.4 will be ex officio members of each of the Committees. With the consent of the other Party, each Party may invite up to [***] non-voting
employees, consultants, and scientific advisors to attend any Committee meeting to discuss issues arising in the Collaboration; provided that any such employees, consultants, or scientific advisors will be subject to restrictions regarding
the confidentiality and non-use of Confidential Information no less restrictive than the provisions of Article VIII. 
 3.2.3 Committee
Co-Chairs. Each Party will appoint one of its members in each Committee to co-chair such Committee’s meetings (each, a “Co-Chair”). The Co-Chairs will (a) ensure the orderly conduct of the Committee’s
meetings, (b) attend each Committee meeting (either in-person, by videoconference or telephonically, unless 

  
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AMENDED. 
  

 
otherwise expressly provided herein), and (c) prepare and issue written minutes of each meeting within [***] thereafter accurately reflecting the discussions and decisions of such
meeting. If the Co-Chair from either Party is unable to attend or participate in a Committee meeting, the Party who designated such Co-Chair may designate a substitute Co-Chair for the meeting in its sole discretion. 

3.2.4 Committee Meetings. All meetings will be conducted in English and may be conducted by telephone, videoconference, or in person as
determined by the Co-Chairs, as appropriate; provided that not less than [***] prior written notice has been given to the other Party. Either Party may also call a special meeting of a Committee (by videoconference or teleconference) by at
least [***] prior written notice to the other Party if such Party reasonably believes that a significant matter must be addressed prior to the next regularly scheduled meeting, and no later than [***] prior to the special meeting, such Party will
provide the Committee with materials reasonably adequate to enable such Committee to make an informed decision. 
 3.2.5 Decision
Making. Other than as set forth herein, in order to make any decision required of it hereunder, a Committee must have present (in person, by videoconference or telephonically) at least the Co-Chair of each Party (or his/her designee for such
meeting). The Parties will endeavor to make decisions where required of a Committee by consensus of the Co-Chairs. If a dispute or failure to agree arises in a Subcommittee that cannot be promptly resolved, the Co-Chairs of any Subcommittee may
cause such dispute or failure to agree to be referred to the Joint Steering Committee for resolution. If a dispute or failure to agree arises which cannot be promptly resolved within the Joint Steering Committee, then the matter will be referred to
the Senior Officers of the Parties for discussion. The Senior Officers will attempt in good faith to resolve such dispute or failure to agree by unanimous consent. If the Senior Officers cannot resolve such dispute or failure to agree within [***]
days of the matter being referred to them, then the resolution and/or course of conduct will be determined as follows: 

[***] 

  
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AMENDED. 
  

 Section 3.3 Day-to-Day Decision-Making Authority. 

Each Party will have day-to-day decision-making authority with respect to the research activities assigned to it in any Research Plan. 

Section 3.4 Alliance Managers. 
 Each
of Intellia and Novartis will appoint a senior representative who possesses a general understanding of research matters to act as its alliance manager for the Collaboration (each, an “Alliance Manager”). Each Party may replace its
respective Alliance Manager at any time upon written notice to the other in accordance with this Agreement. Any Alliance Manager may designate a substitute to temporarily perform the functions of that Alliance Manager. Each Alliance Manager will be
charged with creating and maintaining a collaborative work environment within and among the Committees. Each Alliance Manager will also be responsible for (a) providing a single point of communication and facilitating the flow of
information; (b) ensuring that the governance procedures and the rules set forth herein are complied with; (c) identifying and raising disputes to the relevant Committee for discussion in a timely manner; and
(d) planning and coordinating internal and external communications in accordance with the terms of this Agreement. The Alliance Managers will be entitled to attend all Committee meetings. Each Alliance Manager may bring to the attention
of the Committees any matter that the Alliance Manager reasonably believes requires the attention of the relevant Committees. 
 Section 3.5 Cost of
Governance. 
 The costs incurred by each Party in connection with its participation at any meetings under this Article III will be borne
solely by such Party. 

  
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AMENDED. 
  

 Section 3.6 Development. 

3.6.1 Development Generally. After the Research Term and subject to Sections 3.6.2, 5.4.1(a) and (b), 5.4.2 and 5.4.3, Novartis will be
solely responsible for conducting, at its sole expense, the Development of its Products as it determines appropriate in its sole discretion. 

3.6.2 Regulatory. 

(a) [***]. 

(b) [***]. 

(c) [***]. 

(d) Novartis will have the right to disclose the existence of, and the results from, any clinical trials for any
Product, conducted under this Agreement in accordance with its standard policies. 
 Section 3.7 Manufacturing. 

3.7.1 Manufacturing Generally. [***] 

3.7.2 Manufacturing Know-How and Assistance. 

(a) [***] 

[***] 
 Section 3.8
Commercialization. 
 3.8.1 Commercialization Generally. [***] 

[***] 
 3.8.3
Pharmacovigilance. To the extent required by Applicable Law, within [***], the Parties will agree upon and implement a procedure for the mutual exchange of adverse event reports and safety information associated with the Product. Details of the

  
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AMENDED. 
  

 
operating procedure relating to the adverse event reports and safety information exchange will be the subject of a mutually-agreed written pharmacovigilance agreement between the Parties which
will be entered into within such [***] period. 
 Section 3.9 Intellia HSC Products. 

Intellia will be solely responsible for (a) all Development of the Intellia HSC Products, (b) all regulatory plans and
strategies for the Intellia HSC Products, and all Regulatory Filings and all Regulatory Approvals for the Intellia HSC Products to be filed, obtained and maintained throughout the world in the name of Intellia or its Affiliates or sublicensees,
(c) all manufacture and supply for the Intellia HSC Products, and (d) all aspects of Commercialization of the Intellia HSC Products. [***]. Intellia will have the right to disclose the existence of, and the results from, any
clinical trials for any Intellia HSC Product, conducted under this Agreement in accordance with its standard policies. 
 Section 3.10 Debarment.

 In performing its obligations under this Agreement, neither Party nor its Affiliates will employ or use any person that has been
debarred under Section 306(a) or 306(b) of the U.S. Federal Food, Drug and Cosmetic Act. 
 ARTICLE IV 

RESTRICTIVE COVENANTS 

Section 4.1 HSC. 
 4.1.1 During
the Research Term. During the Research Term and except as expressly contemplated by this Agreement [***], the Parties and their Affiliates will not (a) engage in any research, Development, or Commercialization activities in the HSC
Field [***] (b) grant to any Third Party any assignment, license, or other right to Practice Intellia Intellectual Property, Novartis HSC Background Intellectual Property, Novartis Other Background Intellectual Property or Collaboration
Intellectual Property in the HSC Field [***]. 

  
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AMENDED. 
  

 4.1.2 After the Research Term. 

(a) Following the Research Term and during the Agreement Term [***], Intellia and its Affiliates will not (directly or
indirectly), (i) for themselves or on behalf of or in collaboration with any Third Party, engage in any research, Development, or Commercialization activities in the HSC Field with respect to (1) such Novartis Selected HSC
Product, or (2) the Novartis Selected HSC Target that such Novartis Selected HSC Product is directed toward; 

or (ii) grant to any Third Party any assignment, license, or other right to Practice Intellia Intellectual Property
or Collaboration Intellectual Property in the HSC Field with respect to (1) such Novartis Selected HSC Product, or (2) the Novartis Selected HSC Target that such Novartis Selected HSC Product is directed toward. 

(b) Following the Research Term and during the Agreement Term [***], Novartis and its Affiliates will not (directly or
indirectly), (i) for themselves or on behalf of or in collaboration with any Third Party, engage in any research, Development, or Commercialization activities in the HSC Field with respect to (1) such Intellia HSC Product, or
(2) the Intellia Selected HSC Target that such Intellia HSC Product is directed toward; or (ii) grant to any Third Party any assignment, license, or other right to Practice the Novartis HSC Background Intellectual Property,
Novartis Other Background Intellectual Property or Collaboration Intellectual Property in the HSC Field with respect to (1) such Intellia HSC Product, or (2) the Intellia Selected HSC Target that such Intellia HSC Product is
directed toward. 
 (c) Following the Research Term and during the Agreement Term [***], Intellia and its Affiliates
will not (directly or indirectly), (i) for themselves or on behalf of or in collaboration with any Third Party, engage in any research, Development, or Commercialization activities in the HSC Field with respect to such Additional
Selected HSC Product; or (ii) grant to any Third Party any assignment, license, or other right to Practice Collaboration Product Intellectual Property in the HSC Field with respect to such Additional Selected HSC Product. 

  
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AMENDED. 
  

 (d) [***]. 

(e) [***]. 

Section 4.2 CART. 
 4.2.1 During
the Research Term. During the Research Term and except as expressly contemplated by this Agreement [***], the Parties and their Affiliates will not (a) engage in any research, Development, or Commercialization activities in the CART
Field [***], or (b) grant to any Third Party any assignment, license, or other right to Practice Intellia Intellectual Property, Novartis HSC Background Intellectual Property, Novartis Other Background Intellectual Property or
Collaboration Intellectual Property in the CART Field. [***]. 
 4.2.2 After the Research Term. Following the Research Term and
during the Agreement Term [***], Intellia and its Affiliates will not (directly or indirectly), (i) for themselves or on behalf of or in collaboration with any Third Party, engage in any research, Development, or Commercialization
activities in the CART Field [***]; or (ii) grant to any Third Party any assignment, license, or other right to Practice Intellia Intellectual Property or Collaboration Intellectual Property in the CART Field with respect to
(1) such Advanced CART Product, or (2) the CART Therapeutic Target that such Advanced CART Product is directed toward. 

4.2.3 [***] 
 Section 4.3 In
Vivo. 
 [***] 

  
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AMENDED. 
  

 Section 4.4 Permitted Third Party Arrangements. 

Nothing in this Article IV will prohibit either Party from obtaining licenses, assignments, or other rights to Intellectual Property Rights
from Third Parties, to the extent such Party deems that such Intellectual Property Rights are necessary or useful to the exercise of its rights or performance of its obligations under this Agreement [***]. 

ARTICLE V 

INTELLECTUAL PROPERTY 

Section 5.1 Limited Grants for Research Programs. 

5.1.1 License Grant by Novartis. Novartis hereby grants to Intellia a worldwide, non-exclusive license to Practice the Novartis HSC
Background Intellectual Property and Novartis Other Background Intellectual Property solely to the extent necessary for Intellia and its Affiliates to perform the activities assigned to them in the Collaboration. 

5.1.2 License Grant by Intellia. Intellia hereby grants to Novartis and its Affiliates a worldwide, non-exclusive license to Practice
the Intellia Intellectual Property solely to the extent necessary for Novartis and its Affiliates to perform the activities assigned to them in the Collaboration [***]. 

5.1.3 Sublicensing Research Program Activities. Subject to the provisions of Section 2.6, each of the Parties will have the right
to grant a sublicense to the rights set forth in this Section 5.1 to Third Party vendors, service providers, and collaborators, solely for Practice in connection with goods or services provided to or on behalf of such Party for the
Collaboration as specified in the HSC Research Plan, CART Research Plan, and In Vivo Research Plan. 
 5.1.4 Term of Research
License. The licenses contemplated by Section 5.1.1, Section 5.1.2 and Sections 5.3.1(a)(i), 5.3.2(a)(i), 5.3.2(a) and 5.3.3 (a) will automatically terminate on the expiration of the Research Term. 

  
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AMENDED. 
  

 Section 5.2 Collaboration Intellectual Property. 

5.2.1 Generally. Notwithstanding inventorship, (a) Collaboration Product Intellectual Property will be jointly owned by the
Parties; and (b) Collaboration Platform Intellectual Property is hereby assigned to and solely owned by Intellia. 
 5.2.2
Rights to Collaboration Intellectual Property. Except as provided in Article IV and the exclusive rights set forth in Section 5.4, both Parties and their Affiliates may Practice and grant licenses to Collaboration Product Intellectual
Property for all purposes worldwide without the consent of or any accounting to the other Party (other than payments contemplated by Article VII). 

5.2.3 Prosecution and Maintenance of Collaboration Intellectual Property Patent Rights. 

(a) [***]. 

(b) Each Party will cooperate with the other with respect to such activities involving the Collaboration Intellectual
Property, including the execution of all such documents and instruments and the performance of such acts (and causing its relevant employees to execute such documents and instruments and to perform such acts) as may be reasonably necessary in order
to permit the other Party to continue any preparation, filing, prosecution, or maintenance of Patent Rights claiming the Collaboration Intellectual Property. The prosecuting Party will keep the other Party reasonably informed of all material matters
relating to the preparation, filing, prosecution and maintenance of, and any post-grant proceedings on [***] the Patent Rights within the Collaboration Product Intellectual Property and [***] the Patent Rights within the Collaboration Platform
Intellectual Property (including providing such other Party with copies of all material correspondence with the applicable patent offices) and will reasonably consider such other Party’s comments relating to prosecution and maintenance
decisions, or defenses or responses to any post-grant proceedings. 

  
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AMENDED. 
  

 
Upon either Party’s request and where permitted by Applicable Law, the other Party will assist the requesting Party to obtain patent term extensions or supplemental protection certificates
or their equivalents in any country (“Extensions”) for Patent Rights included in the Collaboration Intellectual Property. Each Party will promptly notify and provide the other Party with copies of any allegations of alleged lack of
patentability, patent invalidity, unenforceability or non-infringement, including any such allegation pursuant to a Paragraph IV Patent Certification by a Third Party filing an Abbreviated New Drug Application or an application under §505(b)(2)
of the United States Federal Food, Drug, and Cosmetic Act (as amended or any replacement thereof), in relation to an application under Section 262(k) of the Biosimilar Act, or any other similar patent certification by a Third Party, and any
foreign equivalent thereof (“Paragraph IV Certification”) of any Patent Rights included in the Collaboration Intellectual Property. Such notification and copies will be provided to such other Party within [***] after Novartis or
Intellia, as applicable, receives such certification. 
 (c) If a Party (a “Disclaiming Party”)
elects not to file applications for, or to cease prosecution and/or maintenance of, or not to continue to pay the expenses of prosecution and/or maintenance of, any Patent Rights included in the Collaboration Intellectual Property for which it is
primarily responsible pursuant to this Section 5.2.3, the Disclaiming Party will provide such notice to the other Party at least [***] prior to any filing or payment due date (or any other due date that requires action) in connection with such
Patent Rights. In such event, the Disclaiming Party will permit the other Party, at its sole discretion and expense, to file or to continue prosecution or maintenance of such Patent Rights. 

  
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AMENDED. 
  

 5.2.4 Enforcement or Defense of Collaboration Intellectual Property Patent Rights.

 (a) In the event either Party becomes aware of any actual or suspected infringement of, or a claim of
invalidity, lack of patentability, unenforceability or non-infringement against, the Patent Rights claiming the Collaboration Intellectual Property (any of which, a “Collaboration Patent Rights Challenge”), such Party shall provide
prompt written notice thereof to the other Party; provided that, if the Party becomes aware of a Collaboration Patent Rights Challenge based on a notification (which is not a Paragraph IV Certification) from a Third-Party, then the Party
receiving such notification will provide copies of such notification to the other Party no later than [***] after Novartis or Intellia, as applicable, receives such notification. 

(b) [***]. The Party bringing the relevant suit (the “Enforcing Party”) shall keep the other Party
reasonably informed of all developments in the prosecution or settlement of such suit. [***]. Such other Party will provide the Enforcing Party with reasonable assistance in connection with its suit, at the Enforcing Party’s expense, including
by executing reasonably appropriate documents, cooperating in discovery, and joining as a party to the suit if required, in connection with any litigation commenced pursuant to this Section 5.2.4. 

(c) Any recoveries resulting from such a suit will be first applied against payment of each Party’s costs and
expenses in connection therewith [***]. 
 Section 5.3 Intellia Intellectual Property; Novartis HSC Background Intellectual Property; Novartis Other
Background Intellectual Property. 
 5.3.1 Novartis Selected HSC Products; Intellia HSC Products. 

(a) Novartis Selected HSC Products. Intellia hereby grants to Novartis and its Affiliates a worldwide license to
Practice the Intellia Intellectual Property and Collaboration Platform Intellectual Property (i) during the Research 

  
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AMENDED. 
  

 
Term, to research and Develop HSC Products (other than Intellia HSC Products directed at Intellia Selected HSC Targets) under the HSC Research Plan; and (ii) during and after the
Research Term, to research, Develop, and Commercialize any Novartis Selected HSC Products and Additional Selected HSC Products in the HSC Field. [***]. Subject to Section 5.3.4 and Section 2.6, Novartis and its Affiliates will have the
right to sublicense the rights [***] to Third Party vendors, service providers, and collaborators, solely for Practice in connection with the research, Development, and Commercialization of such Novartis Selected HSC Products and Additional Selected
HSC Products in the HSC Field. 
 (b) Intellia HSC Products. Novartis hereby grants to Intellia and its Affiliates a
worldwide, non-exclusive license to Practice the Novartis HSC Background Intellectual Property (i) during the Research Term, to research and Develop HSC Products; and (ii) during and after the Research Term, to research,
Develop, and Commercialize any Intellia HSC Products in the HSC Field (the “Novartis HSC Background IP License”). Subject to Section 5.3.4 and Section 2.6, Intellia and its Affiliates will have the right to sublicense the
Novartis HSC Background IP License [***] to Third Party vendors, service providers, and collaborators, solely for Practice in connection with the research, Development, and Commercialization of such Intellia HSC Products. 

5.3.2 CART Products. Intellia hereby grants to Novartis and its Affiliates a worldwide license to Practice the Intellia Intellectual
Property and Collaboration Platform Intellectual Property (a) during the Research Term, to research and Develop any CART Products under the CART Research Plan; and (b) during and after the Research Term, to research, Develop,
and Commercialize any CART Products in the CART Field. [***]. Subject to Section 5.3.4 and Section 2.6, Novartis and its Affiliates will have the right to sublicense such rights [***] to Third Party vendors, service providers, and
collaborators, solely for Practice in connection with the research, Development, and Commercialization of such CART Products. 

  
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AMENDED. 
  

 5.3.3 In Vivo Products. Intellia hereby grants to Novartis and its Affiliates a
worldwide, non-exclusive license to Practice the Intellia Intellectual Property and Collaboration Platform Intellectual Property (a) following [***] of the Effective Date and for the remainder of the Research Term, to research and
Develop In Vivo Products under any In Vivo Research Plans; and (b) after the Research Term, to research, Develop, and Commercialize any Novartis Selected In Vivo Products in the In Vivo Field. Subject to Section 5.3.4 and
Section 2.6, Novartis and its Affiliates will have the right to sublicense such rights through multiple tiers to Third Party vendors, service providers, and collaborators, solely for Practice in connection with the research, Development, and
Commercialization of such Novartis Selected In Vivo Products. 
 5.3.4 Sublicensing Rights. Novartis and its Affiliates may grant
sublicenses of the license granted in Section 5.3.1(a), Section 5.3.2, and Section 5.3.3, and Intellia and its Affiliates may grant sublicenses of the license granted in Section 5.3.1(b), provided that (a) such
sublicense (i) is in writing, (ii) is subject and subordinate to, and consistent with, the terms and conditions of this Agreement, and (iii) requires the applicable sublicensee to comply with all applicable terms
of this Agreement [***]; (b) with respect to Novartis or any of its Affiliates as the sublicensing Party to the extent required by the Key License Agreements as in effect on the Effective Date or the agreements for any Included Intellia
New In-Licensed Intellectual Property, Novartis promptly notifies Intellia of the grant of each sublicense and provides Intellia a copy of the final executed sublicense agreement, redacted for information not pertinent to this Agreement to the
extent that such redactions do not reasonably impair Intellia’s ability to ensure compliance with this Agreement, the Key License Agreements or agreements for any Included Intellia New In-Licensed Intellectual Property, as applicable,
(c) Novartis or Intellia, as applicable, shall be responsible for the failure by its sublicensees to comply with, and Novartis or Intellia, as applicable, guarantees the compliance by each of its sublicensees with, all relevant
restrictions, limitations and obligations in this Agreement, and [***]. 

  
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AMENDED. 
  

 5.3.5 Maintenance & Compliance of License Agreements. 

(a) With respect to the Intellectual Property Rights that are licensed to Intellia under any license agreement
comprising the Key License Agreements, (i) Intellia will use Commercially Reasonable Efforts to maintain the relevant license agreement in full force and effect; (ii) Intellia will provide prompt written notice to Novartis if
it becomes aware of or receives any notice that Intellia or its licensor is in breach or default of any such license agreement, (iii) Intellia will use Commercially Reasonable Efforts to cure such breach or default [***], and
(iv) Intellia will not cause the Key License Agreements to be amended or modified in any way that would reasonably be expected to have a material adverse effect on Novartis’ rights under this Agreement [***]; (v) if
Intellia becomes aware that any of its licensors has terminated or receives notice that any of its licensors intend to terminate any such license agreement or otherwise materially restrict or limit Intellia’s and Novartis’ rights to the
relevant Intellectual Property Rights, (A) Intellia will provide prompt written notice to Novartis [***]. 

(b) The licenses granted to Novartis and its Affiliates under Sections 5.3.1(a), 5.3.2 and 5.3.3 will be subject to
Novartis’ and its Affiliates’, and their sublicensees’ compliance as of the Effective Date with the terms of the Key License Agreements [***] and the terms of the agreements for any Included Intellia New In-Licensed Intellectual
Property, as applicable. 
 5.3.6 Novartis Other Background Intellectual Property. Novartis hereby grants to Intellia and its
Affiliates a worldwide, non-exclusive, fully paid and royalty-free license to Practice the Novartis Other Background Intellectual Property to research, Develop, and Commercialize Intellia HSC Products and therapeutic, prophylactic, and/or palliative
CRISPR-based in vivo products by or on behalf of Intellia or its Affiliates. Subject to Section 5.3.4 and Section 2.6, Intellia and its Affiliates will have the right to sublicense the license granted under this Section 5.3.6
[***] to Third Party vendors, service providers, and collaborators, solely for Practice in connection with the research, 

  
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AMENDED. 
  

 
Development, and Commercialization of such Intellia HSC Products and therapeutic, prophylactic, and/or palliative CRISPR-based in vivo products with (e.g., collaborations) or on
behalf of Intellia or its Affiliates. Novartis will have the right to terminate rights [***] upon written notice to Intellia in the event that Intellia or any of its Affiliates [***] (an “Intellia Other Patent Challenge”). In the
event Intellia or any of its Affiliates intends to assert an Intellia Other Patent Challenge [***] not less than [***] days prior to making any such assertion, Intellia shall provide to Novartis a complete written disclosure of each basis known to
Intellia for such assertion. Novartis must exercise its right to terminate Intellia’s rights [***] within [***] days of the Novartis’ receipt of service of process (or its equivalent) in the relevant administrative or legal proceeding,
[***]. 
 Section 5.4 Exclusivity. 

5.4.1 HSC. 

(a) [***]. 

(b) [***] 

5.4.2 CART Program. [***].  

5.4.3 In Vivo Program. [***]. 

Section 5.5 Licenses in Bankruptcy. 

All licenses granted under or pursuant to this Agreement are intend to be licenses of intellectual property as contemplated by
Section 365(n) of the United States Bankruptcy Code and equivalent or corresponding provisions of Applicable Laws of other jurisdictions. Each licensee may retain and may fully exercise all of its protections, rights, and elections under all
Applicable Laws. 

  
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AMENDED. 
  

 Section 5.6 No Implied Licenses. 

The licenses set forth in this Article V are limited in scope to those expressly set forth in this Agreement, and no implied license is
intended to be created by this Agreement. 
 ARTICLE VI 

[***] 
 [***] 

ARTICLE VII 
 PAYMENTS

 Section 7.1 Technology Access Fee; Annual Access Fee; Equity. 

7.1.1 Upfront Technology Access Fee Payment. Novartis will make a one time payment of USD$10,000,000 within [***] days after receipt of
an Invoice for the same, which will be issued on or after [***]. 
 7.1.2 Annual Access Fee. [***] Novartis will make annual payments
of USD$5,000,000 each within [***] days of receipt of an Invoice for the same, with the [***] payment to be paid by Novartis to Intellia no later than [***] (provided Novartis has received an Invoice therefor at least [***] days prior to such date)
and the subsequent annual payments to be invoiced on the [***]. In no events will payments pursuant to this Section 7.1.2 exceed USD$20,000,000 in the aggregate. 

7.1.3 Additional Selected HSC Targets Fee. For each Additional Selected HSC Target, Novartis will make a payment of [***], which will
be paid within [***] days of receipt of an Invoice for the same, to be issued upon receipt of Novartis’ notice to Intellia [***]. 

7.1.4 Equity Investment. Novartis will have the right to make the investments set forth in the Equity Agreements. 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Section 7.2 Research Funding Payments. 

7.2.1 HSC Program; CART Program. 

(a) [***], Novartis will make to Intellia research funding reimbursements payments (“Research Funding
Payments”) in the amount of [***] in the aggregate per [***] period [***] and, unless agreed upon by the Parties in writing, not to exceed USD$20,000,000 in the aggregate [***]. Specifically, Novartis will make quarterly Research Funding
Payments in the amount of [***] within [***] days of Novartis’ receipt of an Invoice for the same issued by Intellia upon the [***] day of the applicable such [***] period. 

[***] 
 7.2.2 In Vivo
Program. If pursuant to Section 2.4.3, if the Parties agree that Intellia will be responsible for activities under an In Vivo Research Plan, then for all such activities performed by or behalf of Intellia, Novartis will reimburse Intellia
at the FTE Rate consistent with the In Vivo Budget included in any applicable In Vivo Research Plans (“In Vivo Research Funding Payments”). Novartis will make [***] In Vivo Research Funding Payments [***]. 

7.2.3 General. [***] 

Section 7.3 Development and Approval Milestones. 

7.3.1 Generally. The fees set forth in the table below (collectively, “Milestone Payments”) will accrue to Intellia
upon the achievement by Novartis, its Affiliates, or any of their sublicensees of the corresponding events (the “Milestones”) with respect to each Product per Target that achieves such Milestone; provided, however, that: 

(a) HSC Products. On a Novartis Selected HSC Target-by- Novartis Selected HSC Target basis and an Additional Selected
HSC Target-by-Additional Selected HSC Target basis, as applicable, Milestones Payments shall be as follows: 
 [***] 

  
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AMENDED. 
  

 (b) CART Products. On a CART Therapeutic Target-by-CART Therapeutic
Target basis, Milestones Payments shall be as follows: 
 [***] 

(c) In Vivo Products. On a Novartis Selected In Vivo Target -by- Novartis Selected In Vivo Target basis, Milestones
Payments shall be as follows: 
 [***] 

(e) [***] 

(f) Example of Milestones Payment. An example of the Milestone payments and the provisions of clauses (a) through (e), above, is
set forth as Exhibit D. 
 [Table Follows] 

  
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AMENDED. 
  

					
	 #
	    	 Milestone
	  	 Milestone

Payment

	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	 [***]
	    	[***]	  	[***]
	  

	[***]	  	

 7.3.2 Milestone Payments. Novartis will provide Intellia with written notice within [***] days after
Novartis determines or is informed that the relevant Milestone has been achieved. Novartis will pay the corresponding Milestone Payment within [***] days after receipt of an Invoice for the same. 

7.3.3 Skipped Milestones. [***] 

Section 7.4 Royalties on Products. 

7.4.1 Royalties Generally. Novartis or its Affiliate will make royalty payments to Intellia [***] on a Product by Product basis at the
following marginal royalty rates (“Royalties”): 
  

			
	[***]	  	Marginal
Royalty Rate
	 [***]
	  	[***]
	 [***]
	  	[***]
	 [***]
	  	[***]

  
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AMENDED. 
  

 7.4.2 Royalty Duration. Royalties will be payable on a Product by Product and country
by country basis during the Royalty Term. Thereafter, Novartis’, its Affiliates’ and their sublicensees’ rights to such Product in such country will be Royalty-free. 

7.4.3 Payment of Royalties. Within [***] days after the end of each Calendar Quarter during the Royalty Term, Novartis will provide
Intellia with a report stating the Net Sales of Products sold by Novartis or its Affiliates [***] during that Calendar Quarter, together with the calculation of the Royalties due to Intellia. Royalty payments will be made by Novartis or its
Affiliate to a bank account indicated by Intellia within [***] days after the date of receipt by Novartis of an Invoice for the indicated amount. 

7.4.4 Loss of Market Exclusivity. If a Loss of Market Exclusivity for any Product occurs in any country, then for the remaining period
of the Royalty Term following such Loss of Market Exclusivity, the Net Sales for such country [***] for the purpose of the calculation of Royalties due under Section 7.4.1 will be reduced by [***]. 

7.4.5 Know How Only Royalties. If, during the Royalty Term, the relevant Product is not covered by a Valid Claim in the applicable
country, then for so long as there is no Valid Claim in such country during the Royalty Term, the Net Sales for such country [***] for the purpose of the calculation of Royalties due under Section 7.4.1 will be reduced by [***]. 

7.4.6 Minimum Royalties. Notwithstanding any multiple reductions that may be taken pursuant to this Article VII [***], in no event will
the Royalty rates under this Agreement fall below, as applicable, the Royalty Rates of the Revised Royalty Floor set forth in Section 7.6.2(b), or [***] of the Royalty rates set forth in Section 7.4.1 in any Calendar Quarter pursuant to
this Section 7.4.6. [***]. 
 7.4.7 Sample Computations. Sample Royalty computations for Section 7.4 are set forth on
Exhibit E. 

  
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AMENDED. 
  

 7.4.8 Payments on Novartis HSC Background IP License. 

(a) [***]. 

(b) [***]. 

(c) [***]. 

(d) [***]. 

(e) [***]. 

(f) [***]. 

Section 7.5 Sales Milestones on Products. 

Novartis will make each of the following [***] payments (each, a “Sales Milestone Payment”) when [***] (the “Sales
Milestones”): 
  

					
	[***]	  	Sales Milestone
Payment	 
	 [***]
	  	 	[***]	  
	 [***]
	  	 	[***]	  
	 [***]
	  	 	[***]	  

 Novartis will provide written notice to Intellia within [***] days of its determination that a Sales Milestone
as contemplated by this Section 7.5 has been achieved, and will make the corresponding Sales Milestone Payment within [***] days after the date of receipt by Novartis of an Invoice for the indicated amount. 

Section 7.6 Third Party Royalties. 

7.6.1 Caribou. Novartis will reimburse Intellia for [***]; provided, however, that Novartis will not be responsible for [***].
All such reimbursement payments will be made within [***] days of receipt of an Invoice for the same [***]. 

  
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AMENDED. 
  

 7.6.2 Third Party Obligations. 

(a) Except as contemplated by Section 7.6.1, Intellia will remain responsible for the payment of royalty, milestone
and other payment obligations, if any, due to Third Parties under any other (i.e., not identified in Section 7.6.1) Intellia Intellectual Property that has been licensed to Intellia as of the Effective Date. After the Effective Date, if
Intellia in-licenses Intellectual Property Rights of a Third Party that cover the Intellia Platform or improvements thereto (“Intellia New In-Licensed Intellectual Property”), then Intellia shall make such Intellia New In-Licensed
Intellectual Property available to be included in the licenses to Novartis under this Agreement by notifying Novartis of the Intellia New In-Licensed Intellectual Property and related agreement, including any anticipated financial obligations that
may arise if Novartis were to elect to take a sublicense to such Intellectual Property Rights. Within [***] days of receiving notice of any Intellia New In-Licensed Intellectual Property, Novartis may elect to add such Intellectual Property Rights
to the Intellia Intellectual Property (“Included Intellia New In-Licensed Intellectual Property”) [***] If Novartis fails or declines to make the election specified in this section within [***] days of receiving the notice from
Intellia, such declined Intellectual Property Rights shall not be included as Intellia Intellectual Property [***] (“Excluded Intellia New In-Licensed Intellectual Property”) [***]. Further, Excluded Intellia New In-Licensed
Intellectual Property shall include any Intellectual Property licensed or acquired by Intellia from a Third Party after the Effective Date that is not Intellia New In-Licensed Intellectual Property. 

(b) If Novartis determines that licenses or other rights to Intellectual Property Rights of a Third Party are required
to Practice the Intellia Intellectual Property (other than those already in-licensed by Intellia and available to Novartis pursuant to the terms of Section 7.6.2(a) above), Novartis will have the right to negotiate and acquire such rights
through a license and will be responsible for all amounts to be paid to such Third Party; provided, however, that [***]. 

  
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AMENDED. 
  

 (c) After the Effective Date, if Novartis in-licenses Intellectual
Property Rights of a Third Party that cover the Intellia Platform or improvements thereto (“Novartis New In-Licensed Platform Intellectual Property”), then Novartis shall make such Novartis New In-Licensed Platform Intellectual
Property available to be included in the license granted to Intellia under Section 5.3.6 by notifying Intellia of the Novartis New In-Licensed Platform Intellectual Property and related agreement, including any anticipated financial obligations
that may arise if Intellia were to elect to take a sublicense to such Intellectual Property. Within [***] days of receiving notice of any Novartis New In-Licensed Platform Intellectual Property, Intellia may elect to add such Intellectual Property
Rights to the Novartis Other Background Intellectual Property (“Included Novartis New In-Licensed Platform Intellectual Property”) [***]. If Intellia fails or declines to make the election specified in this section within [***] days
of receiving the notice from Novartis, such declined Intellectual Property Rights shall not be included as Novartis Other Background Intellectual Property [***] (“Excluded Novartis New In-Licensed Platform Intellectual Property”)
[***]. 
 Section 7.7 [***] 
 Section 7.8
Recordkeeping and Reports. 
 7.8.1 Recordkeeping Generally. Each Party will keep complete, true and accurate books and records in
accordance with its Accounting Standards, as applicable, in relation to this Agreement, including, in the case of Novartis, with respect to Net Sales and Royalties, and in the case of Intellia, FTEs rendered pursuant to this Agreement, and Intellia
Net Sales. Each Party will keep such books and records for at least [***] following the Calendar Year to which they pertain. Each Party will promptly notify the other in advance of any changes to the Accounting Standards by which its records are
maintained, it being understood that each Party may only use internationally recognized accounting principles (e.g., IFRS, US GAAP, etc.). 

  
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AMENDED. 
  

 7.8.2 Audit Right. Each Party may, upon written request, cause an
internationally-recognized independent accounting firm (the “Auditor”), which is reasonably acceptable to the other Party, to inspect the relevant records of the other Party and its Affiliates to verify the amounts payable by the
Parties and the related reports, statements and books of accounts, as applicable, referenced in Section 7.8.1 and 7.6.1. Before beginning its audit, the Auditor will execute an undertaking acceptable to the audited Party by which the Auditor
agrees to keep confidential all information reviewed during the audit. The Auditor will have the right to disclose to the Party requesting the audit only its conclusions regarding any payments owed under this Agreement. 

7.8.3 Inspection of Books and Records. The audited Party and its Affiliates will make their records available for inspection by the
Auditor during regular business hours at such place or places where such records are customarily kept, upon receipt of reasonable advance notice from the Party requesting the audit. The records will be reviewed solely to verify the accuracy of the
Parties’ financial obligations corresponding to this Agreement. Such inspection right will not be exercised more than once in any Calendar Year and not more than once with respect to records covering any specific period of time. In addition,
each Party will only be entitled to audit the books and records of the other Party from the [***] prior to the Calendar Year in which the audit request is made. The Party requesting the audit will hold in strict confidence all information received
and all information learned in the course of any audit or inspection, except to the extent necessary to enforce its rights under this Agreement or to the extent required to comply with any Applicable Laws. 

7.8.4 Report. The Auditor will provide its audit report and basis for any determination both Parties before it is considered final. If
the final result of the inspection reveals an undisputed underpayment or overpayment, then the underpaid or overpaid amount will be settled promptly. If the audited Party disagrees with the findings 

  
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AMENDED. 
  

 
of the report, it will provide the other Party and the Auditor with a reasonably detailed statement of the grounds upon which it disputes such findings in the audit report and the Auditor will
undertake to complete such further determination within 30 days after the dispute notice is provided, which determination will be limited to the disputed matters. The Parties will use reasonable efforts, through the participation of finance
representatives of both companies, to resolve any dispute arising in relation to the audit by good faith discussion. 
 7.8.5 Payment for
Audit. The Party requesting the audit will pay for such inspections, as well as its expenses associated with enforcing its rights with respect to any payments hereunder; provided that (a) if an underpayment of royalties of
more than [***]% of the total payments due by Novartis hereunder for the applicable Calendar Year is discovered and is due to an error or omission of Novartis, the fees and expenses charged by the Auditor will be paid by Novartis; and
(b) if an overpayment by Novartis of more than [***]% of the total payments due hereunder for the applicable Calendar Year is discovered and is due to an error or omission of Intellia, the fees and expenses charged by the Auditor will be
paid by Intellia. 
 7.8.6 Commercially Reasonable Efforts Report. Starting on [***] and on an [***] basis thereafter during the
Agreement Term, Novartis will provide Intellia a report of each Novartis Selected HSC Product, Additional Selected HSC Product, Advanced CART Product, and In Vivo Product that is then the subject of ongoing research, Development, and
Commercialization activities [***]. Each such report shall detail the current status of Development of each such Product, and the anticipated date of the next milestone to be achieved by such Product. 

Section 7.9 Payments; Interest. 
 All
payments will be made in US Dollars by wire transfer in immediately available funds to a bank and account designated in writing by Intellia for payments to be made by Novartis hereunder, or designated in writing by Novartis for payments, if any, to
be made by Intellia pursuant to Section 7.4.8 and 7.6.2(c). Any payments which fall due 

  
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AMENDED. 
  

 
on a date that is not a Business Day will be due on the next date that is a Business Day. Any payments or portions thereof due hereunder which are not paid when due shall bear simple
interest equal to the lesser of (a) one-month Euribor plus 200 basis points per annum, or (b) the maximum rate permitted by Applicable Law, calculated on the number of days such payment is delinquent. 

Section 7.10 Projections. 
 Intellia
and Novartis acknowledge that nothing in this Agreement will be construed as representing an estimate or projection of anticipated sales of any Product, and that the Milestones and Net Sales levels set forth above or elsewhere in this Agreement or
that have otherwise been discussed by the Parties are merely intended to define the payments and royalty obligations to Intellia if such Milestones or Net Sales levels are achieved. NEITHER Intellia NOR Novartis MAKES ANY REPRESENTATION OR
WARRANTY, EITHER EXPRESS OR IMPLIED, THAT IT WILL BE ABLE TO SUCCESSFULLY RESEARCH, DEVELOP OR COMMERCIALIZE ANY PRODUCT OR SERVICE OR, IF COMMERCIALIZED, THAT ANY PARTICULAR NET SALES LEVEL OF SUCH PRODUCT OR SERVICE WILL BE ACHIEVED. 

ARTICLE VIII 

CONFIDENTIALITY 

Section 8.1 Undertaking. 
 Subject to
the other provisions of this Article VIII, all Confidential Information disclosed by a Party or its Affiliates in connection with the Collaboration or under this Agreement will be maintained in confidence and otherwise safeguarded by the recipient
Party. The recipient Party may only use such Confidential Information for the purposes of this Agreement and pursuant to the rights granted to the recipient Party under this Agreement. Subject to the other provisions of this Article VIII, each Party
will hold as confidential such Confidential Information of the other Party or its Affiliates in the same manner and with the same protection as such recipient Party maintains its own confidential information (but in no event will it exercise less
than reasonable care with 

  
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AMENDED. 
  

 
respect to such Confidential Information). Subject to the other provisions of this Article VIII, a recipient Party may only disclose Confidential Information of the other Party to employees,
agents, contractors, consultants, and advisers of the recipient Party and its Affiliates, licensees and sublicensees and to Third Parties to the extent reasonably necessary for the purposes of, and for those matters undertaken pursuant to, this
Agreement; provided that such Persons are bound to maintain the confidentiality of the Confidential Information in a manner consistent with the confidentiality provisions of this Agreement. The Parties acknowledge that Confidential
Information has been exchanged between the Parties prior to the Effective Date pursuant to the Confidentiality Agreement. The Parties agree that as of the Effective Date the Confidentiality Agreement is hereby terminated without further force and
effect and is superseded by this Article VIII, and all obligations between the Parties relating to all such Confidential Information exchanged before the Effective Date will be governed by this Article VIII. 

Section 8.2 Exceptions to Confidentiality. 

The obligations under this Article VIII will not apply to any information to the extent the recipient Party can demonstrate by competent
evidence that such information: 
 (a) is (at the time of disclosure) or becomes (after the time of disclosure) known
to the public or part of the public domain through no breach of this Agreement by the recipient Party or its Affiliates; 

(b) was known to, or was otherwise in the possession of, the recipient Party or its Affiliates prior to the time of
disclosure by the disclosing Party or any of its Affiliates; 
 (c) is disclosed to the recipient Party or an
Affiliate on a non-confidential basis by a Third Party who is entitled to disclose it without breaching any confidentiality obligation to the disclosing Party or any of its Affiliates; or 

(d) is independently developed by or on behalf of the recipient Party or its Affiliates, as evidenced by its written
records, without reference to the Confidential Information disclosed by the disclosing Party or its Affiliates under this Agreement. 

  
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AMENDED. 
  

 Specific aspects or details of Confidential Information will not be deemed to be within the public domain or
in the possession of the recipient Party merely because the Confidential Information is embraced by more general information in the public domain or in the possession of the recipient Party. Further, any combination of Confidential Information will
not be considered in the public domain or in the possession of the recipient Party merely because individual elements of such Confidential Information are in the public domain or in the possession of the recipient Party unless the combination and
its principles are in the public domain or in the possession of the recipient Party. 
 Section 8.3 Authorized Disclosures. 

In addition to disclosures allowed under Sections 8.1 and 8.2, each Party may disclose Confidential Information belonging to the other Party or
its Affiliates to the extent such disclosure is necessary in the following instances: (a) filing or prosecuting Patent Rights; (b) in connection with seeking for or obtaining Regulatory Approval; (c) prosecuting
or defending litigation as permitted by this Agreement; (d) complying with applicable court orders or governmental regulations; (e) to any potential or actual investor, lender, financing partner, acquirer, or merger partner,
or (f) to the extent otherwise necessary or appropriate in connection with exercising the license and other rights granted to it hereunder. If the recipient Party is required to disclose Confidential Information of the disclosing Party
by Applicable Law or in connection with bona fide legal process, such disclosure will not be a breach of this Agreement; provided that the recipient Party (i) informs the disclosing Party as soon as reasonably practicable of the
required disclosure; (ii) limits the disclosure to the required purpose; and (iii) at the disclosing Party’s request and expense, assists in an attempt to object to or limit the required disclosure. 

  
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AMENDED. 
  

 Section 8.4 Publicity. 

8.4.1 The Parties will agree on a mutually acceptable press release to be issued within [***] following the execution of this Agreement.

 8.4.2 Subject to Section 8.4.1, no public announcement concerning the existence or the terms of this Agreement or concerning
the transactions described herein will be made, either directly or indirectly, by a Party or its Affiliates without first obtaining the written consent of the other Party; provided that either Party may disclose such information as may be
required by Applicable Law, including those incident to the listing of securities on a stock exchange, without the consent of the other Party; provided further that the Party disclosing such information will (a) only disclose such
information as is required by such Applicable Law; (b) provide reasonable advance notice to the other Party of the intended disclosure and the content of that disclosure; and (c) seek a confidential treatment order (or a
protective or limiting order, as applicable) for all provisions of this Agreement that can be reasonably deemed to be trade secrets and will permit the non-disclosing party reasonable advance notice and the opportunity to comment on any such
confidential treatment request or protective order request. 
 Section 8.5 Material Transfer. 

[***] 
 ARTICLE IX 

REPRESENTATIONS, WARRANTIES, AND COVENANTS 

Section 9.1 Representations and Warranties of Both of the Parties. 

Each Party represents and warrants to the other as of the Effective Date that: (a) it is a corporation duly organized, validly
existing, and in good standing under the Applicable Laws of its jurisdiction of incorporation; (b) it has full corporate power and authority to execute, deliver, and perform this Agreement, and has taken all corporate action required by
law and its organizational documents to authorize the execution and delivery of this Agreement and the consummation of the transactions contemplated by 

  
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AMENDED. 
  

 
this Agreement; (c) this Agreement constitutes a valid and binding agreement enforceable against it in accordance with its terms, except as enforceability may be limited by applicable
bankruptcy, insolvency, reorganization, receivership, moratorium, fraudulent transfer, or other Applicable Laws affecting the rights and remedies of creditors generally and by general principles of equity; (d) all consents, approvals and
authorizations from all governmental authorities or other Third Parties required to be obtained by such Party in connection with this Agreement have been obtained; and (e) the execution and delivery of this Agreement and all other
instruments and documents required to be executed pursuant to this Agreement, and the consummation of the transactions contemplated hereby do not and will not (i) conflict with or result in a breach of any provision of its organizational
documents; (ii) result in a breach of any agreement to which it is a party; or (iii) violate any Applicable Law. 

Section 9.2 Representations and Warranties of Intellia. 

Intellia represents and warrants to Novartis as of the Effective Date as follows: (a) true and correct copies of [***]
respectively, as they exist as of the Effective Date have been provided to Novartis (collectively, the “Key License Agreements”); (b) [***], are in full force and effect as of the Effective Date, and Intellia has no
knowledge of any facts or circumstances that would constitute a breach of any of the Key License Agreements on the part of any of the parties to those agreements; (c) Intellia has not granted any Third Party rights that would conflict
with Novartis’ rights granted hereunder, and there are no agreements or arrangements to which Intellia or any of its Affiliates is a party relating to any Intellectual Property Rights, however arising, Controlled by Intellia that would limit
the rights granted to Novartis under this Agreement; (d) to Intellia’s knowledge, the Patent Applications included in the Intellia Intellectual Property on the Effective Date have been filed and prosecuted in accordance with all
Applicable Laws; and (e) except as set forth on Schedule 9.2(e), all of Intellia’s employees, officers, and consultants have executed agreements or have existing obligations under Applicable Law requiring assignment to Intellia of
all inventions made 

  
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AMENDED. 
  

 
during the course of and as the result of the Collaboration and obligating such individuals to maintain as confidential Intellia’s Confidential Information as well as confidential
information of other parties (including Novartis’ and Novartis’ Affiliates) that such individual may receive in the conduct of the Collaboration. 

Section 9.3 Representations and Warranties of Novartis. 

Novartis represents and warrants to Intellia as of the Effective Date as follows: (a) all of its employees, officers, and
consultants have executed agreements or have existing obligations under Applicable Law requiring assignment to Novartis of all inventions made during the course of and as the result of the Collaboration and obligating the individual to maintain as
confidential Novartis’ Confidential Information as well as confidential information of other parties (including Intellia’s) that such individual may receive in the conduct of the Collaboration; (b) it has not granted any Third
Party rights that would conflict with Intellia’s rights granted hereunder, and there are no agreements or arrangements to which Novartis or any of its Affiliates is a party relating to any Intellectual Property Rights, however arising,
Controlled by Novartis that would limit the rights granted to Intellia under this Agreement; (c) to its knowledge, the Patent Applications included in the Novartis Intellectual Property on the Effective Date have been filed and
prosecuted in accordance with all Applicable Laws; and (d) [***]. 
 Section 9.4 Covenants. 

9.4.1 Compliance with Applicable Law. Each of the Parties will conduct the Collaboration in compliance with all Applicable Laws,
including, laws and regulations relating to health, safety and the environment, fair labor practices, anti-bribery, and unlawful discrimination. 

9.4.2 Personal Information and Privacy. In the course of the performance of the Collaboration, each of the Parties may acquire the
Personal Information (as defined herein) of individuals from various sources and countries. Each of the Parties will, and will cause its Affiliates and agents to, process all Personal Information it acquires under

  
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AMENDED. 
  

 
or in connection with this Agreement in compliance with all applicable data protection laws, including the data protection laws of the European Union, European Economic Area, Switzerland, the
United States and various localities therein. Each of the Parties acknowledges that the requirements under such data protection laws may exceed the requirements applicable to Confidential Information set forth in Article VIII. Each of the Parties
may, on reasonable prior notice, audit the other Party’s compliance with such data protection laws. For this purpose, “Personal Information” means any information that can be used to identify, describe, locate or contact an
individual, including (a) name or initials; (b) home or other physical address; (c) telephone number; (d) email address or online identifier associated with the individual; (e) social
security number or other similar government identifier; (f) employment, financial or health information; (g) information specific to an individual’s physical, physiological, mental, economic, racial, political, ethnic,
ideological, cultural or social identity; (h) photographs; (i) dates relating to the individual (except years alone); (j) financial account numbers; (k) genetic material or information;
(l) business contact information; and (m) any other information relating to an individual that, alone or in combination, with any of the above, can be used to identify an individual. Novartis will anonymize all information
related to any Novartis Materials consisting of human biological samples. 
 9.4.3 No Conflicting Agreements. Each of the Parties
covenants that it will not enter into any agreement, arrangement, or undertaking after the Effective Date that would prohibit or restrict its ability to perform its obligations as set forth in this Agreement or materially alter the other
Party’s rights under this Agreement. 
 Section 9.5 Disclaimers. 

EXCEPT AS OTHERWISE EXPRESSLY PROVIDED IN THIS AGREEMENT, THE PARTIES MAKE NO REPRESENTATIONS AND EXTEND NO WARRANTY OF ANY KIND, EITHER
EXPRESS OR IMPLIED, WITH RESPECT TO ANY INTELLIA INTELLECTUAL PROPERTY, NOVARTIS BACKGROUND INTELLECTUAL PROPERTY, COLLABORATION INTELLECTUAL PROPERTY, 

  
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AMENDED. 
  

 
TARGETS, PRODUCTS OR SERVICES, INCLUDING WARRANTIES OF VALIDITY OR ENFORCEABILITY OF ANY PATENT RIGHTS, TITLE, QUALITY, MERCHANTABILITY, FITNESS FOR A PARTICULAR USE OR PURPOSE, PERFORMANCE, AND
NON-INFRINGEMENT OF ANY THIRD PARTY PATENTS OR OTHER INTELLECTUAL PROPERTY RIGHTS. 
 ARTICLE X 

INDEMNIFICATION 

Section 10.1 Indemnification by Intellia. 

Intellia will indemnify, defend, and hold Novartis, its Affiliates, and their respective employees, shareholders, officers, and directors, and
the successors, heirs and assigns of each of them (the “Novartis Indemnitees”), harmless against any loss, damages, liability or expense, as well as reasonable attorneys’ fees and litigation expenses (collectively, a
“Loss”) incurred by any Novartis Indemnitee in connection with any action, suit, proceeding, claim or demand by a Third Party, including personal injury and product liability matters (a “Third Party Claim”), to the
extent that (a) such Loss is based on or arises out of the breach by Intellia of any of its covenants, representations, or warranties set forth in this Agreement (but excluding any such Loss that is caused by the negligent, reckless or
intentional acts or omissions of Novartis or any other Novartis Indemnitee); or (b) such Loss relates to Intellia’s, its Affiliates, or its or their licensees’ or contractors’ actions in connection with the research,
Development, manufacture, use or Commercialization of an Intellia Selected Product. 
 Section 10.2 Indemnification by Novartis. 

Novartis will indemnify, defend, and hold Intellia, its Affiliates, and their respective employees, shareholders, officers, and directors and
the successors, heirs, and assigns of each of them (the “Intellia Indemnitees”), harmless against any Loss incurred by any Intellia Indemnitee in connection with any Third Party Claim to the extent (a) such Loss is based
on or arises out of the breach by Novartis of any of its covenants, representations, or warranties set forth in this Agreement (but excluding any such Loss 

  
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AMENDED. 
  

 
that is caused by the negligent, reckless or intentional acts or omissions of Intellia or any other Intellia Indemnitee); or (b) such Loss relates to Novartis’, its
Affiliates’, or its or their licensees’ or contractors’ actions in connection with the research, Development, manufacture, use or Commercialization of a Product. 

Section 10.3 Claims Procedures. 

Each Person entitled to be indemnified by the other Party (an “Indemnified Party”) pursuant to Section 10.1 or
Section 10.2 will give notice to the other Party (an “Indemnifying Party”) promptly after such Indemnified Party has actual knowledge of any threatened or asserted claim as to which indemnity may be sought, and will permit the
Indemnifying Party to assume the sole control of the defense of any such claim or any litigation resulting therefrom; provided, however: 

(a) that counsel for the Indemnifying Party who will conduct the defense of such claim or any litigation resulting
therefrom will be approved by the Indemnified Party (whose approval will not unreasonably be withheld) and the Indemnified Party may participate in such defense at the Indemnified Party’s expense, unless the Indemnified Party reasonably
concludes that there may be a conflict of interest between the Indemnifying Party and the Indemnified Party in the defense of such action, in each of which cases the Indemnifying Party will pay the reasonable fees and expenses of one law firm
serving as counsel for the Indemnified Party, which law firm will be subject to approval, not to be unreasonably withheld, by the Indemnifying Party; 

(b) the failure of any Indemnified Party to give notice as provided herein will not relieve the Indemnifying Party of
its obligations under this Agreement to the extent that the failure to give notice did not result in harm to the Indemnifying Party or materially compromise the defense of such claim; 

(c) no Indemnifying Party, in the defense of any such claim or litigation, will consent to entry of any judgment or
enter into any settlement, 

  
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AMENDED. 
  

 
except with the approval of each Indemnified Party (which approval will not be unreasonably withheld), except a settlement which imposes only a monetary obligation on the Indemnifying Party and
which includes as an unconditional term thereof the giving of a release from all liability in respect to such claim or litigation by the claimant or plaintiff to the Indemnified Party; and 

(d) each Indemnified Party will furnish such information or reasonable assistance regarding itself or the claim in
question as an Indemnifying Party may reasonably request in writing and will be reasonably required in connection with the defense of such claim and litigation resulting therefrom. 

Section 10.4 Mitigation of Loss. 

Each Indemnified Party will take and will procure that the other Novartis Indemnitees, where Novartis is the Indemnified Party, and the other
Intellia Indemnitees, where Intellia is the Indemnified Party, take all such reasonable steps and action as are necessary or as the Indemnifying Party may reasonably require in order to mitigate any Loss (or potential Loss) under this Article X.
Nothing in this Agreement will or will be deemed to relieve any Party of any common law or other duty to mitigate any losses incurred by it. 

Section 10.5 Special, Indirect and Other Losses. 

Neither Party nor any of its Affiliates will be liable in contract, tort, negligence, breach of statutory duty, or otherwise for any special,
indirect, incidental, punitive, or consequential damages or for any economic loss or loss of profits suffered by the other Party, except to the extent such damages are required to be paid to a Third Party as a part of a Loss for which that Party is
to provide indemnification under this Article X or for such Party’s fraud, gross negligence or intentional misconduct. 

  
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AMENDED. 
  

 ARTICLE XI 

TERM AND TERMINATION 

Section 11.1 Term. 
 This Agreement
commenced will commence on the Effective Date and, unless terminated pursuant to Section 11.2, continue in full force and effect until the fulfillment of the later of (a) the expiration of Novartis’ payment obligations
hereunder, or (b) the date of expiration of the last-to-expire Patent Right that is licensed to either Party as set forth in Article V (the “Agreement Term”), subject to the survival of specified provisions of this
Agreement pursuant to Section 11.3 below. 
 Section 11.2 Termination for Cause. 

11.2.1 Breach of the Agreement. If either Party is in material breach of this Agreement, the non-breaching Party may send a written
notice to the breaching Party that describes such breach in sufficient detail to permit the breaching party to cure such breach (if capable of cure). The breaching Party will have a period of [***] days to cure such breach (if capable of cure). If
the breach has been timely cured, the notice of termination will be deemed null and void. If the breach has not been timely cured (or if the breach is incapable of cure), the non-breaching party will have the right to terminate the Agreement by
providing written notice, and the Agreement and, if applicable, the Research Term, will terminate upon receipt of such notice, subject to a stay of termination if arbitration is pending, as set forth in Section 12.2.3. 

(a) If Novartis terminates this Agreement pursuant to this Section 11.2.1, then: 

(i) the following provisions will terminate as of as of the effective date of such notice: Article II (except as
provided below), Article III (except as provided below), Article IV (except as provided below), Article V (except as provided below), and Article VII (except as provided below); and 

  
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AMENDED. 
  

 (ii) the following provisions will survive such termination and
continue in full force and effect thereafter: Section 2.4.2(a), Section 2.4.4, Section 2.5, Sections 3.6.2(c), Section 3.7.2(b), Section 3.7.2(c), Section 3.8.3, Section 4.1.2(a), Section 4.1.2(c),
Section 4.1.2(d), Section 4.2.2, Section 4.3, Section 4.4, Section 5.2, Section 5.3.1(a), Section 5.3.2, Section 5.3.3, Section 5.3.4, Section 5.3.5, Section 5.4, Section 5.5,
Section 5.6, Article VI, Section 7.3, Section 7.4 (excluding Section 7.4.8), Section 7.5, Section 7.6, Section 7.7, Section 7.8, Section 7.9 and those provisions set forth in Section 11.3. 

(b) If Intellia terminates this Agreement pursuant to this Section 11.2.1, then: 

(i) the following provisions will terminate as of as of the effective date of such notice: Article II, Article III
(except as provided below), Article IV (except as provided below), Article V (except as provided below), Article VI, Section 7.1.2, and Section 7.2; and 

(ii) the following provisions will survive such termination and continue in full force and effect thereafter:
Section 3.6.2(b), Section 3.8.3, Section 3.9, Section 4.1.2(b), Section 4.1.2(e), Section 4.4, Section 5.2, Section 5.3.1(b), Section 5.3.4, Section 5.3.6, Section 5.5, Article VII (other than
Sections 7.1.2 and 7.2) and those provisions set forth in Section 11.3. 
 (c) The Parties agree that termination
pursuant to this Section 11.2.1 is a remedy to be invoked only if the breach cannot be adequately remedied through a combination of specific performance and the payment of money damages. In that regard, if the money damages payable under this
Agreement by reason of a breach were materially limited by reason of Section 10.5 (for reasons other than the exclusion for punitive damages), it will be assumed that the payment of money damages was not an adequate remedy for the breach unless
the breaching Party elects to waive the protections of Section 12.3 (other than with respect to punitive damages) and pay the resulting amounts. 

  
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AMENDED. 
  

 [***] 

11.2.2 Termination of Business; Insolvency. Either Party may terminate this Agreement immediately by written notice to the other Party
if the other Party undergoes an Insolvency Event. 
 (a) If Novartis terminates this Agreement pursuant to this
Section 11.2.2, then: 
 (i) the following provisions will terminate as of as of the effective date of such
notice: Article II (except as provided below), Article III (except as provided below), Article IV (except as provided below), Article V (except as provided below), and Article VII (except as provided below); and 

(ii) the following provisions will survive such termination and continue in full force and effect thereafter:
Section 2.4.2(a), Section 2.4.4, Section 2.5, Sections 3.6.2(c), Section 3.7.2(b), Section 3.7.2(c), Section 3.8.3, Section 4.1.2(a), Section 4.1.2(c), Section 4.1.2(d), Section 4.2.2,
Section 4.3, Section 4.4, Section 5.2, Section 5.3.1(a), Section 5.3.2, Section 5.3.3, Section 5.3.4, Section 5.3.5, Section 5.4, Section 5.5, Section 5.6, Article VI, Section 7.3,
Section 7.4 (excluding Section 7.4.8), Section 7.5, Section 7.6, Section 7.7, Section 7.8, Section 7.9 and those provisions set forth in Section 11.3. 

(b) If Intellia terminates this Agreement pursuant to this Section 11.2.2, then: 

(i) the following provisions will terminate as of as of the effective date of such notice: Article II, Article III
(except as provided below), Article IV (except as provided below), Article V (except as provided below), Article VI, Section 7.1.2, and Section 7.2; and 

  
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AMENDED. 
  

 (ii) the following provisions will survive such termination and
continue in full force and effect thereafter: Section 3.6.2(b), Section 3.8.3, Section 3.9, Section 4.1.2(b), Section 4.1.2(e), Section 4.4, Section 5.2, Section 5.3.1(b), Section 5.3.4,
Section 5.3.6, Section 5.5, Article VII (other than Sections 7.1.2 and 7.2), and those provisions set forth in Section 11.3. 

11.2.3 Termination for IP Challenge. Intellia will have the right to terminate this Agreement in its entirety upon written
notice to Novartis in the event that Novartis or any of its Affiliates directly or indirectly challenges in a legal or administrative proceeding the patentability, enforceability or validity of any Patent Rights within the Intellia Intellectual
Property or the Collaboration Platform Intellectual Property (except as a defense against a claim, action or proceeding asserted by Intellia against Novartis or its Affiliates or sublicensees) (a “Novartis Patent Challenge”);
provided that Intellia will not have the right to terminate this Agreement under this Section 11.2.3 for any such Novartis Patent Challenge by any sublicensee if such Novartis Patent Challenge is dismissed within [***] days of
Intellia’s notice to Novartis under this Section 11.2.3 and not thereafter continued. The effect of any such termination by Intellia (and the provisions that survive and are terminated by such a termination) will be the same as that set
forth in Section 11.2.1(b) above. [***]. 

  
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AMENDED. 
  

 11.2.4 Termination for Material Failure; Termination without Cause. 

(a) Material Failure. 

(i) Subject to Section 11.2.4(a)(ii), Novartis will have the right to terminate this Agreement in its entirety if
any of the following events occurs: 
 (A) In a patent application claiming priority to U.S. Patent Application Nos.
61/652,086, 61/716,256, 61/757,640, and/or 61/765,576, neither the Regents of the University of California at Berkeley (“Berkeley”) nor Emmanuelle Charpentier (“Charpentier”) files claims with the United States
Patent & Trademark Office (“USPTO”) by June 30, 2015 sufficient under 37 C.F.R. 41.203(a) to allow the USPTO to initiate an interference with one or more of the claims of U.S. Patent No. 8,697,359 (the “
‘359 Patent”) (the “Interference Trigger”); 
 (B) Neither the USPTO allows, nor the
European Patent Office (nor any of the patent authorities or offices in France, Germany, Italy, Spain, or the United Kingdom) grants patent claims from a patent application claiming priority to U.S. Patent Application Nos. 61/652,086, 61/716,256,
61/757,640, and/or 61/765,576 (or their European counterpart) by December 31, 2017 (the “Grant Trigger”); or 

(C) The owners, or any of the licensees, of the ‘359 Patent brings a suit against Novartis by or before
December 31, 2017 claiming that activities specifically encompassed by the Research Plans infringe an independent claim of the ‘359 Patent (the “Litigation Trigger”); provided, however, that, Novartis will not have
the right to exercise the Litigation Trigger if (i) the owners or any of the licensees of the ‘359 Patent, brings an infringement suit against Novartis under the ‘359 Patent solely for activities Novartis is performing
independently or with other Third Parties outside of the Collaboration (e.g., developing CRISPR-related research tools) or (ii) the owners or any of the licensees of the ‘359 Patent bring an infringement suit against Novartis
under 

  
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AMENDED. 
  

 
the ‘359 Patent as a counterclaim or in response to a judicial or patent agency proceeding or suit initiated by Intellia and/or Novartis against them. 

(ii) If any of the events described in Section 11.2.4(a)(i) has occurred and Novartis desires to terminate this
Agreement, Novartis will comply with the following before such termination will be deemed effective: 
 (A) Novartis
will send written notice to Intellia of its intent to terminate this Agreement identifying the relevant trigger within [***] days following the applicable date or event specified in Section 11.2.4(a)(i). [***]. 

(B) (1) Following Intellia’s receipt of such termination notice [***], Novartis and Intellia will have a period of
[***] days to discuss in good faith whether to continue with the Collaboration pursuant to the terms of this Agreement. If the Parties agree to continue the Collaboration, Novartis’ termination notice will be deemed withdrawn and this Agreement
will continue in full and effect on such terms. [***]. If the Parties decide not to continue the Collaboration, Novartis’ termination notice will be deemed effective [***] days from the date of the notice. 

(2) Following Intellia’s receipt of such termination notice [***], Intellia will have a period of [***] days to
seek to resolve [***], which period may be extended by mutual agreement of the Parties. If Intellia is successful, Novartis’ termination notice will be deemed withdrawn and this Agreement will continue in full force and effect. If Intellia is
not successful [***], Novartis’ termination notice will be deemed effective [***] days from the date of the notice. 

  
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AMENDED. 
  

 (iii) If Novartis terminates this Agreement as permitted pursuant to
this Section 11.2.4(a), (A) all provisions [***] will terminate except for the following, which will survive such termination and continue in full force and effect thereafter: Section 3.6.2(b), Section 3.8.3,
Section 3.9, Section 4.1.2(b), Section 4.1.2(e) Section 5.2, Section 5.3.1(b), Section 5.3.4, Section 5.3.6, Section 5.5, Section 7.4.8, and those provisions set forth in Section 11.3, and
(B) Novartis will pay to Intellia all accrued financial obligations as of the date of such termination and will continue to pay any and all of its financial obligations under Article 7 for a period of [***] days following Novartis’
notice pursuant to Section 11.2.4(a)(ii)(A). 
 (b) Without Cause. Novartis will have the right to terminate this
Agreement without cause effective upon [***] days’ written notice to Intellia. If Novartis terminates this Agreement pursuant to this Section 11.2.4(b), (i) all provisions (other than the provisions set forth in
Section 11.3) will terminate except for the following, which will survive such termination and continue in full force and effect thereafter: Section 3.6.2(b), Section 3.8.3, Section 3.9, Section 4.1.2(b),
Section 4.1.2(e) Section 5.2, Section 5.3.1(b), Section 5.3.4, Section 5.3.6, Section 5.5, Section 7.4.8, and those provisions set forth in Section 11.3, and (ii) Novartis will pay to
Intellia all accrued and future financial obligations as if the Research Term continued until its natural expiration (i.e., five years from the Effective Date), including all Research Funding Payments as if Intellia had fully performed and
without the need by Intellia to true-up its expenses under Section 7.2.1(b). 
 Section 11.3 Survival. 

Any termination will be without prejudice to a Party’s rights to seek damages in connection with any such event. Except where explicitly
provided elsewhere herein, termination of this Agreement for any reason, will not affect: (a) obligations which have 

  
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AMENDED. 
  

 
accrued as of the date of termination or expiration (including, as to Novartis, any and all payment obligations); and (b) obligations and rights which, expressly or from the context
thereof, are intended to survive termination or expiration of this Agreement, including Article I, Article VIII, Article IX, Article X, this Article XI, and Article XII. 

ARTICLE XII 

MISCELLANEOUS 
 Section 12.1
Governing Law and Jurisdiction. 
 This Agreement and all claims between the Parties arising out of or relating to this Agreement, the
transactions that it contemplates (including the Intellectual Property Rights described herein), and its and their validity, interpretation, construction, performance and enforcement will be exclusively governed by the substantive laws of the
Commonwealth of Massachusetts without regard to its conflict of laws principles. 
 Section 12.2 Disputes. 

12.2.1 Referral to Executives. Either Party may refer any question, difference, or dispute that may arise concerning the construction,
meaning, or effect of this Agreement or concerning the rights and liabilities of the Parties hereunder, to the Senior Officers of Intellia and Novartis, who will attempt in good faith to resolve such question, difference or dispute. If the question,
difference or dispute cannot be resolved within [***] days of such referral, either Party will be free to initiate the arbitration proceedings outlined in Section 12.2.2, below. For the avoidance of doubt, any difference or dispute arising from
the JSC shall be resolved in accordance with Section 3.2.5. 
 12.2.2 Arbitration. 

(a) General Arbitration. Unless Section 12.2.2(b) is applicable, any question, difference, or dispute relating to
this Agreement that cannot be resolved through informal means as set forth in Section 12.2.1 will be exclusively and finally resolved by arbitration administered in accordance with the Rules of Judicial Administration and Arbitration Services
(“JAMS”) in effect at the time of 

  
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AMENDED. 
  

 
submission. Arbitration proceedings will be conducted in Boston, Massachusetts, before one mutually acceptable arbitrator selected jointly by the Parties from a panel of persons experienced in
the pharmaceutical and life sciences industries (or by JAMS in accordance with its rules if the Parties are unable to reach agreement). Each Party will have all rights of discovery as provided by the Federal Rules of Civil Procedure for any arbitral
proceeding pursuant to this Section 12.2.2. Either Party may apply to the arbitrator for interim injunctive relief or may seek from any court having jurisdiction any injunctive or provisional relief necessary to protect the rights or property
of that Party pending resolution of the matter pursuant to this Section 12.2. The Parties will have the right to be represented by counsel. Any judgment or award rendered by the arbitrator will be final and binding on the Parties, and will be
governed by the terms and conditions hereof, including the limitation on damages set forth in Section 10.5. The Parties agree that such a judgment or award may be enforced in any court of competent jurisdiction. The Parties agree that all
applicable statutes of limitation and time-based defenses (such as estoppel and laches) will be tolled while the dispute resolution procedures set forth in this Section 12.2 are pending. The non-prevailing Party will bear its and the prevailing
Party’s costs and expenses and attorneys’ fees in the arbitration, except that the arbitrator may order instead each Party to bear its own costs and expenses and attorneys’ fees in the arbitration if the arbitrator finds that the
non-prevailing Party’s positions on the issues in the dispute had relative merit. The Party that does not prevail in the arbitration proceeding in all instances will pay the arbitrator’s fees and expenses and any administrative fees of
arbitration. All proceedings and decisions of the arbitrator(s) will be deemed Confidential Information of each of the Parties, and will be subject to Article VIII. 

(b) Accelerated Arbitration. To the extent the arbitration matter involves a question, difference or dispute that either
Party may submit to accelerated arbitration for resolution as permitted under the other provisions of 

  
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VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 
this Agreement, or any dispute regarding the proper characterization of a question, difference or dispute subject to resolution under this Section 12.2.2(b) as opposed to
Section 12.2.2(a), the following procedures will also apply: 
 (i) [***] 

12.2.3 Stay of Termination. Any purported termination of this Agreement under Section 11.2.1 will be automatically stayed during
the pendency of any arbitration proceeding commenced under Section 12.2.2. 
 Section 12.3 Waiver. 

No provision of this Agreement may be waived except in writing by both Parties hereto. No failure or delay by either Party hereto in exercising
any right or remedy hereunder or under applicable law will operate as a waiver thereof, or a waiver of any right or remedy on any subsequent occasion. 

Section 12.4 Severability. 
 Should
one or more provisions of this Agreement be or become invalid, then the Parties hereto will attempt to agree upon valid provisions in substitution for the invalid provisions, which in their economic effect come so close to the invalid provisions
that it can be reasonably assumed that the Parties would have accepted this Agreement with those new provisions. If the Parties are unable to agree on such valid provisions, the invalidity of such one or more provisions of this Agreement will not
affect the validity of the Agreement as a whole, unless the invalid provisions are of such essential importance for this Agreement that it may be reasonably presumed that the Parties would not have entered into this Agreement without the invalid
provisions. 
 Section 12.5 Government Acts. 

If any Applicable Law should make impossible or prohibit, restrain, modify or limit any material act or obligation of the Parties under this
Agreement, the Party, if any, not so affected, will have the right, at its option, to suspend or terminate this Agreement 

  
 73 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 
as to such country, if good faith negotiations between the Parties to make such modifications therein as may be necessary to fairly address the impact thereof are not successful after a
reasonable period of time (not to exceed [***] days) in producing mutually acceptable modifications to this Agreement. 
 Section 12.6 Export
Controls. 
 This Agreement is made subject to any restrictions concerning the export of materials and technology from the United States
that may be imposed upon or related to either Party to this Agreement from time to time by the government of the United States. Furthermore, each Party will not export, directly or indirectly, any technical information acquired from the other Party
under this Agreement or any products or services using such technical information to any countries for which the United States government or any agency thereof at the time of export requires an export license or other governmental approval, without
first obtaining the written consent to do so from the Department of Commerce or other agency of the United States government when required by applicable statute or regulation. 

Section 12.7 Assignment. 
 Neither
Party may assign this Agreement or any of its rights under this Agreement or (except as otherwise expressly provided in this Agreement) delegate its performance under this Agreement, except to any of its Affiliates and to any Third Party successor
to all or substantially all of the assets or business of such Party to which this Agreement relates, whether in a merger, sale of stock, sale of assets, reorganization or other transaction. Any purported assignment and/or delegation by a Party in
contravention of this Section 12.7 will, at the option of the other Party, be null and void and of no effect. No assignment will release either Party from responsibility for the performance of any accrued obligation of such Party hereunder.
This Agreement will be binding upon and enforceable against the administrators, legal representatives, and successors of the Parties. 

  
 74 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Section 12.8 Affiliates. 

Each Party may perform its obligations hereunder personally or through one or more Affiliates. Each Party will be solely responsible for the
acts and omissions of its Affiliates. Neither Party will permit any of its Affiliates to commit any act (including any omission) that such Party is prohibited hereunder from committing directly. Any material breach of the terms and conditions of
this Agreement by a Party’s Affiliate will be construed as a material breach by such Party under this Agreement. 
 Section 12.9 Counterparts.

 This Agreement may be executed in counterparts, each of which will be deemed to be original and both of which will constitute one and
the same Agreement. 
 Section 12.10 No Agency. 

Nothing herein contained will be deemed to create an agency, joint venture, amalgamation, partnership or similar relationship between Novartis
and Intellia and their respective Affiliates. Notwithstanding any of the provisions of this Agreement, neither Party to this Agreement will at any time enter into, incur, or hold itself out to third parties as having authority to enter into or
incur, on behalf of the other Party, any commitment, expense, or liability whatsoever, and all contracts, expenses and liabilities in connection with or relating to the obligations of each Party under this Agreement will be made, paid, and
undertaken exclusively by such Party on its own behalf and not as an agent or representative of the other. 
 Section 12.11 Notice. 

All notices, requests, demands and other communications between the Parties with respect to any of the provisions of this Agreement will be
sent to the addresses set out below, or to such other addresses as may be designated by one Party to the other by notice pursuant hereto, by internationally recognized courier (e.g., FedEx, DHL, etc.), with receipt signature required
to the addresses set out below. 

  
 75 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 if to Novartis, at: 

Novartis Institutes for BioMedical Research, Inc. 

250 Massachusetts Avenue 

Cambridge, MA 02139 

            Attention: Global Head, Strategic Alliances 

with a required copy to: 

Novartis Institutes for BioMedical Research, Inc. 

250 Massachusetts Avenue 

Cambridge, MA 02139 

            Attention: General Counsel 

if to Intellia, at: 
 Intellia
Therapeutics, Inc. 
 130 Brookline Street, Suite 201 

Cambridge, MA 02139 

            Attention: Chief Executive Officer 

with required copies to: 

Intellia Therapeutics, Inc. 
 130
Brookline Street, Suite 201 
 Cambridge, MA 02139 

Attention: General Counsel 

and 
 Goodwin | Procter LLP 

Exchange Place 
 53 State Street

 Boston, Massachusetts 02109 

Attention: Arthur R. McGivern & Karen A. Spindler 

Section 12.12 [***] 

[***] 

Section 12.13 Securitization.[***] 

  
 76 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Section 12.14 Third Party Beneficiaries. 

The terms and conditions of this Agreement, express or implied, exist only for the benefit of the Parties and their respective successors and
permitted assigns. Except under Article X, this Agreement does not confer any enforceable rights or remedies upon any Person other than the Parties. 

Section 12.15 Entire Agreement; Amendment. 

This Agreement, together with its Exhibits, contains the entire understanding of the Parties relating to the matters referred to herein, and
may only be amended by a written document, duly executed on behalf of the respective Parties, expressly referencing this Agreement. For the avoidance of doubt, the Equity Agreements remain in full force and effect with respect to their terms;
provided that any disclosures after the Effective Date shall be governed by the terms of this Agreement. 
 Section 12.16 Force Majeure.

 Neither Novartis nor Intellia will be liable for failure of or delay in performing obligations set forth in this Agreement, and
neither will be deemed in breach of such obligations, if such failure or delay is due to natural disasters or any causes reasonably beyond the control of Novartis or Intellia; provided that the Party affected will promptly notify the other of
the force majeure condition and will exert all reasonable efforts to eliminate, cure or overcome any such causes and to resume performance of its obligations as soon as possible. 

[Signature Page Follows] 

  
 77 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 License and Collaborative Research Agreement 

Executed as of the Effective Date. 
  

									
	 NOVARTIS INSTITUTES FOR

BIOMEDICAL RESEARCH, INC.
	 		 	INTELLIA THERAPEUTICS, INC.
					
	By:	 	 /s/ Scott Brown
	 		 	By:	 	 /s/ Nessan Bermingham

	Name:	 	 Scott Brown
	 		 	Name:	 	 Nessan Bermingham

	Title:	 	 VP, General Counsel
	 		 	Title:	 	 Chief Executive Officer

  
 78 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Exhibit A 

Sample Invoice 
  

							
	[***]	  		  	INVOICE	  	
				
	[***]	  		  		  	

  

															
	 [***]
	 		 		  	 [***]
	  		  		  	[***]	  	
								
	 [***]
	 	[***]	 		  		  		  		  	[***]	  	
								
		 		 		  		  		  	[***]	  	[***]	  	

 [***] 

  
 79 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Exhibit B 

Novartis HSC Background Intellectual Property 

The compound known at Novartis as [***] 

  
 80 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Exhibit C 

Novartis Other Background Intellectual Property 
  

			
	 Novartis Patent Family
	  	 Title

	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]
	[***]	  	[***]

  
 81 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Exhibit D 

Sample Calculation of Research Costs 

Intellia/Novartis Research Year: 
  

													
	 Name
	  	 Collaboration
Program X
	  	 Collaboration
Program X
	  	 Collaboration
Program X
	  	 Collaboration
Program X
	  	 FTE Total #
	  	 FTE Expense @
$300k/FTE

	A. Smith	  		  		  		  		  		  	
	B. Smith	  		  		  		  		  		  	
	C. Smith	  		  		  		  		  		  	
	D. Smith	  		  		  		  		  		  	
		  		  		  		  		  		  	
		  		  		  		  		  		  	
		  		  		  		  		  		  	
		  		  		  		  		  		  	
	FTE Total	  		  		  		  		  		  	

  
 82 

 CERTAIN CONFIDENTIAL PORTIONS OF THIS EXHIBIT WERE OMITTED AND REPLACED WITH “[***]”. A COMPLETE
VERSION OF THIS EXHIBIT HAS BEEN FILED SEPARATELY WITH THE SECRETARY OF THE SECURITIES AND EXCHANGE COMMISSION PURSUANT TO AN APPLICATION REQUESTING CONFIDENTIAL TREATMENT PURSUANT TO RULE 406 PROMULGATED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED. 
  

 Exhibit E 

Example Royalty Calculation for royalties due on Products under Section 7.4: 

[***] 
 Example Royalty Calculation for royalties due on
Products under Section 7.6.1: 
 [***] 

  
 83EX-10.7

 Exhibit 10.7 

130 BROOKLINE STREET 

CAMBRIDGE, MASSACHUSETTS 

LEASE SUMMARY SHEET 
  

			
	Execution Date:	 	October 21, 2014
		
	Tenant:	 	Intellia Therapeutics, Inc., a Delaware corporation
		
	Tenant’s Mailing Address Prior to Occupancy:	 	 Intellia Therapeutics, Inc.
 c/o Atlas
Venture
 25 First Street, Suite 303
 Cambridge, Massachusetts
02141

		
	Landlord:	 	MIT 130 Brookline LLC, a Massachusetts limited liability company
		
	Building:	 	130 Brookline Street, Cambridge, Massachusetts. The Building consists of approximately 51,670 rentable square feet. The land on which the Building is located (the “Land”) is more particularly described in
Exhibit 2 attached hereto and made a part hereof (the Land, together with the Building, are hereinafter collectively referred to as the “Property”).
		
	Premises:	 	Approximately 15,169 rentable square feet of space, consisting of approximately 14,158 rentable square feet on the second floor, approximately 925 rentable square feet in the mechanical penthouse and approximately 86 rentable square
feet on the first floor of the Building, as more particularly shown as hatched, highlighted or outlined on the plan attached hereto as Exhibit 1A and made a part hereof. The Premises consists of the First Phase and the Final Phase (each,
a “Phase”).
		
	First Phase:	 	A portion of the Premises consisting of approximately 6,288 rentable square feet of space on the second (2nd) floor, as more particularly shown as hatched, highlighted or outlined
on the plan attached hereto as Exhibit 1B and made a part hereof.
		
	Final Phase:	 	A portion of the Premises consisting of approximately 8,881 rentable square feet of space, consisting of approximately 86 rentable square feet on the first floor, 7,870 rentable square feet on the second floor and 925 rentable
square feet in the mechanical penthouse, all as more particularly shown as hatched, highlighted or outlined on the plan attached hereto as Exhibit 1C and made a part hereof.

			
	Term Commencement Date:	  	 With respect to the First Phase: the date on which Landlord delivers the First Phase to Tenant in its as is condition. Targeted to
occur within three (3) business days after the Execution Date.
  
 With respect to the
Final Phase: the date on which Landlord delivers the Final Phase to Tenant with Landlord’s Work substantially complete. Targeted January 22, 2015.

		
	Rent Commencement Date:	  	 With respect to the First Phase: December 1, 2014. 
  

With respect to the Final Phase: the Term Commencement Date for the Final Phase; provided, however, notwithstanding the foregoing, the Rent
Commencement Date for the Final Phase shall be accelerated on a day for day basis for each day of Tenant Delay (hereinafter defined).

		
	Expiration Date:	  	The last day of the fifth (5th) Rent Year.1
		
	Extension Terms:	  	Subject to Section 1.2 below, one (1) extension terms of five (5) years.
		
	Permitted Uses:	  	Subject to Legal Requirements, general office, research, development and laboratory use (in proportions consistent with the base Building design), and other ancillary uses related to the foregoing.
		
	Base Rent:	  	With respect to the period commencing on the Rent Commencement Date for the First Phase through and including the day immediately preceding the Rent Commencement Date for the Final Phase, Base Rent shall equal $17,616.88 per month,
prorated for partial months.

  

	1 	For the purposes of this Lease, the first “Rent Year” shall be defined as the period commencing as of the Rent Commencement Date for the Final Phase and ending on the last day of the twelfth full
month after the Rent Commencement Date for the Final Phase occurs; provided, however, if the Rent Commencement Date for the Final Phase occurs on the first day of a calendar month, then the first Rent Year shall end on the day immediately preceding
the first anniversary of the Rent Commencement Date for the Final Phase. Thereafter, “Rent Year” shall be defined as any subsequent twelve (12) month period during the term of this Lease. 

  
 2 

									
	 RENT YEAR
	  	ANNUAL BASE
RENT	 	  	MONTHLY
RENT	 
	  	  
	 1
	  	$	510,000.00	  	  	$	42,500.00	  
	 2
	  	$	656,625.00	  	  	$	54,718.75	  
	 3
	  	$	820,732.40	  	  	$	68,394.37	  
	 4
	  	$	845,354.37	  	  	$	70,446.20	  
	 5
	  	$	870,715.00	  	  	$	72,559.58	  

  

							
	Operating Costs and Taxes:	  	See Sections 5.2 and 5.3
		
	 Tenant’s Share:
	  	A fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of which is the number of rentable square feet in the Building. For purposes of calculating Tenant’s
Share, the number of rentable square feet in the Building is deemed to be 51,670. As of the Rent Commencement Date for the First Phase, Tenant’s Share is 12.17%. As of the Rent Commencement Date for the Final Phase, Tenant’s Share is
29.36%.
		
	 Tenant’s Tax Share:
	  	A fraction, the numerator of which is the number of rentable square feet in the Premises and the denominator of which is the number of rentable square feet in the Building recognized by the City of Cambridge as being
used for purposes which are not exempt from real estate taxation as of the date on which the assessment is made for the tax year in question. For purposes of calculating Tenant’s Tax Share, the number of rentable square feet in the Building is
deemed to be 51,670. As of the Rent Commencement Date for the First Phase, Tenant’s Tax Share is 12.17%. As of the Rent Commencement Date for the Final Phase, Tenant’s Tax Share is 29.36%.
		
	Landlord’s Contribution:	  	Subject to Section 3.4, Three Hundred Three Thousand Three Hundred Eighty Dollars ($303,380.00)
		
	Security Deposit/ Letter of Credit:	  	Subject to Section 7.1, $255,000

  
 3 

 TABLE OF CONTENTS 

 

									
	 	  	Page	 
			
	1.	  	 LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS
	  	 	1	  
		  	 1.1
	    	Lease Grant	  	 	1	  
		  	 1.2
	    	Extension Terms	  	 	1	  
		  	 1.3
	    	Notice of Lease	  	 	2	  
		  	 1.4
	    	Appurtenant Rights	  	 	3	  
		  	 1.5
	    	Tenant’s Access	  	 	4	  
		  	 1.6
	    	Exclusions	  	 	4	  
			
	2.	  	 RIGHTS RESERVED TO LANDLORD
	  	 	4	  
		  	 2.1
	    	Additions and Alterations	  	 	4	  
		  	 2.2
	    	Additions to the Property	  	 	4	  
		  	 2.3
	    	Name and Address of Building	  	 	5	  
		  	 2.4
	    	Landlord’s Access	  	 	5	  
		  	 2.5
	    	Pipes, Ducts and Conduits	  	 	5	  
		  	 2.6
	    	Minimize Interference	  	 	6	  
			
	3.	  	 CONDITION OF PREMISES; CONSTRUCTION
	  	 	6	  
		  	 3.1
	    	Condition of Premises	  	 	6	  
		  	 3.2
	    	Landlord’s Work	  	 	6	  
		  	 3.3
	    	Punchlist Items	  	 	6	  
		  	 3.4
	    	Landlord’s Contribution	  	 	6	  
		  	 3.5
	    	Remedies for Late Delivery	  	 	8	  
			
	4.	  	 USE OF PREMISES
	  	 	8	  
		  	 4.1
	    	Permitted Uses	  	 	8	  
		  	 4.2
	    	Prohibited Uses	  	 	8	  
			
	5.	  	 RENT; ADDITIONAL RENT
	  	 	9	  
		  	 5.1
	    	Base Rent	  	 	9	  
		  	 5.2
	    	Operating Costs	  	 	9	  
		  	 5.3
	    	Taxes	  	 	13	  
		  	 5.4
	    	Late Payments	  	 	14	  
		  	 5.5
	    	No Offset; Independent Covenants; Waiver	  	 	14	  
		  	 5.6
	    	Survival	  	 	15	  
			
	6.	  	 INTENTIONALLY OMITTED
	  	 	15	  
	7.	  	 LETTER OF CREDIT
	  	 	15	  
		  	 7.1
	    	Amount	  	 	15	  
		  	 7.2
	    	Application of Proceeds of Letter of Credit	  	 	16	  
		  	 7.3
	    	Transfer of Letter of Credit	  	 	16	  
		  	 7.4
	    	Credit of Issuer of Letter of Credit	  	 	16	  
		  	 7.5
	    	Security Deposit	  	 	17	  
		  	 7.6
	    	Return of Security Deposit or Letter of Credit	  	 	17	  
			
	8.	  	 INTENTIONALLY OMITTED
	  	 	17	  
	9.	  	 UTILITIES, HVAC; WASTE
	  	 	17	  
		  	 9.1
	    	Electricity	  	 	17	  

  
 i 

									
		  	 9.2
	    	Water	  	 	18	  
		  	 9.3
	    	Gas	  	 	18	  
		  	 9.4
	    	HVAC	  	 	18	  
		  	 9.5
	    	Other Utilities; Utility Information	  	 	19	  
		  	 9.6
	    	Interruption or Curtailment of Utilities	  	 	19	  
		  	 9.7
	    	Telecommunications Providers	  	 	20	  
		  	 9.8
	    	Landlord’s Services	  	 	20	  
			
	10.	  	 MAINTENANCE AND REPAIRS
	  	 	20	  
		  	 10.1
	    	Maintenance and Repairs by Tenant	  	 	20	  
		  	 10.2
	    	Maintenance and Repairs by Landlord	  	 	21	  
		  	 10.3
	    	Accidents to Sanitary and Other Systems	  	 	21	  
		  	 10.4
	    	Floor Load – Heavy Equipment	  	 	21	  
			
	11.	  	 ALTERATIONS AND IMPROVEMENTS BY TENANT
	  	 	22	  
		  	 11.1
	    	Landlord’s Consent Required	  	 	22	  
		  	 11.2
	    	Supervised Work	  	 	23	  
		  	 11.3
	    	Harmonious Relations	  	 	23	  
		  	 11.4
	    	Liens	  	 	23	  
		  	 11.5
	    	General Requirements	  	 	23	  
			
	12.	  	 SIGNAGE
	  	 	24	  
		  	 12.1
	    	Restrictions	  	 	24	  
		  	 12.2
	    	Building Directory	  	 	24	  
		  	 12.3
	    	Exterior Signage	  	 	24	  
			
	13.	  	 ASSIGNMENT, MORTGAGING AND SUBLETTING
	  	 	25	  
		  	 13.1
	    	Landlord’s Consent Required	  	 	25	  
		  	 13.2
	    	Landlord’s Recapture Right	  	 	25	  
		  	 13.3
	    	Standard of Consent to Transfer	  	 	25	  
		  	 13.4
	    	Listing Confers no Rights	  	 	26	  
		  	 13.5
	    	Profits In Connection with Transfers	  	 	26	  
		  	 13.6
	    	Prohibited Transfers	  	 	26	  
		  	 13.7
	    	Exceptions to Requirement for Consent	  	 	26	  
		  	 13.8
	    	Investment Policies	  	 	27	  
			
	14.	  	 INSURANCE; INDEMNIFICATION; EXCULPATION
	  	 	27	  
		  	 14.1
	    	Tenant’s Insurance	  	 	27	  
		  	 14.2
	    	Indemnification	  	 	28	  
		  	 14.3
	    	Property of Tenant	  	 	29	  
		  	 14.4
	    	Limitation of Landlord’s Liability for Damage or Injury	  	 	29	  
		  	 14.5
	    	Waiver of Subrogation; Mutual Release	  	 	29	  
		  	 14.6
	    	Tenant’s Acts – Effect on Insurance	  	 	30	  
			
	15.	  	 CASUALTY; TAKING
	  	 	30	  
		  	 15.1
	    	Damage	  	 	30	  
		  	 15.2
	    	Termination Rights	  	 	31	  
		  	 15.3
	    	Taking for Temporary Use	  	 	32	  
		  	 15.4
	    	Disposition of Awards	  	 	32	  
			
	16.	  	 ESTOPPEL CERTIFICATE
	  	 	32	  

  
 ii 

									
	17.	  	 HAZARDOUS MATERIALS
	  	 	32	  
		  	 17.1
	    	Prohibition	  	 	32	  
		  	 17.2
	    	Environmental Laws	  	 	33	  
		  	 17.3
	    	Hazardous Material Defined	  	 	33	  
		  	 17.4
	    	Testing	  	 	33	  
		  	 17.5
	    	Indemnity; Remediation	  	 	34	  
		  	 17.6
	    	Disclosures	  	 	35	  
		  	 17.7
	    	Removal	  	 	35	  
		  	 17.8
	    	Landlord’s Obligations	  	 	36	  
			
	18.	  	 RULES AND REGULATIONS
	  	 	36	  
		  	 18.1
	    	Rules and Regulations	  	 	36	  
		  	 18.2
	    	Energy Conservation	  	 	36	  
		  	 18.3
	    	Recycling	  	 	36	  
			
	19.	  	 LAWS AND PERMITS
	  	 	36	  
		  	 19.1
	    	Legal Requirements	  	 	36	  
		  	 19.2
	    	Required Permits	  	 	37	  
			
	20.	  	 DEFAULT
	  	 	37	  
		  	 20.1
	    	Events of Default	  	 	37	  
		  	 20.2
	    	Remedies	  	 	39	  
		  	 20.3
	    	Damages – Termination	  	 	39	  
		  	 20.4
	    	Landlord’s Self-Help; Fees and Expenses	  	 	41	  
		  	 20.5
	    	Waiver of Redemption, Statutory Notice and Grace Periods	  	 	41	  
		  	 20.6
	    	Landlord’s Remedies Not Exclusive	  	 	41	  
		  	 20.7
	    	No Waiver	  	 	41	  
		  	 20.8
	    	Restrictions on Tenant’s Rights	  	 	42	  
		  	 20.9
	    	Landlord Default	  	 	42	  
			
	21.	  	 SURRENDER; ABANDONED PROPERTY; HOLD-OVER
	  	 	42	  
		  	 21.1
	    	Surrender	  	 	42	  
		  	 21.2
	    	Abandoned Property	  	 	44	  
		  	 21.3
	    	Holdover	  	 	44	  
			
	22.	  	 MORTGAGEE RIGHTS
	  	 	44	  
		  	 22.1
	    	Subordination	  	 	44	  
		  	 22.2
	    	Notices	  	 	44	  
		  	 22.3
	    	Mortgagee Liability	  	 	44	  
		  	 22.4
	    	Future Ground Lease	  	 	45	  
			
	23.	  	 QUIET ENJOYMENT
	  	 	45	  
	24.	  	 NOTICES
	  	 	46	  
	25.	  	 MISCELLANEOUS
	  	 	46	  
		  	 25.1
	    	Separability	  	 	46	  
		  	 25.2
	    	Captions	  	 	46	  
		  	 25.3
	    	Broker	  	 	46	  
		  	 25.4
	    	Entire Agreement	  	 	47	  
		  	 25.5
	    	Governing Law	  	 	47	  
		  	 25.6
	    	Representation of Authority	  	 	47	  

  
 iii 

									
		  	 25.7
	    	 Expenses Incurred by Landlord Upon Tenant Requests
	  	 	47	  
		  	 25.8
	    	 Survival
	  	 	47	  
		  	 25.9
	    	 Limitation of Liability
	  	 	47	  
		  	 25.10
	    	 Binding Effect
	  	 	48	  
		  	 25.11
	    	 Landlord Obligations upon Transfer
	  	 	48	  
		  	 25.12
	    	 No Grant of Interest
	  	 	48	  
		  	 25.13
	    	 No Air Rights
	  	 	48	  
		  	 25.14
	    	 Landlord Termination Right
	  	 	48	  

 EXHIBITS: 
  

			
	EXHIBIT 1A	  	PLAN OF PREMISES
	EXHIBIT 1B	  	PLAN OF FIRST PHASE
	EXHIBIT 1C	  	PLAN OF FINAL PHASE
	EXHIBIT 2	  	LEGAL DESCRIPTION
	EXHIBIT 3	  	LANDLORD’S WORK
	EXHIBIT 4	  	FORM OF LETTER OF CREDIT
	EXHIBIT 5	  	ALTERATIONS CHECKLIST
	EXHIBIT 6	  	TENANT’S HAZARDOUS MATERIALS
	EXHIBIT 7	  	RULES AND REGULATIONS
	EXHIBIT 8	  	LANDLORD’ S SERVICES
	EXHIBIT 9	  	SNDA

  
 iv 

 THIS INDENTURE OF LEASE (this “Lease”) is hereby made and entered
into on the Execution Date by and between Landlord and Tenant. 
 Each reference in this Lease to any of the terms and titles contained in
any Exhibit attached to this Lease shall be deemed and construed to incorporate the data stated under that term or title in such Exhibit. All capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth
in the Lease Summary Sheet which is attached hereto and incorporated herein by reference. 
 1. LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS.

 1.1 Lease Grant. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises upon and subject to terms
and conditions of this Lease, for a term of years commencing on the applicable Term Commencement Date and, unless earlier terminated or extended pursuant to the terms hereof, ending on the Expiration Date (the “Initial Term”;
the Initial Term and any duly exercised Extension Terms are hereinafter collectively referred to as the “Term”). 

1.2 Extension Terms. 

(a) Provided (i) Tenant, an Affiliated Entity (hereinafter defined) and/or a Successor (hereinafter defined) is/are then occupying at
least seventy-five percent (75%) of the Premises; and (ii) there is no any Event of Default (1) as of the date of the Extension Notice (hereinafter defined), and (2) at the commencement of the applicable Extension Term
(hereinafter defined), Tenant shall have the option to extend the Term for one (1) additional term of five (5) years (the “Extension Term”), commencing as of the expiration of the Initial Term. Tenant must exercise
such option to extend by giving Landlord written notice (the “Extension Notice”) on or before the date that is twelve (12) months prior to the expiration of the then-current term of this Lease, time being of the essence.
Notwithstanding the foregoing, Landlord may nullify Tenant’s exercise of its option to extend the Term by written notice to Tenant (the “Nullification Notice”) if (A) on the date Landlord receives the applicable
Extension Notice, there is an event which, with the passage of time and/or the giving of notice, would constitute an Event of Default hereunder and (B) Tenant fails to cure such default within the applicable cure period set forth in
Section 20.1 after receipt of the applicable default notice. Upon the timely giving of the Extension Notice, the Term shall, subject to the previous sentence, be deemed extended upon all of the terms and conditions of this Lease, except
that Base Rent during the Extension Term shall be calculated in accordance with this Section 1.2, Landlord shall have no obligation to construct or renovate the Premises and Tenant shall have no further right to extend the Term. If
Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend the Term. Notwithstanding the fact that Tenant’s proper and timely exercise of such option to extend the Term shall be self executing, the parties
shall promptly execute a lease amendment reflecting such Extension Term after Tenant exercises such option. The execution of such lease amendment shall not be deemed to waive any of the conditions to Tenant’s exercise of its rights under this
Section 1.2. 
 (b) The Base Rent during the Extension Term (the “Extension Term Base Rent”) shall be
determined in accordance with the process described hereafter. Extension Term 

 
Base Rent shall be the greater of (i) Base Rent for the last Rent Year of the prior term, or (ii) the fair market rental value of the Premises then demised to Tenant as of the
commencement of the Extension Term as determined in accordance with the process described below, for renewals of combination laboratory and office space in the East Cambridge/Kendall Square area of equivalent quality, size, utility and location,
with the length of the Extension Term and the credit standing of Tenant to be taken into account. Within thirty (30) days after receipt of the Extension Notice, Landlord shall deliver to Tenant written notice of its determination of the
Extension Term Base Rent for the Extension Term. Tenant shall, within thirty (30) days after receipt of such notice, notify Landlord in writing whether Tenant accepts or rejects Landlord’s determination of the Extension Term Base Rent
(“Tenant’s Response Notice”). If Tenant fails timely to deliver Tenant’s Response Notice, Landlord’s determination of the Extension Term Base Rent shall be binding on Tenant. 

(c) If and only if Tenant’s Response Notice is timely delivered to Landlord and indicates both that Tenant rejects Landlord’s
determination of the Extension Term Base Rent and desires to submit the matter to arbitration, then the Extension Term Base Rent shall be determined in accordance with the procedure set forth in this Section 1.2(c). In such event, within
ten (10) days after receipt by Landlord of Tenant’s Response Notice indicating Tenant’s desire to submit the determination of the Extension Term Base Rent to arbitration, Tenant and Landlord shall each notify the other, in writing, of
their respective selections of an appraiser (respectively, “Landlord’s Appraiser” and “Tenant’s Appraiser”). Landlord’s Appraiser and Tenant’s Appraiser shall then jointly select a
third appraiser (the “Third Appraiser”) within ten (10) days of their appointment. All of the appraisers selected shall be individuals with at least five (5) consecutive years’ commercial appraisal experience
in the area in which the Premises are located, shall be members of the Appraisal Institute (M.A.L), and, in the case of the Third Appraiser, shall not have acted in any capacity for either Landlord or Tenant within five (5) years of his or her
selection. The three appraisers shall determine the Extension Term Base Rent in accordance with the requirements and criteria set forth in Section 1.2(b) above, employing the method commonly known as Baseball Arbitration, whereby
Landlord’s Appraiser and Tenant’s Appraiser each sets forth its determination of the Extension Term Base Rent as defined above, and the Third Appraiser must select one or the other (it being understood that the Third Appraiser shall be
expressly prohibited from selecting a compromise figure). Landlord’s Appraiser and Tenant’s Appraiser shall deliver their determinations of the Extension Term Base Rent to the Third Appraiser within five (5) days of the appointment of
the Third Appraiser and the Third Appraiser shall render his or her decision within ten (10) days after receipt of both of the other two determinations of the Extension Term Base Rent. The Third Appraiser’s decision shall be binding on
both Landlord and Tenant. Each party shall bear the cost of its own appraiser and shall share equally in the cost of the Third Appraiser. 

1.3 Notice of Lease. Neither party shall record this Lease, but each of the parties hereto agrees, at Tenant’s option, to join in
the execution, in recordable form, of a statutory notice of lease and/or written declaration in which shall be stated the Term Commencement Date with respect to the First Phase, the length of the Extension Term and the Expiration Date, which notice
of lease may be recorded by Tenant with the Middlesex South Registry of Deeds and/or filed with the Registry District of the Land Court, as appropriate (collectively, the “Registry”) at Tenant’s sole cost and expense. If
a notice of lease was previously recorded with the Registry, upon the expiration or earlier termination of this Lease, Landlord shall deliver to Tenant a notice 

  
 2 

 
of termination of lease and Tenant shall promptly execute and deliver the same to Landlord for Landlord’s execution and recordation with the Registry. If Tenant fails to deliver the executed
notice of termination of lease within ten (10) days of receipt thereof, time being of the essence, Tenant hereby appoints Landlord as Tenant’s attorney-in-fact to execute the same, such appointment being coupled with an interest.

 1.4 Appurtenant Rights. 

(a) Common Areas. Subject to the terms of this Lease and the Rules and Regulations (hereinafter defined), Tenant shall have, as
appurtenant to the Premises, rights to use in common with others entitled thereto, the areas designated from time to time for the common use of Tenant and other tenants of the Property (such areas are hereinafter referred to as the
“Common Areas”). The Common Areas include: (i) the common lobbies, loading docks, hallways and stairways of the Building serving the Premises, (ii) common walkways necessary for access to the Building, (iii) if
the Premises include less than the entire rentable area of any floor, the common toilets and other common facilities of such floor; and (iv) other areas designated by Landlord from time to time for the common use of Tenant and other tenants of
the Building; and no other appurtenant rights or easements. 
 (b) Parking. Commencing on the Rent Commencement Date for the First
Phase, Landlord shall, subject to the terms hereof, make available five (5) parking spaces for Tenant’s use in the parking areas serving the Building. Commencing on the Rent Commencement Date for the Final Phase, Landlord shall, subject to
the terms hereof, make available eleven (11) parking spaces for Tenant’s use in the parking areas serving the Building. The number of parking spaces in the parking areas reserved for Tenant, as modified pursuant to this Lease or as
otherwise permitted by Landlord, are hereinafter referred to as the “Parking Spaces.” Tenant shall have no right to hypothecate or encumber the Parking Spaces, and shall not sublet, assign, or otherwise transfer the Parking
Spaces other than to employees of Tenant occupying the Premises or to a Successor (hereinafter defined), an Affiliated Entity (hereinafter defined) or a transferee pursuant to an approved Transfer under Section 13 of this Lease.
Throughout the Term, Tenant shall pay Landlord (or at Landlord’s direction, directly to the parking operator ) for all of the Parking Spaces at the then-current prevailing rate, as such rate may vary from time to time. As of the Execution Date,
the monthly charge for parking is Two Hundred Twenty Dollars ($220) per Parking Space per month. If, for any reason, Tenant shall fail timely to pay the charge for any of said Parking Spaces, and if such default continues for ten (10) days
after written notice thereof, Tenant shall have no further right to the Parking Spaces for which Tenant failed to pay the charge under this Section 1.4(b) and Landlord may allocate such Parking Spaces for use by other tenants of the
Property free and clear of Tenant’s rights under this Section 1.4(b). Said Parking Spaces will be on an unassigned, non-reserved basis, and shall be subject to such reasonable rules and regulations as may be in effect for the use of
the parking areas from time to time (including, without limitation, Landlord’s right, without additional charge to Tenant above the prevailing rate for Parking Spaces, to institute a valet or attendant-managed parking system). Reserved and
handicap parking spaces must be honored. Notwithstanding anything to the contrary contained herein, in connection with the exercise of Landlord’s rights pursuant to Section 2.2 below, Landlord shall have the right to relocate the
Parking Spaces from time to time to other property owned or controlled by Landlord or its affiliates, so long as such other property is within 1,000 feet of the Land. 

  
 3 

 1.5 Tenant’s Access. 

(a) From and after the applicable Term Commencement Date and until the end of the Term, Tenant shall have access to the applicable Phase of
the Premises twenty-four (24) hours a day, seven (7) days a week, subject to Legal Requirements, the Rules and Regulations, the terms of this Lease, Landlord’s Force Majeure (hereinafter defined) and matters of record. 

(b) Tenant shall have the right to access the Final Phase, at Tenant’s sole risk, in the two-week period prior to the Term Commencement
Date with respect to the Final Phase, for the purpose of installing Tenant’s furniture, fixtures and equipment therein, provided such access does not materially interfere with the preparation for or performance of Landlord’s Work
(hereinafter defined). Tenant shall, prior to the first entry to the Final Phase pursuant to this Section 1.5(b), provide Landlord with certificates of insurance evidencing that the insurance required in Section 14 hereof is
in full force and effect and covering any person or entity entering the Building. Tenant shall defend, indemnify and hold the Landlord Parties (hereinafter defined) harmless from and against any and all Claims (hereinafter defined) for injury to
persons or property resulting from or relating to Tenant’s access to and use of the Final Phase prior to the Term Commencement Date with respect to the Final Phase as provided under this Section 1.5(b) except to the extent caused by
the negligence or willful misconduct of any of the Landlord Parties. Tenant shall coordinate any access to the Final Phase pursuant to this Section 1.5(b) with Landlord’s property manager. 

1.6 Exclusions. The following are expressly excluded from the Premises and reserved to Landlord: all the perimeter walls of the
Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other utilities, sinks not dedicated
exclusively for Tenant’s use or other Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to Section 1.4 above. 

2. RIGHTS RESERVED TO LANDLORD. 
 2.1
Additions and Alterations. Landlord reserves the right, at any time and from time to time, to make such changes, alterations, additions, improvements, repairs or replacements in or to the Property (including the Premises but, with respect to
the Premises, only for purposes of repairs, maintenance, replacements and other rights expressly reserved to Landlord herein) and the fixtures and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it may deem
necessary or desirable, provided, however, that there be no material obstruction of access to, or material interference with the use and enjoyment of, the Premises by Tenant, nor any reduction of the usable floor area of the Premises in more than a
de minimis manner. Subject to the foregoing, upon reasonable prior notice to Tenant, Landlord expressly reserves the right to temporarily close all, or any portion, of the Common Areas for the purpose of making repairs or changes thereto. 

2.2 Additions to the Property. Landlord may at any time or from time to time construct additional improvements in all or any part of
the Property, including, without limitation, adding additional buildings or changing the location or arrangement of any 

  
 4 

 
improvement in or on the Property or all or any part of the Common Areas, or add or deduct any land to or from the Property; provided that there shall be no material increase in Tenant’s
obligations or material interference with Tenant’s rights under this Lease in connection with the exercise of the foregoing reserved rights. 

2.3 Name and Address of Building. Landlord reserves the right at any time and from time to time to change the name or address of the
Building and/or the Property, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof. 
 2.4
Landlord’s Access. Subject to the terms of this Section 2.4 and Section 2.6 below, Tenant shall (a) upon as much advance notice as is practical under the circumstances, and in any event at least twenty-four
(24) hours’ prior written notice (except that no notice shall be required in emergency situations), permit Landlord and any holder of a Mortgage (hereinafter defined) (each such holder, a “Mortgagee”), and their
agents, employees and contractors, to access to and to enter upon the Premises at all reasonable hours for the purposes of inspection, making repairs, replacements or improvements in or to the Premises or the Building or equipment therein
(including, without limitation, sanitary, electrical, heating, air conditioning or other systems), complying with all applicable laws, ordinances, rules, regulations, statutes, by-laws, court decisions and orders and requirements of all public
authorities (collectively, “Legal Requirements”), or exercising any right reserved to Landlord under this Lease (including without limitation the right to take upon or through, or to keep and store within the Premises all
necessary materials, tools and equipment); (b) permit Landlord and its agents and employees, at reasonable times, upon reasonable advance notice, to show the Premises during normal business hours (i.e. Monday - Friday 8 A.M. –
6 P.M., Saturday 8 A.M. – 1 P.M., excluding holidays) to any prospective Mortgagee or purchaser of the Building and/or the Property or of the interest of Landlord therein, and, during the last nine (9) months of the Term,
prospective tenants; (c) upon reasonable prior written notice from Landlord, permit Landlord and its agents, at Landlord’s sole cost and expense, to perform environmental audits, environmental site investigations and environmental site
assessments (“Site Assessments”) in, on, under and at the Premises and the Land, it being understood that Landlord shall repair any damage arising as a result of the Site Assessments, and such Site Assessments may include
both above and below the ground testing and such other tests as may be necessary or appropriate to conduct the Site Assessments; and (d) in case any excavation shall be made for building or improvements or for any other purpose upon the land
adjacent to or near the Premises, afford without charge to Landlord, or the person or persons, firms or corporations causing or making such excavation, license to enter upon the Premises for the purpose of doing such work as Landlord or such person
or persons, firms or corporation shall deem to be necessary to preserve the walls or structures of the Building from injury, and to protect the Building by proper securing of foundations. The parties agree and acknowledge that, despite reasonable
and customary precautions (which Landlord agrees it shall exercise), any property or equipment in the Premises of a delicate, fragile or vulnerable nature may nevertheless be damaged in the course of cleaning and maintenance services being
performed. Accordingly, Tenant shall take reasonable protective precautions with unusually fragile, vulnerable or sensitive property and equipment. 

2.5 Pipes, Ducts and Conduits. Tenant shall permit Landlord to erect, use, maintain and relocate pipes, ducts and conduits in and
through the Premises, provided the same do not materially reduce the floor area or materially adversely affect the appearance thereof. 

  
 5 

 2.6 Minimize Interference. Subject to the provisions of this Lease, Tenant agrees to
cooperate with Landlord as reasonably necessary in connection with the exercise of Landlord’s rights under this Section 2. Tenant further agrees that dust, noise, vibration, temporary closures of Common Areas, or other inconvenience
or annoyance resulting from the exercise of Landlord’s rights under Section 2.1 and 2.2 shall not be deemed to be a breach of Landlord’s obligations under the Lease, so long as Landlord shall, except in the event of an
emergency, use reasonable efforts, consistent with accepted construction practice when applicable, to avoid unreasonably interfering with the conduct of Tenant’s business and Tenant’s use and occupancy of the Premises. Notwithstanding the
foregoing, in no event shall any of the space leased by Tenant at the Property under this Lease be deprived of safe and reasonable access or rendered untenantable for the Permitted Uses by reason of Landlord’s exercise of its rights under this
Section 2. 
 3. CONDITION OF PREMISES; CONSTRUCTION. 

3.1 Condition of Premises. Subject to Landlord’s obligation to perform Landlord’s Work (hereinafter defined), Tenant
acknowledges and agrees that Tenant is leasing the Premises in their “AS IS,” “WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or implied,
in fact or by law, of any kind, and without recourse to Landlord. 
 3.2 Landlord’s Work. Subject to delays due to governmental
regulation, unusual scarcity of or inability to obtain labor or materials, labor difficulties affecting the Cambridge vicinity generally (as opposed to Landlord in particular), casualty or other causes reasonably beyond Landlord’s control
(collectively “Landlord’s Force Majeure”) and subject to any act or omission by Tenant and/or Tenant’s agents, servants, employees, consultants, contractors, subcontractors, licensees and/or subtenants (collectively
with Tenant, the “Tenant Parties”) which causes an actual delay in the substantial completion of Landlord’s Work and of which Landlord has provided Tenant written notice (a “Tenant Delay”).
Landlord shall perform the improvements and other work with respect to the Final Phase (“Landlord’s Work”) more particularly described in Exhibit 3 attached hereto. 

3.3 Punchlist Items. Promptly following delivery of the Final Phase to Tenant with Landlord’s Work substantially complete,
Landlord shall provide Tenant with a list prepared by Landlord’s architect (the “Punchlist”) of outstanding items (the “Punchlist Items”) which (a) need to be performed to complete
Landlord’s Work, and (b) do not materially impair Tenant’s ability to use the Premises for the Permitted Use. Subject to Landlord’s Force Majeure and Tenant Delays, Landlord shall, unless otherwise specified on the Punchlist,
complete all Punchlist Items within sixty (60) days of the date of the Punchlist. 
 3.4 Landlord’s Contribution. 

(a) Amount. As an inducement to Tenant’s entering into this Lease, Landlord shall, subject to the last sentence of this
Section 3.4(a), pay for up to Three Hundred Three Thousand Three Hundred Eighty Dollars ($303,380.00) (“Landlord’s Contribution”) of the costs incurred in connection with the performance of Landlord’s
Work. Notwithstanding anything to the contrary, Landlord’s Contribution shall not be applied to any of the following 

  
 6 

 
“Excluded Construction Costs” (all of which shall be paid for by Tenant): (i) the cost of any of Tenant’s Property (hereinafter defined), including without
limitation the Exterior Signage, telecommunications and computer equipment and all associated wiring and cabling, any de-mountable decorations, artwork and partitions, signs, and trade fixtures, (ii) the cost of any fixtures or Alterations that
will be removed at the end of the Term, or (iii) more than Thirty Thousand Three Hundred Thirty-Eight ($30,338) of any so-called “soft costs.” 

(b) Responsibility for Costs. The cost of designing, permitting and performing Landlord’s Work (collectively, the “Work
Costs”) shall be paid by Landlord, subject to reimbursement pursuant to this Section 3.4(b). For purposes hereof, the “Permitted Costs” shall mean the Work Costs less the Excluded Construction Costs.

 (i) Landlord shall cause to be prepared and delivered to Tenant a budget setting forth in reasonable detail the estimated
Permitted Costs and the Excluded Construction Costs for Landlord’s Work. Tenant shall have a period of five (5) business days after receipt of such budget, time being of the essence, to notify Landlord whether Tenant approves such
budget or that Tenant wishes to conduct value engineering in order to reduce the cost of Landlord’s Work (if Tenant does not timely provide such notice, Tenant shall be deemed to have (A) approved such budget and (B) elected not to
conduct such value engineering). If Tenant elects to conduct value engineering, then any delays to substantial completion of Landlord’s Work arising from such value engineering shall be deemed to be Tenant Delays. 

(ii) Within fifteen (15) days after Tenant’s approval (or deemed approval) of the budget for Landlord’s Work,
Tenant shall pay to Landlord (A) cash in an amount equal to fifty percent (50%) of the PC Deposit (the “Initial PC Deposit”), and (B) cash in an amount equal to the estimated Excluded Construction Costs (the
“ECC Deposit”), which deposit shall be applied to the Excluded Construction Costs. Within fifteen (15) days after Landlord delivers to Tenant notice that Landlord’s Work is one-third complete, Tenant shall pay to
Landlord cash in an amount equal to fifty percent (50%) of the PC Deposit (the “Second PC Deposit”), which deposit shall be applied to the Permitted Costs. For purposes hereof, the “PC Deposit”
shall mean an amount equal to the estimated Permitted Costs (as set forth in the budget approved by (or deemed approved by) Tenant) less Landlord’s Contribution. 

(iii) In the event that the Permitted Costs exceed the sum of Landlord’s Contribution and the PC Deposit, then Tenant
shall, within thirty (30) days after demand therefor from time to time, reimburse Landlord for such excess. In the event that the Permitted Costs are less than the sum of Landlord’s Contribution and the PC Deposit, then, so long as there
is no uncured Event of Default, Landlord shall, within thirty (30) days after determination of such excess, reimburse Tenant for any unused portion of the PC Deposit (it being understood and agreed that Tenant shall not be entitled to any
unused portion of Landlord’s Contribution), less any amounts then due and owing to Landlord. 
 (iv) In the event that
the Excluded Construction Costs exceed the ECC Deposit, then Tenant shall, within thirty (30) days after demand therefor from time to 

  
 7 

 
time, reimburse Landlord for such excess. In the event that the Excluded Construction Costs are less than the ECC Deposit, then, so long as there is no uncured Event of Default, Landlord shall,
within thirty (30) days after determination of such excess, reimburse Tenant for such excess, less any amounts then due and owing to Landlord. 

3.5 Remedies for Late Delivery. 

(a) Subject to Landlord’s Force Majeure and Tenant Delays, if the Term Commencement Date for the Final Phase has not occurred on or
before April 22, 2015, then the Rent Commencement Date for the Final Phase shall be delayed one day for each day between such date and the Term Commencement Date for the Final Phase. 

(b) Subject to Landlord’s Force Majeure and Tenant Delays, if the Term Commencement Date for the Final Phase has not occurred on or
before July 22, 2015, then Tenant shall be entitled to terminate this Lease by thirty (30) days’ prior written notice to Landlord (provided that such notice shall be of no force and effect if the Term Commencement Date for the Final
Phase occurs within such 30 day period). 
 (c) The remedies set forth in this Section 3.5 are Tenant’s sole and exclusive
rights and remedies if the Term Commencement Date for the Final Phase does not occur on or before April 15, 2015. 
 4. USE OF PREMISES. 

4.1 Permitted Uses. During the Term, Tenant shall use the Premises only for the Permitted Uses and for no other purposes. Service and
utility areas (whether or not a part of the Premises) shall be used only for the particular purpose for which they are designed. All corridor doors, when not in use, shall be kept closed. 

4.2 Prohibited Uses. 

(a) Notwithstanding any other provision of this Lease, Tenant shall not use the Premises or the Building, or any part thereof, or suffer or
permit the use or occupancy of the Premises or the Building or any part thereof by any of the Tenant Parties (i) in a manner which would violate any of the covenants, agreements, terms, provisions and conditions of this Lease or otherwise
applicable to or binding upon the Premises; (ii) for any unlawful purposes or in any unlawful manner; (iii) which, in the reasonable judgment of Landlord (taking into account the use of the Building as a combination laboratory, research
and development and office building and the Permitted Uses) shall (a) impair the appearance or reputation of the Building; (b) impair, interfere with or otherwise diminish the quality of any of the Building services or the proper and
economic heating, cleaning, ventilating, air conditioning or other servicing of the Building or Premises, or the use or occupancy of any of the Common Areas; (c) occasion discomfort, inconvenience or annoyance in any material respect (and
Tenant shall not install or use any electrical or other equipment of any kind which, in the reasonable judgment of Landlord, will cause any such impairment, interference, discomfort, inconvenience, annoyance or injury), or cause any injury or damage
to any occupants of the Premises or other tenants or occupants of the Building or their property; or (d) cause harmful air emissions, laboratory odors or noises or any unusual or other objectionable odors, noises or emissions to emanate from
the Premises; (iv) in a 

  
 8 

 
manner which is inconsistent with the operation and/or maintenance of the Building as a first-class combination office, research, development and laboratory facility; (v) for any
fermentation processes whatsoever; or (vi) in a manner which shall increase such insurance rates on the Building or on property located therein over that applicable when Tenant first took occupancy of the First Phase hereunder. 

(b) With respect to the use and occupancy of the Premises and the Common Areas, Tenant will not: (i) place or maintain any signage,
trash, refuse or other articles in any vestibule or entry of the Premises, on the footwalks or corridors adjacent thereto or elsewhere on the exterior of the Premises, nor obstruct any driveway, corridor, footwalk, parking area, mall or any other
Common Areas; (ii) permit undue accumulations of or burn garbage, trash, rubbish or other refuse within or without the Premises; (iii) permit the parking of vehicles so as to interfere with the use of any driveway, corridor, footwalk,
parking area, or other Common Areas; (iv) receive or ship articles of any kind outside of those areas reasonably designated by Landlord; (v) conduct or permit to be conducted any auction, going out of business sale, bankruptcy sale (unless
directed by court order), or other similar type sale in or connected with the Premises; (vi) use the name of the Building, the Property, Landlord, or any of Landlord’s affiliates or subsidiaries or any photograph, film, drawing, or other
depiction or representation of the Building and/or the Property or any part thereof, which contains signage or distinctive architectural characteristics that cause the scene photographed, filmed, drawn, depicted, or represented to be identifiable as
being the Building and/or the Property, in any publicity, promotion, trailer, press release, advertising, printed, or display materials without Landlord’s prior written consent; or (vii) except in connection with Alterations (hereinafter
defined) approved by Landlord, cause or permit any hole to be drilled or made in any part of the Building. 
 5. RENT; ADDITIONAL RENT. 

5.1 Base Rent. During the Term, Tenant shall pay to Landlord Base Rent in equal monthly installments, in advance and without demand on
the first day of each month for and with respect to such month. The payment of Base Rent and additional rent and other charges reserved and covenanted to be paid under this Lease with respect to the Premises (collectively,
“Rent”) shall commence on the applicable Rent Commencement Date, and shall be prorated for any partial months. Rent shall be payable to Landlord or, if Landlord shall so direct in writing, to Landlord’s agent or nominee,
in lawful money of the United States which shall be legal tender for payment of all debts and dues, public and private, at the time of payment. 

5.2 Operating Costs. 

(a) “Operating Costs” shall mean all costs incurred and expenditures of whatever nature made by Landlord in the
operation and management of the Building or allocated to the Building, including without limitation any costs for utilities supplied to the Common Areas, cost of compliance with Legal Requirements (including without limitation the PTDM (hereinafter
defined)), and any costs for repair and replacements, cleaning and maintenance of the Common Areas, related equipment, facilities and appurtenances and HVAC equipment, a commercially reasonable management fee paid to Landlord’s property
manager, the costs of Landlord’s management office for the Property, the cost of operating any amenities in the Property available to all tenants of the Property and any subsidy provided by Landlord for or

  
 9 

 
with respect to any such amenity. For costs and expenditures made by Landlord in connection with the operation, management, repair, replacement, maintenance and insurance of the Building as a
whole, Landlord shall make a reasonable allocation thereof between the retail and non-retail portions of the Building, if applicable. To the extent that a cost included in Operating Costs is also allocable to property other than the Property, such
cost shall be equitably allocated to each parcel of property which benefits from such cost. Operating Costs shall not include Excluded Costs (hereinafter defined). Landlord shall have the right but not the obligation, from time to time, to equitably
allocate some or all of the Operating Costs among different tenants of the Building (for example, and without limiting the generality of the foregoing, based in whole or in part on shared or similar use of particular systems or equipment). 

(b) “Excluded Costs” shall be defined as (i) any mortgage charges (including interest, principal, points and
fees); (ii) brokerage commissions; (iii) salaries of executives and owners not directly employed in the management/operation of the Property; (iv) the cost of work done by Landlord for a particular tenant; (v) subject to
Subsection 5.2(h) below, capital expenditures; (vi) the costs of Landlord’s Work and any contributions made by Landlord to any tenant of the Property in connection with the build-out of its premises; (vii) franchise or
income taxes imposed on Landlord; (viii) costs paid directly by individual tenants to suppliers, including tenant electricity, telephone and other utility costs; (ix) increases in premiums for insurance when such increase is caused by the
use of the Building by Landlord or any other tenant of the Building; (x) maintenance and repair of capital items not a part of the Building or the Property; (xi) depreciation of the Building; (xii) costs relating to maintaining
Landlord’s existence as a corporation, partnership or other entity; (xiii) advertising and other fees and costs incurred in procuring tenants; (xiv) the cost of any items for which Landlord is reimbursed by insurance, condemnation
awards, refund, rebate or otherwise, and any expenses for repairs or maintenance to the extent covered by warranties, guaranties and service contracts; and (xv) costs incurred in connection with any disputes between Landlord and its employees,
between Landlord and Building management, or between Landlord and other tenants or occupants. 
 (c) “Capital Interest
Rate” shall be defined as an annual rate of either one percentage point over the AA Bond rate (Standard & Poor’s corporate composite or, if unavailable, its equivalent) as reported in the financial press at the time the
capital expenditure is made or, if the capital item is acquired through third party financing, then the actual (including fluctuating) rate paid by Landlord in financing the acquisition of such capital item. 

(d) “Annual Charge Off” shall be defined as the annual amount of principal and interest payments which would be
required to repay a loan (“Capital Loan”) in equal monthly installments over the Useful Life (hereinafter defined), of the capital item in question on a direct reduction basis at an annual interest rate equal to the Capital
Interest Rate, where the initial principal balance is the cost of the capital item in question. 
 (e) “Useful Life”
shall be reasonably determined by Landlord in accordance with sound accounting principles and practices consistently applied. Notwithstanding the foregoing, if Landlord reasonably concludes on the basis of engineering estimates that a particular
capital expenditure will effect savings in Operating Costs including, without limitation, energy related costs, and that such annual projected savings will exceed the Annual Charge Off of Capital Expenditures computed as aforesaid, then and in such
event, the Annual 

  
 10 

 
Charge Off shall be determined based upon a Useful Life which would cause the principal and interest payments in a full repayment of the Capital Loan in question to equal the amount of projected
savings of such Useful Life. 
 (f) Payment of Operating Costs. Tenant shall pay to Landlord, as additional rent, Tenant’s Share
of Operating Costs. Landlord may make a good faith estimate of Tenant’s Share of Operating Costs for any fiscal year or part thereof during the term, and Tenant shall pay to Landlord, on the Rent Commencement Date for the First Phase and on the
first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Share of Operating Costs for such fiscal year and/or part thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s
Share of Operating Costs and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s Share of Operating Costs shall be appropriately adjusted in accordance with the estimations so that, by the
end of the fiscal year in question, Tenant shall have paid all of Tenant’s Share of Operating Costs as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Operating
Costs are available for each fiscal year. 
 (g) Annual Reconciliation. Landlord shall, within one hundred twenty (120) days after the
end of each fiscal year, deliver to Tenant a reasonably detailed statement of the actual amount of Operating Costs for such fiscal year (“Year End Statement”). Failure of Landlord to provide the Year End Statement within the
time prescribed shall not relieve Tenant from its obligations hereunder. If the total of such monthly remittances on account of any fiscal year is greater than Tenant’s Share of Operating Costs actually incurred for such fiscal year, then,
provided there is no Event of Default nor any Monetary Default, Tenant may credit the difference against the next installment of additional rent on account of Operating Costs due hereunder, except that if such difference is determined after the end
of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts then due from Tenant to Landlord (it being understood and agreed that if Tenant
cures any default prior to the expiration of the notice and/or cure periods set forth in Section 20.1 below, Tenant shall then be entitled to take such credit). If the total of such remittances is less than Tenant’s Share of
Operating Costs actually incurred for such fiscal year, Tenant shall pay the difference to Landlord, as additional rent hereunder, within ten (10) days of Tenant’s receipt of an invoice therefor. Landlord’s estimate of Operating Costs
for the next fiscal year shall be based upon the Operating Costs actually incurred for the prior fiscal year as reflected in the Year-End Statement plus a reasonable adjustment based upon estimated increases in Operating Costs. The provisions of
this Section 5.2(g) shall survive the expiration or earlier termination of this Lease. 
 (h) Capital Expenditures. If,
during the Term, Landlord shall replace any capital items or make any capital expenditures (collectively, “Capital Expenditures”) the total amount of which (net of any warranty claims) is not properly includable in Operating
Costs for the fiscal year in which they were made, in accordance with sound accounting principles and practices consistently applied in effect at the time of such replacement, there shall nevertheless be included in such Operating Costs (and in
Operating Costs for each succeeding fiscal year) the amount, if any, by which the Annual Charge Off (determined as hereinafter provided) of such Capital Expenditure (less insurance proceeds, if any, collected by Landlord by reason of damage to, or
destruction of the capital item being replaced) exceeds the Annual Charge Off of the 

  
 11 

 
Capital Expenditure for the item being replaced. If a new capital item is acquired which does not replace another capital item, and such new capital item being acquired is either
(i) required by any Legal Requirements enacted after the Execution Date or (ii) reasonably projected to reduce Operating Costs, then there shall be included in Operating Costs for each fiscal year in which and after such capital
expenditure is made the Annual Charge Off of such capital expenditure. 
 (i) Part Years. If the Rent Commencement Date for the First
Phase or the Expiration Date occurs in the middle of a fiscal year, Tenant shall be liable for only that portion of the Operating Costs with respect to such fiscal year within the Term. 

(j) Gross-Up. If, during any fiscal year, less than all of the Building is occupied by tenants or if Landlord was not supplying all
tenants with the services being supplied to Tenant hereunder, actual Operating Costs incurred shall be reasonably extrapolated by Landlord on an item-by-item basis to the reasonable Operating Costs that would have been incurred if the Building was
fully occupied and such services were being supplied to all tenants, and such extrapolated Operating Costs shall, for all purposes hereof, be deemed to be the Operating Costs for such fiscal year. 

(k) Audit Right. Provided there is no Event of Default nor any Monetary Default, Tenant may inspect or audit Landlord’s records
relating to Operating Costs for any periods of time within the previous fiscal year before the audit or inspection. However, no audit or inspection shall extend to periods of time before the Rent Commencement Date for the First Phase. Landlord shall
make its books and records relating to Operating Costs for the previous fiscal year available for inspection by Tenant within thirty (30) days after receipt of written notice from Tenant indicating that Tenant desires to exercise its inspection
and audit rights under this Section 5.2(k). If Tenant fails to object to the calculation of Tenant’s Share of Operating Costs on the Year-End Statement within ninety (90) days after receipt of the Year End Statement and/or
fails to complete any such audit or inspection within one hundred eighty (180) days after receipt of the Year End Statement, then Tenant shall be deemed to have waived its right to object to the calculation of Tenant’s Share of Operating
Costs for the year in question and the calculation thereof as set forth on such statement shall be final. Tenant’s audit or inspection shall be conducted only at Landlord’s offices or the offices of Landlord’s property manager during
business hours reasonably designated by Landlord. Tenant shall pay the cost of such audit or inspection. Tenant may not conduct an inspection or have an audit performed more than once during any fiscal year. If such inspection or audit reveals that
an error was made in the calculation of Tenant’s Share of Operating Costs previously charged to Tenant, then, provided no there is no Event of Default nor any Monetary Default, Tenant may credit the difference against the next installment of
additional rent on account of Operating Costs due hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent
that such difference exceeds any amounts then due from Tenant to Landlord. If such inspection or audit reveals an underpayment by Tenant, then Tenant shall pay to Landlord, as additional rent hereunder, any underpayment of any such costs, as the
case may be, within ten (10) days after receipt of an invoice therefor. Tenant shall maintain the results of any such audit or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection, other
than an independent firm of certified public accountants (A) reasonably acceptable to Landlord, (B) which is not compensated on a contingency fee basis or in any other manner which 

  
 12 

 
is dependent upon the results of such audit or inspection, and (C) which executes Landlord’s standard confidentiality agreement whereby it shall agree to maintain the results of such
audit or inspection confidential. The provisions of this Section 5.2(k) shall survive the expiration or earlier termination of this Lease. 

5.3 Taxes. 
 (a)
“Taxes” shall mean the real estate taxes and other taxes, levies and assessments imposed upon the Property, and upon any personal property of Landlord used in the operation of the Property, or on Landlord’s interest in
the Property or such personal property or reasonably allocated thereto; charges, fees and assessments for transit, housing, police, fire or other services or purported benefits to the Property (including without limitation any community preservation
assessments); service or user payments in lieu of taxes; and any and all other taxes, levies, betterments, assessments and charges arising from the ownership, leasing, operation, use or occupancy of the Building or based upon rentals derived
therefrom, which are or shall be imposed by federal, state, county, municipal or other governmental authorities. Taxes shall not include any inheritance, estate, succession, gift, franchise, rental, income, transfer or profit tax, capital stock tax,
capital levy or excise, or any income taxes arising out of or related to the ownership and operation of the Property, provided, however, that any of the same and any other tax, excise, fee, levy, charge or assessment, however described, that may in
the future be levied or assessed as a substitute for or an addition to, in whole or in part, any tax, levy or assessment which would otherwise constitute Taxes, whether or not now customary or in the contemplation of the parties on the Execution
Date of this Lease, shall constitute Taxes, but only to the extent calculated as if the Property were the only real estate owned by Landlord. “Taxes” shall also include reasonable expenses (including without limitation legal and consultant
fees) of tax abatement or other proceedings contesting assessments or levies. 
 (b) “Tax Period” shall be any
fiscal/tax period in respect of which Taxes are due and payable to the appropriate governmental taxing authority (i.e., as mandated by the governmental taxing authority), any portion of which period occurs during the Term of this Lease. 

(c) Payment of Taxes. Tenant shall pay to Landlord, as additional rent, Tenant’s Tax Share of Taxes. Landlord may make a good
faith estimate of the Taxes to be due by Tenant for any Tax Period or part thereof during the Term, and Tenant shall pay to Landlord, on the Rent Commencement Date for the First Phase and on the first (1st) day of each calendar month
thereafter, an amount equal to Tenant’s Tax Share of Taxes for such Tax Period or part thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Tax Share of Taxes and deliver a copy of the estimate or
re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s Tax Share of Taxes shall be appropriately adjusted in accordance with the estimations so that, by the end of the Tax Period in question, Tenant shall have paid all of
Tenant’s Tax Share of Taxes as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Taxes are available for each Tax Period. If the total of such monthly remittances is
greater than Tenant’s Tax Share of Taxes actually due for such Tax Period, then, provided there is no Event of Default nor any Monetary Default, Tenant may credit the difference against the next installment of additional rent on account of
Taxes due hereunder, except that if such difference is 

  
 13 

 
determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts
then due from Tenant to Landlord (it being understood and agreed that if Tenant cures any default prior to the expiration of the notice and/or cure periods set forth in Section 20.1 below, Tenant shall then be entitled to take such
credit). If the total of such remittances is less than Tenant’s Tax Share of Taxes actually due for such Tax Period, Tenant shall pay the difference to Landlord, as additional rent hereunder, within thirty (30) days of Tenant’s
receipt of an invoice therefor. Landlord’s estimate for the next Tax Period shall be based upon actual Taxes for the prior Tax Period plus a reasonable adjustment based upon estimated increases in Taxes. In the event that Payments in Lieu of
Taxes (“PILOT”), instead of or in addition to Taxes, are separately assessed to certain portions of the Building or the Property including the Premises, Taxes shall be deemed to include PILOT. The provisions of this
Section 5.3(c) shall survive the expiration or earlier termination of this Lease. 
 (d) Effect of Abatements.
Appropriate credit against Taxes or PILOT shall be given for any refund obtained by reason of a reduction in any Taxes by the assessors or the administrative, judicial or other governmental agency responsible therefor after deduction of
Landlord’s expenditures for reasonable legal fees and for other reasonable expenses incurred in obtaining the Tax or PILOT refund. 

(e) Part Years. If the Rent Commencement Date for the First Phase or the Expiration Date occurs in the middle of a Tax Period, Tenant
shall be liable for only that portion of the Taxes, as the case may be, with respect to such Tax Period within the Term. 
 5.4 Late
Payments. 
 (a) Any payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the due
date until paid in full at the annual rate often percent (10%), or at any applicable lesser maximum legally permissible rate for debts of this nature (the “Default Rate”). Acceptance of interest shall not constitute a waiver
of Tenant’s default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Lease or at law or in equity now or hereafter in effect. Notwithstanding the
foregoing, Tenant shall be entitled to a grace period of five (5) business days after written notice from Landlord with respect to the first late payment in any Rent Year. 

(b) For each Tenant payment check to Landlord that is returned by a bank for any reason, Tenant shall pay a returned check charge equal to the
amount as shall be customarily charged by Landlord’s bank at the time. 
 (c) Money paid by Tenant to Landlord shall be applied to
Tenant’s account in the following order: first, to any unpaid additional rent, including without limitation late charges, returned check charges, legal fees and/or court costs chargeable to Tenant hereunder; and then to unpaid Base Rent. 

5.5 No Offset; Independent Covenants; Waiver. Rent shall be paid without notice or demand, and without setoff, counterclaim, defense,
abatement, suspension, deferment, reduction 

  
 14 

 
or deduction, except as expressly provided herein. TENANT WAIVES ALL RIGHTS (I) TO ANY ABATEMENT, SUSPENSION, DEFERMENT, REDUCTION OR DEDUCTION OF OR FROM RENT, AND (II) TO QUIT,
TERMINATE OR SURRENDER THIS LEASE OR THE PREMISES OR ANY PART THEREOF, EXCEPT AS EXPRESSLY PROVIDED HEREIN. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL BE SEPARATE AND INDEPENDENT COVENANTS AND AGREEMENTS,
THAT RENT SHALL CONTINUE TO BE PAYABLE IN ALL EVENTS AND THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL CONTINUE UNAFFECTED, UNLESS THE REQUIREMENT TO PAY OR PERFORM THE SAME SHALL HAVE BEEN TERMINATED PURSUANT TO AN EXPRESS PROVISION OF THIS LEASE.
LANDLORD AND TENANT EACH ACKNOWLEDGES AND AGREES THAT THE INDEPENDENT NATURE OF THE OBLIGATIONS OF TENANT HEREUNDER REPRESENTS FAIR, REASONABLE, AND ACCEPTED COMMERCIAL PRACTICE WITH RESPECT TO THE TYPE OF PROPERTY SUBJECT TO THIS LEASE, AND THAT
THIS AGREEMENT IS THE PRODUCT OF FREE AND INFORMED NEGOTIATION DURING WHICH BOTH LANDLORD AND TENANT WERE REPRESENTED BY COUNSEL SKILLED IN NEGOTIATING AND DRAFTING COMMERCIAL LEASES IN MASSACHUSETTS, AND THAT THE ACKNOWLEDGEMENTS AND AGREEMENTS
CONTAINED HEREIN ARE MADE WITH FULL KNOWLEDGE OF THE HOLDING IN WESSON V. LEONE ENTERPRISES, INC., 437 MASS. 708 (2002). SUCH ACKNOWLEDGEMENTS, AGREEMENTS AND WAIVERS BY TENANT ARE A MATERIAL INDUCEMENT TO LANDLORD ENTERING INTO THIS
LEASE. 
 5.6 Survival. Any obligations under this Section 5 which shall not have been paid at the expiration or
earlier termination of the Term shall survive such expiration or earlier termination and shall be paid when and as the amount of same shall be determined and be due. 

6. INTENTIONALLY OMITTED. 
 7. LETTER OF CREDIT.

 7.1 Amount. 
 (a)
Contemporaneously with the execution of this Lease, Tenant shall deliver to Landlord either (i) cash in an amount specified in the Lease Summary Sheet (the “Cash Security Deposit”), which shall be held by Landlord in
accordance with Section 7.5 below, or (ii) an irrevocable letter of credit which shall (a) be in the amount specified in the Lease Summary Sheet and otherwise in the form attached hereto as Exhibit 4;
(b) issued by a bank reasonably acceptable to Landlord upon which presentment may be made in Boston, Massachusetts (if Landlord so requires at the time of its approval thereof); and (c) be for a term of one (1) year, subject to
extension in accordance with the terms hereof (the “Letter of Credit”). The Letter of Credit shall be held by Landlord, without liability for interest, as security for the faithful performance by Tenant of all of the terms,
covenants and conditions of this Lease by the Tenant to be kept and performed during the Term. In no event shall the Letter of Credit be deemed to be a prepayment of Rent nor shall it be considered a measure of

  
 15 

 
liquidated damages. Unless the Letter of Credit is automatically renewing, at least thirty (30) days prior to the maturity date of the Letter of Credit (or any replacement Letter of Credit),
Tenant shall deliver to Landlord a replacement Letter of Credit which shall have a maturity date no earlier than the first day of the following Rent Year or one (1) year from its date of delivery to Landlord, whichever is later. In the event
that the Extension Term Base Rent during any Extension Term is greater than Base Rent during the previous term, the face amount of the Letter of Credit shall be proportionately increased. 

(b) So long as (i) there have not been two (2) or more Events of Default as of the applicable date of the reduction, (ii) there
is no Monetary Default as of the applicable date of the reduction and (iii) there is no material adverse change in Tenant’s net worth as of the applicable date of the reduction as verified by Landlord based upon a certificate from
Tenant’s chief financial officer and audited financials, then the Cash Security Deposit, or the face amount of the Letter of Credit, as the case may be, may be reduced by Tenant to (a) $212,500.00 at the commencement of the Second Rent
Year, (b) $170,000 at the commencement of the third Rent Year, and (c) $127,500 at the commencement of the fourth Rent Year. Landlord shall, at no cost to Landlord, cooperate with Tenant and the issuer of the Letter of Credit in connection
with any such reduction of the Letter of Credit, if applicable. 
 7.2 Application of Proceeds of Letter of Credit. Upon an Event of
Default, or if any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations, arrangements, compositions or other relief from creditors (and, in
the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days) or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding, or upon the end of the Term if
there remains any uncured default of which Tenant shall have received notice, Landlord at its sole option may draw down all or a part of the Letter of Credit. The balance of any Letter of Credit cash proceeds shall be held in accordance with
Section 7.5 below. Should the entire Letter of Credit, or any portion thereof, be drawn down by Landlord, Tenant shall, upon the written demand of Landlord, deliver a replacement Letter of Credit in the amount drawn, and Tenant’s
failure to do so within ten (10) days after receipt of such written demand shall constitute an additional Event of Default hereunder. The application of all or any part of the cash proceeds of the Letter of Credit to any obligation or default
of Tenant under this Lease shall not deprive Landlord of any other rights or remedies Landlord may have nor shall such application by Landlord constitute a waiver by Landlord. 

7.3 Transfer of Letter of Credit. In the event that Landlord transfers its interest in the Premises, Tenant shall upon notice from and
at no cost to Landlord, deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit naming Landlord’s successor as the beneficiary thereof. If Tenant fails to deliver such amendment or replacement within ten
(10) days after written notice from Landlord, Landlord shall have the right to draw down the entire amount of the Letter of Credit and hold the proceeds thereof in accordance with Section 7.5 below. 

7.4 Credit of Issuer of Letter of Credit. In event of a material adverse change in the financial position of any bank or institution
which has issued the Letter of Credit or any replacement Letter of Credit hereunder, Landlord reserves the right to require that Tenant change 

  
 16 

 
the issuing bank or institution to another bank or institution reasonably approved by Landlord. Tenant shall, within ten (10) days after receipt of written notice from Landlord, which notice
shall include the basis for Landlord’s reasonable belief that there has been a material adverse change in the financial position of the issuer of the Letter of Credit, replace the then-outstanding letter of credit with a like Letter of Credit
from another bank or institution approved by Landlord. 
 7.5 Security Deposit. Landlord shall hold the Cash Security Deposit and/or
the balance of proceeds remaining after a draw on the Letter of Credit (each hereinafter referred to as the “Security Deposit”) as security for Tenant’s performance of all its Lease obligations. After an Event of
Default, or upon the end of the Term if there remains any uncured default of which Tenant shall have received notice, Landlord may apply the Security Deposit, or any part thereof, to Landlord’s damages without prejudice to any other Landlord
remedy. Should Landlord apply all or any portion of the Security Deposit in accordance with the terms of this Lease, Tenant shall, upon the written demand of Landlord, deliver cash in the amount applied, and Tenant’s failure to do so within
twenty (20) days after receipt of such written demand shall constitute an additional Event of Default hereunder. Tenant shall have the right to deliver a replacement Letter of Credit in the form and amount required hereunder, and upon receipt
of such replacement Letter of Credit, Landlord shall return the Security Deposit to Tenant. Landlord has no obligation to pay interest on the Security Deposit and may co-mingle the Security Deposit with Landlord’s funds. If Landlord conveys its
interest under this Lease, the Security Deposit, or any part not applied previously, may be turned over to the grantee in which case Tenant shall look solely to the grantee for the proper application and return of the Security Deposit. 

7.6 Return of Security Deposit or Letter of Credit. Should Tenant comply with all of such terms, covenants and conditions and promptly
pay all sums payable by Tenant to Landlord hereunder, the Security Deposit and/or Letter of Credit or the remaining proceeds therefrom, as applicable, shall be returned to Tenant within sixty (60) days after the end of the Term, less any
portion thereof which may have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord. 
 8. INTENTIONALLY
OMITTED. 
 9. UTILITIES, HVAC; WASTE. 

9.1 Electricity. 
 (a)
Charges. Prior to the Term Commencement Date applicable to the Final Phase, Landlord shall have installed metering equipment to measure electricity furnished to the Premises. Commencing on the applicable Term Commencement Date, Tenant shall
pay all charges for electricity furnished to the applicable Phase of the Premises and/or any equipment exclusively serving the same as additional rent, based on Landlord’s reasonable estimates and/or any applicable metering equipment. At
Tenant’s request, Landlord shall provide Tenant with reasonable back-up documentation regarding the total charges and the method of allocating the charges to Tenant. Landlord shall, at Tenant’s sole cost and expense, maintain and keep in
good order, condition and repair any metering equipment. Tenant shall pay the full amount of any charges attributable to such meter on or before the due date therefor either directly to the supplier thereof. 

  
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 (b) Additional Electricity Requirements. If Tenant shall subsequently require electric
current for use in the Premises in excess of 12 watts per square foot and if, in Landlord’s reasonable judgment, (i) Landlord’s facilities are inadequate for such excess requirements, or (ii) such excess use shall result in an
additional burden on the Building air conditioning systems and additional cost to Landlord on account thereof then, as the case may be, Landlord, upon written request and at the sole cost and expense of Tenant, may furnish and install such
additional wire, conduits, feeders, switchboards and appurtenances as reasonably may be required to supply such additional requirements of Tenant if current therefor is available to Landlord, provided that the same (v) shall be permitted by
Legal Requirements and insurance regulations, (w) shall not cause damage to the Building or the Premises, (x) shall not cause or create a dangerous or hazardous condition, (y) shall not entail excessive or unreasonable alterations or
repairs, and (z) shall not interfere with or disturb other tenants or occupants of the Building. Tenant shall reimburse Landlord for such additional cost within ten (10) days of demand therefor. 

9.2 Water. Prior to the Term Commencement Date applicable to the Final Phase, Landlord shall have installed metering equipment to
measure water furnished to the Premises. Commencing on the Term Commencement Date for the First Phase, Tenant shall pay all charges for water furnished to the First Phase and/or any equipment exclusively serving the same as additional rent, based on
Landlord’s reasonable estimates or any applicable metering equipment. Prior to the Term Commencement Date for the Final Phase, metering equipment to measure water furnished to the Premises and any equipment exclusively serving the same shall
have been installed. Landlord, at Tenant’s expense, shall maintain and keep in good repair and condition such water meter equipment. Tenant shall pay the full amount of any charges attributable to such meter(s) on or before the due date
therefor directly to the supplier thereof. 
 9.3 Gas. Prior to the Term Commencement Date applicable to the Final Phase, Landlord
shall have installed metering equipment to measure gas furnished to the Premises. Commencing on the Term Commencement Date for the First Phase, Tenant shall pay all charges for gas furnished to the First Phase and/or any equipment exclusively
serving the same as additional rent, based on Landlord’s reasonable estimates or any applicable metering equipment. Prior to the Term Commencement Date for the Final Phase, metering equipment to measure natural gas furnished to the Premises and
any equipment exclusively serving the same shall have been installed. Landlord, at Tenant’s expense, shall maintain and keep in good repair and condition such gas meter equipment. Tenant shall pay the full amount of any charges attributable to
such meter(s) on or before the due date therefor directly to the supplier thereof. 
 9.4 HVAC. 

(a) General. Landlord shall furnish hot water to the Premises twenty-four (24) hours per day, seven (7) days per week for use
in connection with Tenant’s heating equipment. Landlord shall furnish to and distribute in the Premises chilled water for use in connection with Tenant’s air conditioning equipment during normal business hours. Whenever the air
conditioning systems are in operation, Tenant agrees to use reasonable efforts to lower 

  
 18 

 
and close the blinds or drapes when necessary because of the sun’s position, and to cooperate fully with Landlord with regard to, and to abide by all the reasonable regulations and
requirements which Landlord may prescribe for the proper functioning and protection of the air conditioning systems. 
 (b) Additional
Requirements. In the event Tenant requires additional air conditioning for equipment, business machines, meeting rooms or other special purposes, or because of occupancy, then any additional air conditioning units, chillers, condensers,
compressors, ducts, piping and other equipment may be installed by Landlord or, at Landlord’s election, by Tenant with Landlord’s supervision, in either case at Tenant’s sole cost and expense, but only if, in Landlord’s
reasonable judgment, the same will not (i) cause damage or injury to the Building, (ii) create a dangerous or hazardous condition, (iii) entail excessive or unreasonable alterations, repairs or expense or (iv) interfere with or
disturb other tenants. Tenant shall reimburse Landlord, as additional rent hereunder, for the cost incurred by Landlord in installing, maintaining and operating such additional air conditioning equipment and the charges for all utilities consumed
thereby. 
 9.5 Other Utilities; Utility Information. Subject to Landlord’s reasonable rules and regulations governing the same,
Tenant shall obtain and pay, as and when due, for all other utilities and services consumed in and/or furnished to the Premises, together with all taxes, penalties, surcharges and maintenance charges pertaining thereto. Within ten (10) business
days after Landlord’s request from time to time, Tenant shall provide Landlord with reasonably detailed information regarding tenant’s utility usage in the Premises. 

9.6 Interruption or Curtailment of Utilities. 

(a) When necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements which in the reasonable
judgment of Landlord are desirable or necessary to be made, Landlord reserves the right, upon as much prior notice to Tenant as is practicable under the circumstances and no less than twenty-four (24) hours’ notice except in the event of
an emergency, to interrupt, curtail, or stop (i) the furnishing of hot and/or cold water, and (ii) the operation of the plumbing and electric systems. Landlord shall exercise reasonable diligence to eliminate the cause of any such
interruption, curtailment, stoppage or suspension, but, subject to Section 9.6(b) below, there shall be no diminution or abatement of Rent or other compensation due from Landlord to Tenant hereunder, nor shall this Lease be affected or
any of Tenant’s obligations hereunder reduced, and Landlord shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services or systems. 

(b) Notwithstanding anything to the contrary in this Lease contained, if the Premises shall lack any service which Landlord is required to
provide hereunder, or if Tenant’s use and occupancy of the Premises or any part thereof shall be disturbed in violation of Section 24 hereof (thereby rendering the Premises or a portion thereof substantially untenantable) such that,
for the duration of the Landlord Service Interruption Cure Period (hereinafter defined), the continued operation in the ordinary course of Tenant’s business in any portion of the Premises is materially and adversely affected, and if Tenant
ceases to use the affected portion of the Premises (the “Affected Portion”) during the period of untenantability as 

  
 19 

 
the direct result of such lack of service or disturbance, then, provided that Tenant ceases to use the Affected Portion during the entirety of the Landlord Service Interruption Cure Period and
that such untenantability and Landlord’s inability to cure such condition is not caused by the fault or neglect of any of the Tenant Parties, Base Rent shall thereafter be abated in proportion to such untenantability until the day such
condition is completely corrected. For purposes hereof, the “Landlord Service Interruption Cure Period” shall be defined as five (5) consecutive business days after Landlord’s receipt of written notice from Tenant
of the condition causing untenantability in the Affected Portion. The provisions of this Section 9.6(b) shall not apply in the event of untenantability caused by causes beyond Landlord’s control or if Landlord is unable to cure such
condition as the result of causes beyond Landlord’s control. 
 9.7 Telecommunications Providers. Notwithstanding anything to
the contrary herein or in this Lease contained, Landlord has no obligation to allow any particular telecommunications service provider to have access to the Building or to Premises other than Verizon (the “Approved
Provider”). If Landlord permits such access, Landlord may condition such access upon (a) the execution of Landlord’s standard telecommunications agreement (which shall include a provision requiring the payment of fair market
rent for any space in the Property dedicated, licensed and/or leased to such provider), and (b) the payment to Landlord by Tenant or the service provider of any costs incurred by Landlord in facilitating such access. Subject to the preceding
sentence, Landlord’s consent to providing access to the Building to any service provider other than the Approved Provider shall not be unreasonably withheld, conditioned or delayed provided such access does not require any street opening
permits or approvals (unless otherwise agreed to by the City of Cambridge) or would unreasonably interfere with the use of the Common Areas. 

9.8 Landlord’s Services. Subject to reimbursement pursuant to Section 5.2 above, Landlord shall provide the services
described in Exhibit 8 attached hereto and made a part hereof (“Landlord’s Services”). 
 10. MAINTENANCE AND
REPAIRS. 
 10.1 Maintenance and Repairs by Tenant. 

(a) Tenant shall keep all and singular the Premises (including, without limitation, doors and door frames and plate glass (provided that
Landlord shall have the right to repair and/or replace, as necessary, plate glass at Tenant’s cost)), neat and clean and free of insects, rodents, vermin and other pests and in such good repair, order and condition as the same are in on the
applicable Term Commencement Date or in such better condition as the Premises may be put in during the Term, reasonable wear and tear and damage by insured Casualty excepted. Tenant shall be solely responsible, at Tenant’s sole cost and
expense, for the proper maintenance of all building systems, sanitary, electrical, heating, air conditioning, plumbing, security or other systems and of all equipment and appliances installed and/or operated by Tenant and/or exclusively serving the
Premises. Tenant agrees to provide regular maintenance by contract with a reputable qualified service contractor for the heating and air conditioning equipment servicing the Premises. Such maintenance contract and contractor shall be subject to
Landlord’s reasonable approval. Tenant, at Landlord’s request, shall at reasonable intervals provide Landlord with copies of such contracts and maintenance and repair records and/or reports. 

  
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 (b) In the event that Tenant is required, pursuant to Section 10.1(a) to replace a
capital item that will remain in the Premises after the expiration of the Term and the useful life of such replacement will extend beyond the expiration of the Term, then, so long as there is no Event of Default uncured as of the expiration of the
Term, Landlord shall, within thirty (30) days after the later to occur of (i) the expiration of the Term, and (ii) Landlord’s receipt of a reasonably detailed invoice reflecting the cost of the capital item and Tenant’s
good-faith determination of its useful life (determined in accordance with sound accounting principles consistently applied), pay to Tenant an amount equal to the unamortized cost of such capital item (calculated as of the last day of the Term with
no interest), less any amounts then due and owing by Tenant to Landlord. 
 10.2 Maintenance and Repairs by Landlord. Except as
otherwise provided in Section 15, and subject to Tenant’s obligations in Section 10.1 above, Landlord shall keep and maintain the roof, Building structure, exterior window frames, structural floor slabs and columns in
good repair, order and condition. In addition, Landlord shall operate and maintain the Common Areas in substantially the same manner as other first-class combination office and laboratory facilities in the East Cambridge/Kendall Square area. 

10.3 Accidents to Sanitary and Other Systems. Tenant shall give to Landlord prompt notice of any fire or accident in the Premises or in
the Building and of any damage to, or defective condition in, any part or appurtenance of the Building including, without limitation, sanitary, electrical, ventilation, heating and air conditioning or other systems located in, or passing through,
the Premises. Except as otherwise provided in Section 15, and subject to Tenant’s obligations in Section 10.1 above, such damage or defective condition shall be remedied by Landlord with reasonable diligence, but,
subject to Section 14.5 below, if such damage or defective condition was caused by any of the Tenant Parties, the cost to remedy the same shall be paid by Tenant. 

10.4 Floor Load – Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per
square foot of area which such floor was designed to carry and which is allowed by Legal Requirements. Landlord reserves the right to prescribe the weight and position of all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures
(collectively, “Heavy Equipment”), which shall be placed so as to distribute the weight. Heavy Equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient in Landlord’s reasonable
judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not move any Heavy Equipment into or out of the Building without giving Landlord prior written notice thereof and observing all of Landlord’s Rules and Regulations with
respect to the same. If such Heavy Equipment requires special handling, Tenant agrees to employ only persons holding a Master Rigger’s License to do said work, and that all work in connection therewith shall comply with Legal Requirements. Any
such moving shall be at the sole risk and hazard of Tenant and Tenant will defend, indemnify and save Landlord and Landlord’s agents (including without limitation its property manager), contractors and employees (collectively with Landlord, the
“Landlord Parties”) harmless from and against any and all claims, damages, losses, penalties, costs, expenses and fees (including without 

  
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limitation reasonable legal fees) (collectively, “Claims”) resulting directly or indirectly from such moving. Proper placement of all Heavy Equipment in the Premises shall
be Tenant’s responsibility. 
 11. ALTERATIONS AND IMPROVEMENTS BY TENANT. 

11.1 Landlord’s Consent Required. Tenant shall not make any alterations, decorations, installations, removals, additions or
improvements (collectively, “Alterations”) in or to the Premises without Landlord’s prior written approval of the contractor(s), written plans and specifications, a time schedule therefor and the items listed in
Exhibit 5 attached hereto and made a part hereof. Landlord reserves the right to require that Tenant use Landlord’s preferred vendor(s) for any Alterations that involve roof penetrations, alarm tie-ins, sprinklers, fire alarm and
other life safety equipment. Tenant shall not make any amendments or additions to plans and specifications approved by Landlord without Landlord’s prior written consent. Landlord’s approval of non-structural Alterations shall not be
unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, Landlord may withhold its consent in its sole discretion (a) to any Alteration to or affecting the lab benches, fume hoods, roof and/or building systems,
(b) with respect to matters of aesthetics relating to Alterations to or affecting the exterior of the Building, and (c) to any Alteration affecting the Building structure. Notwithstanding the foregoing, Landlord’s consent shall not be
required (but the applicable Exhibit 5 items shall be provided if reasonably required by Landlord) with respect to any Alterations that are purely decorative in nature (“Decorative Alterations”) nor with respect
to non-structural Alterations costing less than $25,000 in any one instance (and $75,000 in the aggregate per year) so long as such Alterations do not materially adversely affect the roof, Building systems or Building exterior (each, a
“Permitted Alteration”), provided Tenant shall provide Landlord with reasonably detailed written notice thereof. No Alterations shall create a mix of the Permitted Uses in the Premises that is inconsistent with the design of
the base Building. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without limitation, compliance with Legal Requirements, functionality of design, the structural integrity of the design, the
configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval of Tenant’s plans shall in no event relieve Tenant of the responsibility for such design. Landlord shall have no
liability or responsibility for any claim, injury or damage alleged to have been caused by the particular materials (whether building standard or non-building standard), appliances or equipment selected by Tenant in connection with any work
performed by or on behalf of Tenant. Except as otherwise expressly set forth herein, all Alterations shall be done at Tenant’s sole cost and expense and at such times and in such manner as Landlord may from time to time reasonably designate. If
Tenant shall make any Alterations, Landlord may elect, not later than the time of Landlord’s approval thereof (or as soon as reasonably possible and in any event within thirty (30) days after receipt of reasonably detailed notice regarding
any Permitted Alterations), to require Tenant at the expiration or sooner termination of the Term to remove such Alterations and restore the Premises to substantially the same condition as existed immediately prior to such Alterations. If Landlord
does not timely elect to require such removal, then any such Alteration shall become part of the Premises upon installation, and shall be surrendered with the Premises at the end of the Term. Tenant shall provide Landlord with reproducible record
drawings (in CAD format) of all Alterations other than Decorative Alterations within sixty (60) days after completion thereof. Subject to the terms and conditions set forth in this Article 11, Tenant shall have the right to install
and maintain a card access system in the Premises. 

  
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 11.2 Supervised Work. Landlord and Tenant recognize that to the extent Landlord permits
Tenant to perform any Alterations outside the Premises and/or affecting the Building systems, or if required by Legal Requirements, Landlord will need to make arrangements to have supervisory personnel on site. Accordingly, Landlord and Tenant agree
as follows: Tenant shall give Landlord at least two (2) business days’ prior written notice of any time outside of normal construction hours when Tenant intends to perform portions of Alterations (the “Supervised
Work”). Tenant shall reimburse Landlord, within thirty (30) days after demand therefor, for the reasonable out-of-pocket cost of Landlord’s supervisory personnel overseeing the Supervised Work. 

11.3 Harmonious Relations. Tenant agrees that it will not, either directly or indirectly, use any contractors and/or materials if their
use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction, maintenance and/or operation of the Building, the Property or any
part thereof. In the event of any such difficulty, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such difficulty to leave the Property immediately. 

11.4 Liens. No Alterations shall be undertaken by Tenant until Tenant has made provision for written waiver of liens from all
contractors for such Alteration and taken other appropriate protective measures approved and/or required by Landlord. If the cost of such Alteration exceeds $50,000, then Tenant shall either: (a) demonstrate to Landlord, to Landlord’s
reasonable satisfaction, that Tenant is able to pay for the cost of such Alteration, or (b) provide to Landlord security, in form and amount reasonably satisfactory to Landlord (such as a letter of credit, escrowed funds, payment, performance
and lien bonds or a guaranty), securing Tenant’s obligation to pay for the entire cost of such Alteration. Any mechanic’s lien filed against the Premises or the Building for work claimed to have been done for, or materials claimed to have
been furnished to, Tenant shall be discharged by Tenant within ten (10) days thereafter, at Tenant’s expense by filing the bond required by law or otherwise. 

11.5 General Requirements. Unless Landlord and Tenant otherwise agree in writing, Tenant shall (a) procure or cause others to
procure on its behalf all necessary permits before undertaking any Alterations in the Premises (and provide copies thereof to Landlord); (b) perform all of such Alterations in a good and workmanlike manner, employing materials of good quality
and in compliance with Landlord’s construction rules and regulations, all insurance requirements of this Lease, and Legal Requirements; and (c) defend, indemnify and hold the Landlord Parties harmless from and against any and all Claims
occasioned by or growing out of such Alterations except to the extent caused by the negligence or willful misconduct of any of the Landlord Parties. Tenant shall cause contractors employed by Tenant to (i) carry Worker’s Compensation
Insurance in accordance with statutory requirements, (ii) carry Automobile Liability Insurance and Commercial General Liability Insurance (A) naming Landlord as an additional insured, and (B) covering such contractors on or about the
Premises in the amounts stated in Section 14 hereof or in such other reasonable amounts as Landlord shall require, and (iii) submit binders evidencing such coverage to Landlord prior to the commencement of any

  
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such Alterations. In addition, if construction during normal business hours unreasonably disturbs other tenants of the Property, in Landlord’s sole discretion, Landlord may require Tenant to
stop the performance of Alterations during normal business hours and to perform the same after hours. 
 12. SIGNAGE. 

12.1 Restrictions. Subject to Section 12.3 below, Tenant shall not place or suffer to be placed or maintained on the
exterior of the Premises, or any part of the interior visible from the exterior thereof, any sign, banner, advertising matter or any other thing of any kind (including, without limitation, any hand-lettered advertising), and shall not place or
maintain any decoration, letter or advertising matter on the glass of any window or door of the Premises without first obtaining Landlord’s written approval. No signs or blinds may be put on or in any window or elsewhere if visible from the
exterior of the Building. Tenant may not remove the building standard blinds without Landlord’s prior written consent. Tenant may hang its own drapes, provided that they shall not in any way interfere with any building standard drapery or
blinds provided by Landlord or be visible from the exterior of the Building, and that such drapes are so hung and installed that, when drawn, the building standard drapery or blinds are automatically also drawn. 

12.2 Building Directory. Landlord shall list Tenant within the directory in the Building lobby at Landlord’s sole cost and
expense. Subject to reasonable limits on the number of lines on the directory Landlord can provide and all such additional signage in the lobby directory, Landlord shall add the names of any approved subtenants or licensees occupying any portion of
the Premises at Tenant’s sole cost and expense. 
 12.3 Exterior Signage. Provided that and for so long as Tenant is then
occupying at least twenty-five percent (25%) of the rentable square feet of the Building, Tenant shall have the right to erect and maintain one (1) sign on the exterior of the Building listing no other entity or person other than Tenant
(the “Exterior Signage”), provided (i) the Exterior Signage complies with all Legal Requirements as-of-right (and Tenant shall have obtained any necessary permits prior to erecting the Exterior Signage), (ii) the
location of the Exterior Signage shall be subject to Landlord’s reasonable approval, (iii) the size, materials, design, lighting and method of installation of the Exterior Signage, and any requested changes thereto, shall be subject to
Landlord’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed, and (iv) Tenant shall at all times maintain the Exterior Signage in good order, condition and repair and shall remove the
Exterior Signage at the expiration or earlier termination of the term hereof or upon Landlord’s written demand after the failure of Tenant to comply with the provisions of this Section 12.3, and shall repair any damage to the
Building caused by the Exterior Signage or the installation or removal thereof. Tenant shall have the right, from time to time throughout the term of this Lease, to replace its signage (if any) with signage which is equivalent to the signage being
replaced, subject to all of the terms and conditions of this Section 12.3. 

  
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 13. ASSIGNMENT, MORTGAGING AND SUBLETTING. 

13.1 Landlord’s Consent Required. Tenant shall not, without Landlord’s prior written consent, which consent may be withheld
in Landlord’s sole discretion, mortgage or otherwise encumber this Lease or the Premises in whole or in part. Except as expressly otherwise set forth herein, Tenant shall not, without Landlord’s prior written consent, assign, sublet,
license or transfer this Lease or the Premises in whole or in part whether by operation of law or otherwise, or at one time or at intervals, or permit the occupancy of all or any portion of the Premises by any person or entity other than
Tenant’s employees (each of the foregoing, a “Transfer”). Any purported Transfer made without Landlord’s consent, if required hereunder, shall be void and confer no rights upon any third person, provided that if
there is a Transfer, Landlord may collect rent from the transferee without waiving the prohibition against Transfers, accepting the transferee, or releasing Tenant from full performance under this Lease. In the event of any Transfer in violation of
this Section 13, Landlord shall have the right to terminate this Lease upon thirty (30) days’ written notice to Tenant given within sixty (60) days after receipt of written notice from Tenant to Landlord of any Transfer,
or within one (1) year after Landlord first learns of the Transfer if no notice is given. No Transfer shall relieve Tenant of its primary obligation as party Tenant hereunder, nor shall it reduce or increase Landlord’s obligations under
this Lease. 
 13.2 Landlord’s Recapture Right. 

(a) Subject to Section 13.7 below, Tenant shall, prior to offering or advertising fifty percent (50%) or more of the Premises
for a Transfer for the balance of the Term, give a written notice (the “Recapture Notice”) to Landlord which: (i) states that Tenant desires to make a Transfer, (ii) identifies the affected portion of the Premises
(the “Recapture Premises”), and offers to Landlord to terminate this Lease with respect to the Recapture Premises. Landlord shall have fifteen (15) business days within which to respond to the Recapture Notice. 

(b) If Tenant does not enter into a Transfer on substantially the same terms and conditions as contained in the Recapture Notice on or before
the date which is one hundred eighty (180) days after the earlier of: (x) the expiration of the 15-business day period specified in Section 13.2(a) above, or (y) the date that Landlord notifies Tenant that Landlord will
not accept Tenant’s offer contained in the Recapture Notice, time being of the essence, then prior to entering into any Transfer after such 180-day period, Tenant must deliver to Landlord a new Recapture Notice in accordance with
Section 13.2(a) above. 
 (c) Notwithstanding anything to the contrary contained herein, if Landlord notifies Tenant that it
accepts the offer contained in the Recapture Notice or any subsequent Recapture Notice, Tenant shall have the right, for a period of fifteen (15) days following receipt of such notice from Landlord, time being of the essence, to notify Landlord
in writing that it wishes to withdraw such offer and this Lease shall continue in full force and effect. 
 13.3 Standard of Consent to
Transfer. If Landlord does not timely give written notice to Tenant accepting a Recapture Offer or declines to accept the same, then Landlord agrees that, subject to the provisions of this Section 13, Landlord shall not unreasonably
withhold, condition 

  
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or delay its consent to a Transfer on the terms contained in the Recapture Notice to an entity which will use the Premises for the Permitted Uses and, in Landlord’s reasonable opinion:
(a) has a tangible net worth and other financial indicators sufficient to meet the Transferee’s obligations under the Transfer instrument in question; (b) has a business reputation compatible with the operation of a first-class
combination laboratory, research, development and office building; and (c) the intended use of such entity does not violate any exclusive or restrictive use provisions of any leases then in effect with respect to space in the Property;
provided, however, if there shall be, at the time that Landlord is otherwise required to provide its consent, an event which, with the passage of time and/or the giving of notice, would constitute an Event of Default, then it shall be reasonable for
Landlord to condition its consent to the Transfer in question on Tenant’s cure of such default prior to the expiration of applicable cure periods set forth in Section 20.1. 

13.4 Listing Confers no Rights. The listing of any name other than that of Tenant, whether on the doors of the Premises or on the
Building directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this Lease or in the Premises or be deemed to effect or evidence any consent of Landlord, it being expressly
understood that any such listing is a privilege extended by Landlord revocable at will by written notice to Tenant. 
 13.5 Profits In
Connection with Transfers. Excluding any assignment(s) of this Lease to a Successor, Tenant shall, within thirty (30) days of receipt thereof, pay to Landlord fifty percent (50%) of any rent, sum or other consideration to be paid or
given in connection with any Transfer, either initially or over time, after deducting reasonable actual out-of-pocket legal, and brokerage expenses incurred by Tenant and unamortized improvements paid for by Tenant in connection therewith, in excess
of Rent hereunder as if such amount were originally called for by the terms of this Lease as additional rent. 
 13.6 Prohibited
Transfers. Notwithstanding any contrary provision of this Lease, Tenant shall have no right to make a Transfer unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on
which such Transfer is to take effect, there is not an Event of Default. Notwithstanding anything to the contrary contained herein, Tenant agrees that in no event shall Tenant make a Transfer to (a) any government agency; (b) any tenant,
subtenant or occupant of other space in the Building; or (c) any entity with whom Landlord shall have negotiated for space in the Property in the six (6) months immediately preceding such proposed Transfer. 

13.7 Exceptions to Requirement for Consent. Notwithstanding anything to the contrary herein contained, Tenant shall have the right,
without obtaining Landlord’s consent and without giving Landlord a Recapture Notice, to make a Transfer to (a) an Affiliated Entity (hereinafter defined) so long as such entity remains in such relationship to Tenant, and (b) a
Successor, provided that prior to or simultaneously with any such Transfer, such Affiliated Entity or Successor, as the case may be, and Tenant execute and deliver to Landlord an assignment and assumption agreement in form and substance reasonably
acceptable to Landlord whereby such Affiliated Entity or Successor, as the case may be, shall agree to be independently bound by and upon all the covenants, agreements, terms, provisions and conditions set forth in the Lease on the part of Tenant to
be performed, and whereby such Affiliated Entity or 

  
 26 

 
Successor, as the case may be, shall expressly agree that the provisions of this Section 13 shall, notwithstanding such Transfer, continue to be binding upon it with respect to all future
Transfers. For the purposes hereof, an “Affiliated Entity” shall be defined as any entity (a) that has a net worth and other financial indicators demonstrating such entity’s ability to perform all of Tenant’s
obligations hereunder, as evidenced by audited financial statements; and (b) which is controlled by, is under common control with, or which controls Tenant. For the purposes hereof, a “Successor” shall be defined as any
entity into or with which Tenant is merged or with which Tenant is consolidated or which acquires all or substantially all of Tenant’s stock or assets, provided that the surviving entity shall have a net worth no less than Tenant prior to such
transaction. Notwithstanding the provisions of this Section 13.7, no transaction or series of transactions which are effected solely for the purpose of qualifying as a transaction which does not require Landlord’s consent (i.e. and
thereby avoiding the operation of the provisions of this Article 13) shall be permitted pursuant to this Section 13.7. 

13.8 Investment Policies. Notwithstanding anything to the contrary contained herein, Tenant may not enter into any Transfer with any
person or entity if the identity of such person or entity is inconsistent with the written investment policies of Landlord and/or Landlord’s parent as provided to Tenant by Landlord prior to Landlord’s receipt of Tenant’s notice of
such proposed Transfer, and any such Transfer shall be void ab initio. The provisions of this Section 13.8 shall apply to all Transferees, including without limitation, Affiliated Entities, Successors and Participating Companies.
Notwithstanding the foregoing, the provisions of this Section 13.8 shall be of no further force and effect if Landlord and/or Fee Owner are no longer affiliates of Massachusetts Institute of Technology. 

14. INSURANCE; INDEMNIFICATION; EXCULPATION. 

14.1 Tenant’s Insurance. 

(a) Tenant shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Tenant remains in occupancy of the
Premises) commercial general liability insurance insuring Tenant on an occurrence basis against all claims and demands for personal injury liability (including, without limitation, bodily injury, sickness, disease, and death) or damage to property
which may be claimed to have occurred from and after the time any of the Tenant Parties shall first enter the Premises, of not less than One Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) annual aggregate, and from
time to time thereafter shall be not less than such higher amounts, if procurable, as may be reasonably required by Landlord. Tenant shall also carry umbrella liability coverage in an amount of no less than Eight Million Dollars ($8,000,000). Such
policy shall also include contractual liability coverage covering Tenant’s liability assumed under this Lease, including without limitation Tenant’s indemnification obligations. Such insurance policy(ies) shall name Landlord,
Landlord’s managing agent and persons claiming by, through or under them, if any, as additional insureds. 
 (b) Tenant shall take out
and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended coverage and so-called “all risk” coverage insurance in an amount equal to one hundred percent (100%) of the replacement cost insuring
(i) all items or components of Alterations (collectively, the “Tenant-Insured Improvements”), and 

  
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(ii) Tenant’s furniture, equipment, fixtures and property of every kind, nature and description related or arising out of Tenant’s leasehold estate hereunder, which may be in or
upon the Premises or the Building (collectively, “Tenant’s Property”). Such insurance shall insure the interests of both Landlord and Tenant as their respective interests may appear from time to time. 

(c) Tenant shall take out and maintain a policy of business interruption insurance throughout the Term sufficient to cover at least twelve
(12) months of Rent due hereunder and Tenant’s business losses during such 12-month period. 
 (d) Tenant shall procure and
maintain at its sole expense such additional insurance as may be necessary to comply with any Legal Requirements. 
 (e) During periods when
any Alterations are being performed, Builders Risk Insurance. 
 (f) The insurance required pursuant to Sections 14.1(a),
(b), (c), (d) and (e) (collectively, “Tenant’s Insurance Policies”) shall be effected with insurers approved by Landlord, with a rating of not less than “A-VII” in the
current Best’s Insurance Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies. Tenant’s Insurance Policies shall each provide that it shall not be canceled or modified without at
least thirty (30) days’ prior written notice to each insured named therein. Tenant’s Insurance Policies may include deductibles in an amount no greater than the greater of $25,000 or commercially reasonable amounts. On or before the
date on which any of the Tenant Parties shall first enter the Premises and thereafter not less than fifteen (15) days prior to the expiration date of each expiring policy, Tenant shall deliver to Landlord binders of Tenant’s Insurance
Policies issued by the respective insurers setting forth in full the provisions thereof together with evidence satisfactory to Landlord of the payment of all premiums for such policies. In the event of any claim, and upon Landlord’s request,
Tenant shall deliver to Landlord complete copies of Tenant’s Insurance Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee copies of the foregoing documents. 

14.2 Indemnification. 

(a) Except to the extent caused by the negligence or willful misconduct of any of the Landlord Parties, Tenant shall defend, indemnify and
save the Landlord Parties harmless from and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority arising from: 

(i) Tenant’s breach of any covenant or obligation under this Lease; 

(ii) Any injury to or death of any person, or loss of or damage to property, sustained or occurring in, upon, at or about the
Premises; 
 (iii) Any injury to or death of any person, or loss of or damage to property arising out of the use or occupancy
of the Premises by or the negligence or willful misconduct of any of the Tenant Parties; and 
 (iv) On account of or based
upon any work or thing whatsoever done (other than by Landlord or any of the Landlord Parties) at the Premises during the Term and during the period of time, if any, prior to the applicable Term Commencement Date that any of the Tenant Parties may
have been given access to the applicable Phase of the Premises. 

  
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 (b) Except to the extent caused by the negligence or willful misconduct of any of the Tenant
Parties, Landlord shall defend, indemnify and save Tenant harmless from and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority arising from (i) Landlord’s breach of any covenant or
obligation under this Lease, or (ii) any injury to or death of any person, or loss of or damage to property arising out of the negligence or willful misconduct of any of the Landlord Parties. 

14.3 Property of Tenant. Tenant covenants and agrees that, to the maximum extent permitted by Legal Requirements, all of Tenant’s
Property at the Premises shall be at the sole risk and hazard of Tenant, and that if the whole or any part thereof shall be damaged, destroyed, stolen or removed from any cause or reason whatsoever, no part of said damage or loss shall be charged
to, or borne by, Landlord, except, subject to Section 14.5 hereof, to the extent such damage or loss is due to the negligence or willful misconduct of any of the Landlord Parties. 

14.4 Limitation of Landlord’s Liability for Damage or Injury. Landlord shall not be liable for any injury or damage to persons,
animals, or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain or snow or leaks from any part of the Building or from the
pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism, malicious mischief or by any other cause of whatever nature, except to the extent caused by or due to
the negligence or willful misconduct of any of the Landlord Parties, and then, where notice and an opportunity to cure are appropriate (i.e., where Tenant has an opportunity to know or should have known of such condition sufficiently in advance of
the occurrence of any such injury or damage resulting therefrom as would have enabled Landlord to prevent such damage or loss had Tenant notified Landlord of such condition) only after (i) notice to Landlord of the condition claimed to
constitute negligence or willful misconduct, and (ii) the expiration of a reasonable time after such notice has been received by Landlord without Landlord having commenced to take all reasonable and practicable means to cure or correct such
condition; and pending such cure or correction by Landlord, Tenant shall take all reasonably prudent temporary measures and safeguards to prevent any injury, loss or damage to persons or property. Notwithstanding the foregoing, in no event shall any
of the Landlord Parties be liable for any loss which is covered by insurance policies actually carried or required to be so carried by this Lease; nor shall any of the Landlord Parties be liable for any such damage caused by other tenants or persons
in the Building or caused by operations in construction of any private, public, or quasi-public work; nor shall any of the Landlord Parties be liable for any latent defect in the Premises or in the Building. 

14.5 Waiver of Subrogation; Mutual Release. Landlord and Tenant each hereby waives on behalf of itself and its property insurers (none
of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery, claim, action, or cause of action against the other and its agents, officers, servants, partners,

  
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shareholders, or employees (collectively, the “Related Parties”) for any loss or damage (excluding rights of recovery, claims, actions, and causes of action relating to
damage to the roof of the Building caused by Tenant but including rights of recovery, claims, actions, and causes of action relating to damage to the roof of the Building caused by any Casualty (hereinafter defined)) that may occur to or within the
Premises or the Building or any improvements thereto, or any personal property of such party therein which is insured against under any property insurance policy actually being maintained by the waiving party from time to time, even if not required
hereunder, or which would be insured against under the terms of any insurance policy required to be carried or maintained by the waiving party hereunder, whether or not such insurance coverage is actually being maintained, including, in every
instance, such loss or damage that may be caused by the negligence of the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate clauses to be included in its property insurance policies necessary to
implement the foregoing provisions. 
 14.6 Tenant’s Acts – Effect on Insurance. Tenant shall not do or permit any Tenant
Party to do any act or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies or warranties covering the Building and the fixtures and property therein; and shall not do, or permit to
be done, any act or thing upon the Premises which shall subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on upon said Premises or for any
other reason. If by reason of the failure of Tenant to comply with the provisions hereof the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be, Tenant shall reimburse Landlord upon
demand for that part of any insurance premiums which shall have been charged because of such failure by Tenant, together with interest at the Default Rate until paid in full, within ten (10) days after receipt of an invoice therefor. 

15. CASUALTY; TAKING. 
 15.1
Damage. If the Premises are damaged in whole or part because of fire or other insured casualty (“Casualty”), or if the Premises are subject to a taking in connection with the exercise of any power of eminent domain,
condemnation, or purchase under threat or in lieu thereof (any of the foregoing, a “Taking”), then unless this Lease is terminated in accordance with Section 15.2 below, Landlord shall restore the Building and/or
the Premises to substantially the same condition as existed immediately following completion of Landlord’s Work, or in the event of a partial Taking which affects the Building and the Premises, restore the remainder of the Building and the
Premises not so Taken to substantially the same condition as is reasonably feasible. If, in Landlord’s reasonable judgment, any element of the Tenant-Insured Improvements can more effectively be restored as an integral part of Landlord’s
restoration of the Building or the Premises, such restoration shall also be made by Landlord, but at Tenant’s sole cost and expense. Subject to rights of Mortgagees, Tenant Delays, Legal Requirements then in existence and to delays for
adjustment of insurance proceeds or Taking awards, as the case may be, and instances of Landlord’s Force Majeure, Landlord shall substantially complete such restoration within one (1) year after Landlord’s receipt of all required
permits therefor with respect to substantial reconstruction of at least 50% of the Building, or, within one hundred eighty (180) days after Landlord’s receipt of all required permits therefor in the case of restoration of less than 50% of
the Building. Landlord shall deliver to Tenant an estimated 

  
 30 

 
construction schedule as soon as reasonably possible after the occurrence of the applicable Casualty or Taking. Upon substantial completion of such restoration by Landlord, Tenant shall use
diligent efforts to complete restoration of the Premises to substantially the same condition as existed immediately prior to such Casualty or Taking, as the case may be, as soon as reasonably possible. Tenant agrees to cooperate with Landlord in
such manner as Landlord may reasonably request to assist Landlord in collecting insurance proceeds due in connection with any Casualty which affects the Premises or the Building. In no event shall Landlord be required to expend more than the Net
(hereinafter defined) insurance proceeds Landlord receives for damage to the Premises and/or the Building or the Net Taking award attributable to the Premises and/or the Building. “Net” means the insurance proceeds or Taking
award actually paid to Landlord (and not paid over to a Mortgagee) less all costs and expenses, including adjusters and attorney’s fees, of obtaining the same. In the Operating Year in which a Casualty occurs, there shall be included in
Operating Costs Landlord’s deductible under its property insurance policy. Except as Landlord may elect pursuant to this Section 15.1, under no circumstances shall Landlord be required to repair any damage to, or make any repairs to or
replacements of, any Tenant-Insured Improvements. 
 15.2 Termination Rights. 

(a) Landlord’s Termination Rights. Landlord may terminate this Lease upon thirty (30) days’ prior written notice to
Tenant if: 
 (i) any material portion of the Building or any material means of access thereto is taken; or 

(ii) more than thirty-five percent (35%) of the Building is damaged by Casualty. 

(b) Tenant’s Termination Right. If Landlord is so required but fails to complete restoration of the Premises within the time
frames and subject to the conditions set forth in Section 15.1 above, then Tenant may terminate this Lease upon thirty (30) days’ written notice to Landlord; provided, however, that if Landlord completes such restoration within
thirty (30) days after receipt of any such termination notice, such termination notice shall be null and void and this Lease shall continue in full force and effect. The remedies set forth in this Section 15.2(b) and in
Section 15.2(c) below are Tenant’s sole and exclusive rights and remedies based upon Landlord’s failure to complete the restoration of the Premises as set forth herein. 

(c) Either Party May Terminate. In the case of any Casualty or Taking affecting the Premises and occurring during the last twelve
(12) months of the Term, then (i) if such Casualty or Taking results in more than twenty-five percent (25%) of the floor area of the Premises being unsuitable for the Permitted Uses, or (ii) the damage to the Premises costs more
than $100,000 to restore, then either Landlord or Tenant shall have the option to terminate this Lease upon thirty (30) days’ written notice to the other. In addition, Landlord or Tenant may terminate this Lease by written notice to the
other if (i) the estimated time to complete restoration exceeds one (1) year from the date on which Landlord receives all required permits for such restoration, or (ii) any Mortgagee does not release sufficient insurance proceeds to
cover the cost of Landlord’s restoration work and Landlord does not agree in writing to cover the difference. 

  
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 (d) Automatic Termination. In the case of a Taking of the entire Premises, then this Lease
shall automatically terminate as of the date of possession by the Taking authority. 
 (e) Notwithstanding anything to the contrary
contained herein, Tenant may not terminate this Lease pursuant to this Section 15 if the Casualty in question was caused by the gross negligence or willful misconduct of any of the Tenant Parties. 

15.3 Taking for Temporary Use. If the Premises are Taken for temporary use, this Lease and Tenant’s obligations, including without
limitation the payment of Rent but excluding those obligations incapable of performance in the absence of possession, shall continue. For purposes hereof, a “Taking for temporary use” shall mean a Taking of ninety
(90) days or less. 
 15.4 Disposition of Awards. Except for (i) so much of the award for a Taking for temporary use of the
Premises as is attributable to the Term, which shall belong to Tenant, and (ii) any separate award for Tenant’s movable trade fixtures, relocation expenses, and unamortized leasehold improvements paid for by Tenant (provided that the same
may not reduce Landlord’s award), all Taking awards to Landlord or Tenant shall be Landlord’s property without Tenant’s participation, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant may
pursue its own claim against the Taking authority. 
 16. ESTOPPEL CERTIFICATE. Tenant shall at any time and from time to time upon not less than ten
(10) business days’ prior notice from Landlord, execute, acknowledge and deliver to Landlord a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same
is in full force and effect as modified and stating the modifications), and the dates to which Rent has been paid in advance, if any, stating whether or not Landlord is in default in performance of any covenant, agreement, term, provision or
condition contained in this Lease and, if so, specifying each such default, and such other facts as Landlord may reasonably request, it being intended that any such statement delivered pursuant hereto may be relied upon by any prospective purchaser
of the Building or of any interest of Landlord therein, any Mortgagee or prospective mortgagee thereof, any lessor or prospective lessor thereof, any lessee or prospective lessee thereof, or any prospective assignee of any mortgage thereof. Time
is of the essence with respect to any such requested certificate, Tenant hereby acknowledging the importance of such certificates in mortgage financing arrangements, prospective sales and the like. 

17. HAZARDOUS MATERIALS. 
 17.1
Prohibition. Tenant shall not, without the prior written consent of Landlord, bring or permit to be brought or kept in or on the Premises or elsewhere in the Building or the Property (i) any inflammable, combustible or explosive fluid,
material, chemical or substance (except for standard office supplies stored in proper containers); and (ii) any Hazardous Material (hereinafter defined), other than the types and quantities of Hazardous Materials which are listed on
Exhibit 6 attached hereto (“Tenant’s Hazardous Materials”), provided that the same shall at all times be brought upon, kept or used in so-called ‘control rooms’ and in accordance with all applicable
Environmental Laws (hereinafter defined) and prudent environmental practice and (with respect to medical waste and so-called “biohazard” materials) good medical practice. Tenant shall be responsible for assuring that all laboratory uses
are adequately and properly vented. On or 

  
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before each anniversary of the Rent Commencement Date for the First Phase, and on any earlier date during the 12-month period on which Tenant intends to add a new Hazardous Material to, or
materially increase the quantity of any Hazardous Material already on, the list of Tenant’s Hazardous Materials, Tenant shall submit to Landlord an updated list of Tenant’s Hazardous Materials for Landlord’s review and approval, which
approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall have the right, from time to time, to inspect the Premises for compliance with the terms of this Section 17.1 at Tenant’s sole cost and expense.
Notwithstanding the foregoing, with respect to any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose of in compliance with all applicable Environmental Laws (hereinafter defined), prudent environmental
practice and (with respect to medical waste and so-called “biohazard materials”) good medical practice, Tenant shall, upon written notice from Landlord, no longer have the right to bring such material into the Building or the Property
until Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle, store or dispose of such material. 

17.2 Environmental Laws. For purposes hereof, “Environmental Laws” shall mean all laws, statutes, ordinances,
rules and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and safety matters, including but not limited to any discharge by any of the Tenant Parties into the air, surface water,
sewers, soil or groundwater of any Hazardous Material (hereinafter defined) whether within or outside the Premises, including, without limitation (a) the Federal Water Pollution Control Act, 33 U.S.C. Section 1251 et seq., (b) the
Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901 et seq., (c) the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601 et seq., (d) the Toxic Substances Control Act of
1976, 15 U.S.C. Section 2601 et seq., and (e) Chapter 21E of the General Laws of Massachusetts. Tenant, at its sole cost and expense, shall comply with (i) all Environmental Laws, and (ii) any rules, requirements and safety
procedures of the Massachusetts Department of Environmental Protection, the City of Cambridge and any insurer of the Building or the Premises with respect to Tenant’s use, storage and disposal of any Hazardous Materials. 

17.3 Hazardous Material Defined. As used herein, the term “Hazardous Material” means asbestos, oil or any
hazardous, radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law. The term “Hazardous Material” includes, without limitation, oil and/or any material or substance
which is (i) designated as a “hazardous substance,” “hazardous material,” “oil,” “hazardous waste” or toxic substance under any Environmental Law. 

17.4 Testing. If any Mortgagee or governmental authority requires testing to determine whether there has been any release of Hazardous
Materials and such testing is required as a result of the acts or omissions of any of the Tenant Parties, then Tenant shall reimburse Landlord upon demand, as additional rent, for the reasonable costs thereof. Tenant shall execute affidavits,
certifications and the like, as may be reasonably requested by Landlord from time to time concerning Tenant’s best knowledge and belief concerning the presence of Hazardous Materials in or on the Premises, the Building or the Property. 

  
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 17.5 Indemnity; Remediation. 

(a) Tenant hereby covenants and agrees to indemnify, defend and hold the Landlord Parties harmless from and against any and all Claims against
any of the Landlord Parties arising out of contamination of any part of the Property or other adjacent property, which contamination arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused
by any act or omission of any of the Tenant Parties, or (ii) from a breach by Tenant of its obligations under this Section 17. This indemnification of the Landlord Parties by Tenant includes, without limitation, reasonable costs incurred
in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work or any other response action required by any federal, state or local governmental agency or political subdivision because of Hazardous
Material present in the soil, soil vapor, or ground water on or under, or any indoor air in, the Building based upon the circumstances identified in the first sentence of this Section 17.5. The indemnification and hold harmless
obligations of Tenant under this Section 17.5 shall survive the expiration or any earlier termination of this Lease. Without limiting the foregoing, if the presence of any Hazardous Material in the Building or otherwise at the Property
is caused by any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to return the Property
and/or the Building or any adjacent property to their condition as of the date of this Lease, provided that Tenant shall first obtain Landlord’s approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed
so long as such actions, in Landlord’s reasonable discretion, would not potentially have any adverse effect on the Property, and, in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable
Environmental Laws. 
 (b) Without limiting the obligations set forth in Section 17.5(a) above, if any Hazardous Material is in,
on, under, at or about the Building or the Property as a result of the acts or omissions of any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property that is in violation of any applicable
Environmental Law or that requires the performance of any response action pursuant to any Environmental Law, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to reduce such Hazardous Material to amounts
below any applicable Reportable Quantity, any applicable Reportable Concentration and any other applicable standard set forth in Environmental Laws such that no further response actions are required; provided that Tenant shall first obtain
Landlord’s written approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed so long as such actions would not be reasonably expected to have an adverse effect on the market value or utility of the
Property for the Permitted Uses, and in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws (such approved actions, “Tenant’s Remediation”).

 (c) In the event that Tenant fails to complete Tenant’s Remediation prior to the end of the Term, then: 

(i) until the completion of Tenant’s Remediation (as evidenced by the certification of Tenant’s Licensed Site
Professional (as such term is defined by applicable Environmental Laws), who shall be reasonably acceptable to Landlord) (the 

  
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“Remediation Completion Date”). Tenant shall pay to Landlord, with respect to the portion of the Premises which reasonably cannot be occupied by a new tenant until
completion of Tenant’s Remediation, (A) Additional Rent on account of Operating Costs and Taxes and (B) Base Rent in an amount equal to the greater of (1) the fair market rental value of such portion of the Premises (determined
in substantial accordance with the process described in Section 1.2 above), and (2) Base Rent attributable to such portion of the Premises in effect immediately prior to the end of the Term; and 

(ii) Tenant shall maintain responsibility for Tenant’s Remediation and Tenant shall complete Tenant’s Remediation as
soon as reasonably practicable in accordance with all Environmental Laws. If Tenant does not diligently pursue completion of Tenant’s Remediation, Landlord shall have the right to either (A) assume control for overseeing Tenant’s
Remediation, in which event Tenant shall pay all reasonable costs and expenses of Tenant’s Remediation (it being understood and agreed that all costs and expenses of Tenant’s Remediation incurred pursuant to contracts entered into by
Tenant shall be deemed reasonable) within thirty (30) days of demand therefor (which demand shall be made no more often than monthly), and Landlord shall be substituted as the party identified on any governmental filings as the party
responsible for the performance of such Tenant’s Remediation or (B) require Tenant to maintain responsibility for Tenant’s Remediation, in which event Tenant shall complete Tenant’s Remediation as soon as reasonably practicable
in accordance with all Environmental Laws, it being understood that Tenant’s Remediation shall not contain any requirement that Tenant remediate any contamination to levels or standards more stringent than those associated with the
Property’s current office, research and development, laboratory, and vivarium uses. 
 (d) The provisions of this
Section 17.5 shall survive the expiration or earlier termination of this Lease. 
 17.6 Disclosures. Prior to bringing
any Hazardous Material into any part of the Property, Tenant shall deliver to Landlord the following information with respect thereto: (a) a description of handling, storage, use and disposal procedures; (b) all plans or disclosures and/or
emergency response plans which Tenant has prepared, including without limitation Tenant’s Spill Response Plan, and all plans which Tenant is required to supply to any governmental agency or authority pursuant to any Environmental Laws; and
(c) other information reasonably requested by Landlord. 
 17.7 Removal. Tenant shall be responsible, at its sole cost and
expense, for Hazardous Material and other biohazard disposal services for the Premises. Such services shall be performed by contractors reasonably acceptable to Landlord and on a sufficient basis to ensure that the Premises are at all times kept
neat, clean and free of Hazardous Materials and biohazards except in appropriate, specially marked containers reasonably approved by Landlord. In addition, if any Legal Requirements or the trash removal company requires that any substances be
disposed of separately from ordinary trash, Tenant shall make arrangements at Tenant’s expense for such disposal directly with a qualified and licensed disposal company at a lawful disposal site. 

  
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 17.8 Landlord’s Obligations. Except to the extent contributed to or exacerbated by
any of the Tenant Parties, Landlord hereby covenants and agrees to indemnify, defend and hold the Tenant Parties harmless from and against any and all Claims against any of the Tenant Parties arising out of contamination in violation of any
applicable Environmental Law of any part of the Property or Premises or other adjacent property, which contamination arises as a result of: (i) the presence of Hazardous Material in, at, on, under or emanating from the Property prior to the
Term Commencement Date for the First Phase; (ii) the presence of Hazardous Material in, at, on, under or emanating from the Property to the extent caused by any act or wrongful omission of any of the Landlord Parties 

18. RULES AND REGULATIONS. 
 18.1
Rules and Regulations. Tenant will faithfully observe and comply with all rules and regulations promulgated from time to time with respect to the Building, the Property and construction within the Property (collectively, the “Rules
and Regulations”). The current version of the Rules and Regulations is attached hereto as Exhibit 7. In the case of any conflict between the provisions of this Lease and any future rules and regulations, the provisions of
this Lease shall control. Nothing contained in this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms, covenants or conditions in any other lease as against any other tenant and
Landlord shall not be liable to Tenant for violation of the same by any other tenant, its servants, employees, agents, contractors, visitors, invitees or licensees. 

18.2 Energy Conservation. Notwithstanding anything to the contrary contained herein, Landlord may institute upon written notice to
Tenant such policies, programs and measures as may be necessary, required, or expedient for the conservation and/or preservation of energy or energy services (collectively, the “Conservation Program”), provided
however, that the Conservation Program does not, by reason of such policies, programs and measures, reduce the level of energy or energy services being provided to the Premises below the level of energy or energy services then being provided in
comparably aged, first-class combination laboratory, research and development and office buildings in the East Cambridge/Kendall Square area, or as may be necessary or required to comply with Legal Requirements or standards or the other provisions
of this Lease. Upon receipt of such notice, Tenant shall comply with the Conservation Program. 
 18.3 Recycling. Upon written
notice, Landlord may establish policies, programs and measures for the recycling of paper, products, plastic, tin and other materials (a “Recycling Program”). Upon receipt of such notice, Tenant will comply with the Recycling
Program at Tenant’s sole cost and expense. 
 19. LAWS AND PERMITS. 

19.1 Legal Requirements. Tenant shall be responsible at its sole cost and expense for complying with (and keeping the Premises in
compliance with) all Legal Requirements which are applicable to Tenant’s particular use or occupancy of, or Alterations made by or on behalf of Tenant to, the Premises (it being understood that “Alterations” do not include any portion
of Landlord’s Work). Tenant shall furnish all data and information to governmental authorities, 

  
 36 

 
with a copy to Landlord, as required in accordance with Legal Requirements as they relate to Tenant’s use or occupancy of the Premises or the Building. Tenant shall, at Tenant’s sole
expense, for so long as the Parking and Traffic Demand Management Plan (the “PTDM”) dated March 29, 2013 as approved by the City of Cambridge on April 17, 2013 (and subject to the conditions set forth in such
approval), as amended, remains applicable to the Property, (a) elect (by written notice to Landlord within thirty (30) days after the Term Commencement Date for the First Phase), implement and maintain one of the subsidy options set forth
in the PTDM, (b) allow employees at the Premises to set-aside pre-tax funds as allowable under the Commuter Choice provision of the Federal tax code, (c) offer an “emergency ride home” program through the Charles River
Transportation Management Association or other transportation provider for all employees at the Premises who commute by non-SOV mode at least 3 days per week, and (d) otherwise reasonably cooperate with Landlord in (i) connection with
Landlord’s reporting obligations under the PTDM, and (ii) encouraging employees to avoid vehicle trips at peak commuting hours and to seek alternate modes of transportation. In addition, for so long as the PTDM, as amended, remains
applicable to the Property, Tenant is strongly encouraged to (A) allow flexible work schedules for employees to reduce the peak impacts of commuting, particularly by SOV, (B) operate an unsubsidized parking program for employees, intended
to reduce SOV commuting, and (C) work with the Cambridge Office of Workforce Development to expand employment opportunities for Cambridge residents. ‘If Tenant receives notice of any violation of Legal Requirements applicable to the
Premises or the Building, it shall give prompt notice thereof to Landlord. Nothing contained in this Section 19.1 shall be construed to expand the uses permitted hereunder beyond the Permitted Uses. Landlord shall comply with any Legal
Requirements and with any direction of any public office or officer relating to the maintenance or operation of the Building as a combination laboratory, research and development and office building, and the costs so incurred by Landlord shall be
included in Operating Costs in accordance with the provisions of Section 5.2. 
 19.2 Required Permits. Tenant shall, at
Tenant’s sole cost and expense, use diligent good faith efforts to apply for, seek and obtain all necessary state and local licenses, permits and approvals needed for the operation of Tenant’s business, including without limitation the
permanent certificate of occupancy for the Premises (collectively, the “Required Permits”), as soon as reasonably possible, time being of the essence. Tenant shall thereafter maintain all Required Permits. Tenant, at
Tenant’s expense, shall at all times comply with the terms and conditions of each such Required Permit. Landlord shall cooperate with Tenant, at Tenant’s sole cost and expense, in connection with its application for Required Permits. 

20. DEFAULT. 
 20.1 Events of
Default. The occurrence of any one or more of the following events shall constitute an “Event of Default” hereunder by Tenant: 

(a) If Tenant fails to make any payment of Rent or any other payment required hereunder, as and when due (a “Monetary
Default”), and such failure shall continue for a period of five (5) business days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of Landlord to give
any notice if (i) Tenant fails to make any payment within five (5) business days after the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 20.1(a) on more than one (1) occasion
during the twelve (12) month interval preceding such failure by Tenant; 

  
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 (b) Intentionally Omitted; 

(c) If Tenant shall fail to execute and deliver to Landlord an estoppel certificate pursuant to Section 16 above or a
subordination and attornment agreement pursuant to Section 22 below, within the timeframes set forth therein and such failure continues for five (5) business days after notice thereof; 

(d) If Tenant shall fail to maintain any insurance required hereunder; 

(e) If Tenant shall fail to restore the Security Deposit to its original amount or deliver a replacement Letter of Credit as required under
Section 7 above; 
 (f) Intentionally Omitted; 

(g) If Tenant shall make a Transfer in violation of the provisions of Section 13 above, or if any event shall occur or any
contingency shall arise whereby this Lease, or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or pass to any person, firm or corporation other than Tenant, except as expressly permitted under
Section 13 hereof; 
 (h) Intentionally Omitted; 

(i) The failure by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by Tenant, other
than as specified above, and such failure continues for more than thirty (30) days after notice thereof from Landlord; provided, further, that if the nature of Tenant’s default is such that more than thirty (30) days are reasonably
required for its cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (30) day period and thereafter diligently prosecute such cure to completion, which completion shall occur not later
than ninety (90) days from the date of such notice from Landlord; 
 (j) Tenant shall be involved in financial difficulties as
evidenced by an admission in writing by Tenant of Tenant’s inability to pay its debts generally as they become due, or by the making or offering to make a composition of its debts with its creditors; 

(k) Tenant shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a substantial part of its
property for the benefit of its creditors; 
 (l) an attachment on mesne process, on execution or otherwise, or other legal process shall
issue against Tenant or its property and a sale of any of its assets shall be held thereunder; 
 (m) any judgment, attachment or the like
in excess of $100,000 shall be entered, recorded or filed against Tenant in any court, registry, etc. and Tenant shall fail to pay such judgment within thirty (30) days after the judgment shall have become final beyond appeal or to discharge or
secure by surety bond such lien, attachment, etc. within thirty (30) days of such entry, recording or filing, as the case may be; 

  
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 (n) the leasehold hereby created shall be taken on execution or by other process of law and shall
not be revested in Tenant within thirty (30) days thereafter; 
 (o) a receiver, sequesterer, trustee or similar officer shall be
appointed by a court of competent jurisdiction to take charge of all or any part of Tenant’s Property and such appointment shall not be vacated within thirty (30) days; or 

(p) any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to
bankruptcy, reorganizations, arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days or if Tenant is
adjudged bankrupt or insolvent as a result of any such proceeding. 
 Tenant shall reimburse Landlord, within thirty (30) days after demand, for up to
$1,000.00 of Landlord’s reasonable out-of-pocket costs and expenses (including without limitation legal fees and costs) incurred in connection with the preparation and delivery of each notice of default delivered pursuant to this
Section 20.1. 
 20.2 Remedies. Upon an Event of Default, Landlord may, by notice to Tenant, elect to terminate this
Lease; and thereupon (and without prejudice to any remedies which might otherwise be available for arrears of Rent or preceding breach of covenant or agreement and without prejudice to Tenant’s liability for damages as hereinafter stated), upon
the giving of such notice, this Lease shall terminate as of the date specified therein as though that were the Expiration Date. Upon such termination, Landlord shall have the right to utilize the Security Deposit or draw down the entire Letter of
Credit, as applicable, and apply the proceeds thereof to its damages hereunder. Without being taken or deemed to be guilty of any manner of trespass or conversion, and without being liable to indictment, prosecution or damages therefor, Landlord
may, by lawful process, enter into and upon the Premises (or any part thereof in the name of the whole); repossess the same, as of its former estate; and expel Tenant and those claiming under Tenant. The words “re-entry” and
“re-enter” as used in this Lease are not restricted to their technical legal meanings. 
 20.3 Damages – Termination.

 (a) Upon the termination of this Lease under the provisions of this Section 20, Tenant shall pay to Landlord Rent up to the
time of such termination, shall continue to be liable for any preceding breach of covenant, and in addition, shall pay to Landlord as damages, at the election of Landlord, either: 

(i) the amount (discounted to present value at the rate of five percent (5%) per annum) by which, at the time of the
termination of this Lease (or at any time thereafter if Landlord shall have initially elected damages under Section 20.3(a)(ii) below), (x) the aggregate of Rent projected over the period commencing with such termination and ending
on the Expiration Date, exceeds (y) the aggregate projected rental value of the Premises for such period, taking into account a reasonable time period during which the Premises shall be unoccupied, plus all Reletting Costs (hereinafter
defined); or 

  
 39 

 (ii) amounts equal to Rent which would have been payable by Tenant had this Lease
not been so terminated, payable upon the due dates therefor specified herein following such termination and until the Expiration Date, provided, however, if Landlord shall re-let the Premises during such period, that Landlord shall credit Tenant
with the net rents received by Landlord from such re-letting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this
Lease, as well as the expenses of re-letting, including altering and preparing the Premises for new tenants, brokers’ commissions, and all other similar and dissimilar expenses properly chargeable against the Premises and the rental therefrom
(collectively, “Reletting Costs”), it being understood that any such re-letting may be for a period equal to or shorter or longer than the remaining Term; and provided, further, that (x) in no event shall Tenant be
entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder and (y) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this Section 2Q.3(a)(ii) to a
credit in respect of any net rents from a re-letting except to the extent that such net rents are actually received by Landlord prior to the commencement of such suit. If the Premises or any part thereof should be re-let in combination with other
space, then proper apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses of re-letting. 

(b) In calculating the amount due under Section 20.3(a)(i), above, there shall be included, in addition to the Base Rent, all
other considerations agreed to be paid or performed by Tenant, including without limitation Tenant’s Share of Operating Costs and Tenant’s Tax Share of Taxes, on the assumption that all such amounts and considerations would have increased
at the rate of five percent (5%) per annum for the balance of the full term hereby granted. 
 (c) Suit or suits for the recovery of
such damages, or any installments thereof, may be brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired if it had not
been terminated hereunder. 
 (d) Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord against
Tenant of any sums or damages to which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default hereunder. 

(e) In lieu of any other damages or indemnity and in lieu of full recovery by Landlord of all sums payable under all the foregoing provisions
of this Section 20.3, Landlord may, by written notice to Tenant, at any time after this Lease is terminated under any of the provisions herein contained or is otherwise terminated for breach of any obligation of Tenant and before such
full recovery, elect to recover, and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of (x) an amount equal to the lesser of (1) Rent 

  
 40 

 
accrued under this Lease in the twelve (12) months immediately prior to such termination, or (2) Rent payable during the remaining months of the Term if this Lease had not been
terminated, plus (y) the amount of Rent accrued and unpaid at the time of termination, less (z) the amount of any recovery by Landlord under the foregoing provisions of this Section 20.3 up to the time of payment of such
liquidated damages. 
 20.4 Landlord’s Self-Help; Fees and Expenses. If Tenant shall default in the performance of any covenant
on Tenant’s part to be performed in this Lease contained, including without limitation the obligation to maintain the Premises in the required condition pursuant to Section 10.1 above, Landlord may, upon reasonable advance notice,
except that no notice shall be required in an emergency, immediately, or at any time thereafter, perform the same for the account of Tenant. Tenant shall pay to Landlord upon demand therefor any costs incurred by Landlord in connection therewith,
together with interest at the Default Rate until paid in full. In addition, Tenant shall pay all of Landlord’s out-of-pocket costs and expenses, including without limitation reasonable attorneys’ fees, incurred (i) in enforcing any
obligation of Tenant under this Lease or (ii) as a result of Landlord or any of the Landlord Parties, without its fault, being made party to any litigation pending by or against any of the Tenant Parties. 

20.5 Waiver of Redemption, Statutory Notice and Grace Periods. Tenant does hereby waive and surrender all rights and privileges which
it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of this Lease for the Term hereby demised after being dispossessed or ejected therefrom by process of law or under the terms
of this Lease or after the termination of this Lease as herein provided. Except to the extent prohibited by Legal Requirements, any statutory notice and grace periods provided to Tenant by law are hereby expressly waived by Tenant. 

20.6 Landlord’s Remedies Not Exclusive. The specified remedies to which Landlord may resort hereunder are cumulative and are not
intended to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke any remedy (including the remedy of specific performance) allowed at law or in equity as if specific
remedies were not herein provided for. 
 20.7 No Waiver. Landlord’s failure to seek redress for violation, or to insist upon
the strict performance, of any covenant or condition of this Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which would have originally constituted a violation, from having all the force and
effect of an original violation. The receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord to enforce any of such Rules and Regulations against
Tenant and/or any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. No provisions of this Lease shall be deemed to have been waived by either party unless such waiver be in writing signed by such party. No
payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check or any letter accompanying any check
or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in this Lease provided. 

  
 41 

 20.8 Restrictions on Tenant’s Rights. During the continuation of any Event of
Default, (a) Landlord shall not be obligated to provide Tenant with any notice pursuant to Sections 2.3 and 2.4 above; and (b) Tenant shall not have the right to make, nor to request Landlord’s consent or approval
with respect to, any Alterations. 
 20.9 Landlord Default. Notwithstanding anything to the contrary contained in the Lease, Landlord
shall in no event be in default in the performance of any of Landlord’s obligations under this Lease unless Landlord shall have failed to perform such obligations within thirty (30) days (or such additional time as is reasonably required
to correct any such default, provided Landlord commences cure within 30 days) after notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. Except as expressly set forth in this Lease, Tenant
shall not have the right to terminate or cancel this Lease or to withhold rent or to set-off or deduct any claim or damages against rent as a result of any default by Landlord or breach by Landlord of its covenants or any warranties or promises
hereunder, unless the same continues after notice to Landlord thereof and a opportunity for Landlord to cure the same as set forth above. In addition, Tenant shall not assert any right to deduct the cost of repairs or any monetary claim against
Landlord from rent thereafter due and payable under this Lease. 
 21. SURRENDER; ABANDONED PROPERTY; HOLD-OVER. 

21.1 Surrender. 
 (a)
Upon the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to Landlord the Premises (including without limitation all lab benches, fume hoods, electric, plumbing, heating and sprinkling systems,
fixtures and outlets, vaults, paneling, molding, shelving, radiator enclosures, cork, rubber, linoleum and composition floors, ventilating, silencing, air conditioning and cooling equipment therein) broom clean, in good order, repair and condition
excepting only ordinary wear and tear and damage by fire or other insured Casualty; (ii) remove all of Tenant’s Property, all autoclaves and cage washers and, to the extent specified by Landlord, Alterations made by Tenant; and
(iii) repair any damages to the Premises or the Building caused by the installation or removal of Tenant’s Property and/or such Alterations. Tenant’s obligations under this Section 21.1(a) shall survive the expiration or
earlier termination of this Lease. 
 (b) At least thirty (30) days prior to the expiration of the Term (or, if applicable, within five
(5) business days after any earlier termination of this Lease), Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Legal Requirements) to be taken by Tenant in order to render the Premises
(including, without limitation, floors, walls, ceilings, counters, piping, supply lines, waste lines and plumbing in or serving the Premises and all exhaust or other ductwork in or serving the Premises) free of Hazardous Materials and otherwise
released for unrestricted use and occupancy (the “Surrender Plan”). The Surrender Plan (i) shall be accompanied by a current list of (A) all local, state and federal licenses, permits and approvals held by or on
behalf of any Tenant Party with respect to Hazardous Materials in, on, under, at or about the Premises, and (B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental
consultant. In connection with review and approval of the Surrender Plan, upon request of 

  
 42 

 
Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning the use of and operations within the Premises as Landlord shall request. On or
before the expiration of the Term (or within thirty (30) days after any earlier termination of this Lease, during which period Tenant’s use and occupancy of the Premises shall be governed by Section 21.3 below), Tenant shall
(i) perform or cause to be performed all actions described in the approved Surrender Plan, and (ii) deliver to Landlord a certification from a certified industrial hygienist reasonably acceptable to Landlord certifying that the Premises do
not contain any Hazardous Materials and evidence that the approved Surrender Plan shall have been satisfactorily completed by a contractor acceptable to Landlord, and Landlord shall have the right, subject to reimbursement at Tenant’s expense
as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the expiration of the Term (or, if
applicable, the date which is thirty (30) days after any earlier termination of this Lease), free of Hazardous Materials and otherwise available for unrestricted use and occupancy. Landlord shall have the unrestricted right to deliver the
Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. Such third parties and the Landlord Parties shall be entitled to rely on the Surrender Report. If Tenant shall
fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address the use of Hazardous
Materials by any of the Tenant Parties in, on, at, under or about the Premises, (A) Landlord shall have the right to take any such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Property are
surrendered in the condition required hereunder, the cost of which actions shall be reimbursed by Tenant as Additional Rent upon demand; and (B) if the Term shall have ended, unless and until Landlord elects to take such actions to assure that
the Premises are surrendered in the condition required hereunder, Tenant shall be deemed to be a holdover tenant subject to the provisions of Section 21.3 below until the date on which Tenant delivers the Surrender Report (in the form
required hereunder) to Landlord. Tenant’s obligations under this Section 21.1(b) shall survive the expiration or earlier termination of the Term. 

(c) No act or thing done by Landlord during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept
such surrender shall be valid, unless in writing signed by Landlord. Unless otherwise agreed by the parties in writing, no employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises prior to the
expiration or earlier termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate as a termination of this Lease or a surrender of the Premises. 

(d) Notwithstanding anything to the contrary contained herein, Tenant shall, at its sole cost and expense, remove from the Premises, prior to
the end of the Term, any item installed by or for Tenant and which, pursuant to Legal Requirements, must be removed therefrom before the Premises may be used by a subsequent tenant. 

(e) Tenant hereby assigns to Landlord any warranties in effect on the last day of the Term with respect to any fixtures and Alterations
installed in the Premises. Tenant shall provide Landlord with copies of any such warranties prior to the expiration of the Term (or, if the Lease is earlier terminated, within 5 days thereafter). 

  
 43 

 21.2 Abandoned Property. After the expiration or earlier termination hereof, if Tenant
fails to remove any property from the Building or the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice from Landlord, such property (the “Abandoned
Property”) shall be conclusively deemed to have been abandoned, and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit. If any item of Abandoned Property shall be
sold, Tenant hereby agrees that Landlord may receive and retain the proceeds of such sale and apply the same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord may be entitled under
Section 20 hereof or pursuant to law, and to any arrears of Rent. 
 21.3 Holdover. If any of the Tenant Parties holds
over after the end of the Term, Tenant shall be deemed a tenant-at-sufferance subject to the provisions of this Lease; provided that whether or not Landlord has previously accepted payments of Rent from Tenant, (i) Tenant shall pay Base Rent at
150% of the highest rate of Base Rent payable during the Term, (ii) Tenant shall continue to pay to Landlord all additional rent, and (iii) Tenant shall be liable for all damages, including without limitation lost business and
consequential damages, incurred by Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may need the Premises after the end of the Term for other tenants and that the damages which Landlord may suffer as the result of
Tenant’s holding over cannot be determined as of the Execution Date. Nothing contained herein shall grant Tenant the right to holdover after the expiration or earlier termination of the Term. 

22. MORTGAGEE RIGHTS. 
 22.1
Subordination. Subject to execution of a commercially reasonable subordination, non-disturbance and attornment agreement, Tenant’s rights and interests under this Lease shall be subject and subordinate to any ground lease, and to any
mortgages, deeds of trust, overleases, or similar instruments covering the Premises, the Building and/or the Land and to all advances, modifications, renewals, replacements, and extensions thereof (each of the foregoing, a
“Mortgage”); provided, however, at any Mortgagee’s election, this Lease shall be prior to the lien of the future Mortgage held by such Mortgagee. Tenant further shall attorn to and recognize any successor
landlord, whether through foreclosure or otherwise, as if the successor landlord were the originally named landlord. Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination, non-disturbance and attornment
within fifteen (15) days of request therefor. 
 22.2 Notices. Tenant shall give each Mortgagee, at the address provided to
Tenant, the same notices given to Landlord concurrently with the notice to Landlord, and each Mortgagee shall have a reasonable opportunity thereafter to cure a Landlord default, and Mortgagee’s curing of any of Landlord’s default shall be
treated as performance by Landlord. 
 22.3 Mortgagee Liability. Tenant acknowledges and agrees that if any Mortgage shall be
foreclosed, (a) the liability of the Mortgagee and its successors and assigns shall exist only so long as such Mortgagee or purchaser is the owner of the Premises, and such liability shall not continue or survive after further transfer of
ownership; and (b) such Mortgagee and its successors or assigns shall not be (i) liable for any act or omission of any prior lessor under this Lease; 

  
 44 

 
(ii) liable for the performance of Landlord’s covenants pursuant to the provisions of this Lease which arise and accrue prior to such entity succeeding to the interest of Landlord under
this Lease or acquiring such right to possession, provided, however, that the foregoing shall not release such Mortgagee and/or its successors or assigns from liability for any default of Landlord’s obligations under the Lease continuing after
the date on which such Mortgagee succeeds to Landlord’s interest hereunder, including without limitation any maintenance obligations; (iii) subject to any offsets or defense which Tenant may have at any time against Landlord;
(iv) bound by any base rent or other sum which Tenant may have paid previously for more than one (1) month; or (v) liable for the performance of any covenant of Landlord under this Lease which is capable of performance only by the
original Landlord. 
 22.4 Future Ground Lease. Subject to the execution of a commercially reasonable subordination, non-disturbance
and attornment agreement (“SNDA”) (the parties hereby agreeing that the form attached hereto as Exhibit 9 is commercially reasonable) by the fee owner, the rights and interest of Tenant under this Lease shall be
subject and subordinate to any lease of the Building in connection with a ground lease, sale and leaseback or any sublease of premises including the Building in connection with a lease and subleaseback that are now existing or may hereafter occur
(such leaseback or subleaseback to be referred to in this Section 22.4 as a “Primary Lease”), if the lessor or sublessor pursuant to such Primary Lease (such lessor or sublessor to be referred to in this
Section 22.4 as the “Primary Lessor”) shall elect, by written notice delivered to the Tenant, to subject and subordinate the rights and interest of Tenant under this Lease to the Primary Lease; it is further
agreed that the Primary Lessor may elect to give the rights and interest of Tenant under this Lease priority over the Primary Lease. In the event of either such election, and upon notification by the Primary Lessor to Tenant to that effect, the
rights and interest of Tenant under this Lease shall be deemed to be subordinate to, or to have priority over, as the case may be, the Primary Lease, whether this Lease is dated prior to or subsequent to the date of the Primary Lease. Tenant shall
execute and deliver commercially reasonable instruments to evidence the foregoing (including, without limitation, the SNDA) within ten (10) business days after demand, provided such instruments do not materially increase Tenant’s
obligations or materially decrease Tenant’s rights, under this Lease. 
 23. QUIET ENJOYMENT. Landlord covenants that so long as there is no
Event of Default, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from and against the claims of all persons lawfully claiming by, through or under Landlord subject, nevertheless, to the covenants, agreements,
terms, provisions and conditions of this Lease, any matters of record or of which Tenant has knowledge and to any Mortgage to which this Lease is subject and subordinate, as hereinabove set forth. 

  
 45 

 24. NOTICES. Any notice, consent, request, bill, demand or statement hereunder (each, a
“Notice”) by either party to the other party shall be in writing and shall be deemed to have been duly given when either delivered by hand or by nationally recognized overnight courier (in either case with evidence of
delivery or refusal thereof) addressed as follows: 
 If to Landlord: 

MIT 130 Brookline LLC 
 c/o MIT
Investment Management Company 
 238 Main Street, Suite 200 

Cambridge, MA 02142 
 Attention:
Steven C. Marsh 
 With copies to: 

Goulston & Storrs 
 400
Atlantic Avenue 
 Boston, MA 02110 

Attention: Colleen P. Hussey, Esquire 

and 
 Colliers International

 336 Main Street 

Cambridge, MA 02142 
 Attention:
Kristina Descoteaux 
 if to Tenant: 

Intellia Therapeutics, Inc. 

130 Brookline Street 

Cambridge, MA 02139 
 Attention:
Nessan Bermingham, PhD 
 Either party may at any time change the address or specify an additional address for such Notices by delivering or mailing, as
aforesaid, to the other party a notice stating the change and setting forth the changed or additional address, provided such changed or additional address is within the United States. Notices shall be effective upon the date of receipt or refusal
thereof. 
 25. MISCELLANEOUS. 
 25.1
Separability. If any provision of this Lease or portion of such provision or the application thereof to any person or circumstance is for any reason held invalid or unenforceable, the remainder of this Lease (or the remainder of such
provision) and the application thereof to other persons or circumstances shall not be affected thereby. 
 25.2 Captions. The
captions are inserted only as a matter of convenience and for reference, and in no way define, limit or describe the scope of this Lease nor the intent of any provisions thereof. 

25.3 Broker. Tenant and Landlord each warrants and represents that it has dealt with no broker in connection with the consummation of
this Lease other than Cushman & Wakefield (“Broker”). Tenant and Landlord each agrees to defend, indemnify and save the other harmless 

  
 46 

 
from and against any Claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any
brokerage commissions to Broker. 
 25.4 Entire Agreement. This Lease, Lease Summary Sheet and Exhibits 1-9 attached
hereto and incorporated herein contain the entire and only agreement between the parties and any and all statements and representations, written and oral, including previous correspondence and agreements between the parties hereto, are merged
herein. Tenant acknowledges that all representations and statements upon which it relied in executing this Lease are contained herein and that Tenant in no way relied upon any other statements or representations, written or oral. This Lease may not
be modified orally or in any manner other than by written agreement signed by the parties hereto. 
 25.5 Governing Law. This Lease
is made pursuant to, and shall be governed by, and construed in accordance with, the laws of the Commonwealth of Massachusetts and any applicable local municipal rules, regulations, by-laws, ordinances and the like. 

25.6 Representation of Authority. By his or her execution hereof, each of the signatories on behalf of the respective parties hereby
warrants and represents to the other that he or she is duly authorized to execute this Lease on behalf of such party. Upon Landlord’s request, Tenant shall provide Landlord with evidence that any requisite resolution, corporate authority and
any other necessary consents have been duly adopted and obtained. 
 25.7 Expenses Incurred by Landlord Upon Tenant Requests. Tenant
shall, upon demand, reimburse Landlord for all reasonable out-of-pocket expenses, including, without limitation, legal fees, incurred by Landlord in connection with all requests by Tenant for consents, approvals or execution of collateral
documentation related to this Lease, including, without limitation, costs incurred by Landlord in the review and approval of Tenant’s plans and specifications in connection with proposed Alterations to be made by Tenant to the Premises or in
connection with requests by Tenant for Landlord’s consent to make a Transfer. Such costs shall be deemed to be additional rent under this Lease. 

25.8 Survival. Without limiting any other obligation of Tenant which may survive the expiration or prior termination of the Term, all
obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease shall survive the expiration or prior termination of the Term. 

25.9 Limitation of Liability. Tenant shall neither assert nor seek to enforce any claim against Landlord or any of the Landlord
Parties, or the assets of any of the Landlord Parties, for breach of this Lease or otherwise, other than against Landlord’s interest in the Building and in the uncollected rents, issues and profits thereof, and Tenant agrees to look solely to
such interest for the satisfaction of any liability of Landlord under this Lease. This Section 26.9 shall not limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord. Landlord and Tenant
specifically agree that in no event shall any officer, director, trustee, employee or representative of Landlord or any of the other Landlord Parties ever be personally liable for any obligation under this Lease, nor shall Landlord or any of the
other Landlord Parties be liable for consequential or incidental damages or for lost profits whatsoever in connection with this Lease. 

  
 47 

 25.10 Binding Effect. The covenants, agreements, terms, provisions and conditions of this
Lease shall bind and benefit the successors and assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except that no violation of the provisions of Section 13
hereof shall operate to vest any rights in any successor or assignee of Tenant. 
 25.11 Landlord Obligations upon Transfer. Upon any
sale, transfer or other disposition of the Building, Landlord shall be entirely freed and relieved from the performance and observance thereafter of all covenants and obligations hereunder on the part of Landlord to be performed and observed, it
being understood and agreed in such event (and it shall be deemed and construed as a covenant running with the land) that the person succeeding to Landlord’s ownership of said reversionary interest shall thereupon and thereafter assume, and
perform and observe, any and all of such covenants and obligations of Landlord, except as otherwise agreed in writing. 
 25.12 No Grant
of Interest. Tenant shall not grant any security interest whatsoever in (a) any fixtures within the Premises or (b) any item paid in whole or in part with Landlord’s Contribution without the consent of Landlord. 

25.13 No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are
granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light therefrom is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Property, the same shall be
without liability to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease. 
 25.14 Landlord
Termination Right. If Tenant shall abandon the Premises for a period in excess of six (6) months (i.e., whether or not the keys shall have been surrendered or the Rent shall have been paid, Tenant is not actively operating its business in
the Premises, is not actively marketing the Premises for a Transfer, there is not a sublease, licenses relating to use or occupancy of space or other occupancy agreements for the Premises to a party that is actively operating its business in the
Premises, and the Premises are not undergoing material modifications or affected by casualty, condemnation or other circumstances preventing the foregoing), Landlord shall have the right to terminate this Lease upon at least thirty
(30) days’ written notice to Tenant. Upon the effective date of any such termination, (a) Tenant shall surrender the Premises in the condition required under Section 21 above, and (b) all rights and obligations of the
parties hereunder shall terminate and be of no further force and effect except with respect to obligations accruing with respect to the period of time prior to such termination date. 

[SIGNATURES ON FOLLOWING PAGE] 

  
 48 

 IN WITNESS WHEREOF the parties hereto have executed this Lease as a sealed instrument as
of the Execution Date. 
  

					
	LANDLORD
	
	MIT 130 BROOKLINE LLC
		
	By:	 	Massachusetts Institute of Technology,
		 	its manager
			
		 	By:	 	MIT Investment Management Company,
		 		 	its authorized agent
		
	By:	 	 /s/ Seth Alexander

		 	Name:	 	Seth Alexander
		 	Title:	 	President
	
	TENANT
	
	INTELLIA THERAPEUTICS, INC.
		
	By:	 	 /s/ Nessan Bermingham

		 	Name:	 	Nessan Bermingham
		 	Title:	 	CEO and President

  
 [SIGNATURE PAGE] 

 EXHIBIT 1A 

LEASE PLAN 

  
 EXHIBIT 1A PAGE 1 

 

 
 Intellia Therapeutics, Inc Premises Level 1 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1A PAGE 2 

 

 
 Intellia Therapeutics, Inc Premises Level 2 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1A PAGE 3 

 

 
 Penthouse Level 
Intellia
Therapeutics, Inc Premises 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1A PAGE 4 

 EXHIBIT 1B 

PLAN OF FIRST PHASE 

  
 EXHIBIT 1B PAGE 1 

 

 
 Intellia Therapeutics, Inc Premises – FIRST PHASE 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1B PAGE 2 

 EXHIBIT 1C 

PLAN OF FINAL PHASE 

  
 EXHIBIT 1C PAGE 1 

 

 
 Level 2 
Intellia
Therapeutics, Inc Premises – SECOND PHASE 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1C PAGE 2 

 

 
 Level 1 
Intellia
Therapeutics, Inc Premises – SECOND PHASE 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1C PAGE 3 

 

 
 Penthouse Level 
Intellia
Therapeutics, Inc Premises – SECOND PHASE 
LEASE PLAN October 1, 2014 MIT 130 Brookline LLC 

  
 EXHIBIT 1C PAGE 4 

 EXHIBIT 2 

LEGAL DESCRIPTION 
 PARCEL A 

The land with the buildings thereon situated in Cambridge, numbered 17 Tudor Street, bounded and described as follows: 

 

			
	NORTHEASTERLY	 	by Tudor Street, formerly known as Decatur Street, exactly seventy-five (75) feet;
		
	SOUTHEASTERLY	 	by land now or formerly of William C. Thairlwall, about one hundred ninety (190) feet, more or less;
		
	SOUTHWESTERLY	 	by Emily Street, exactly seventy-five (75) feet;
		
	NORTHWESTERLY	 	by land now or formerly of Flamand & Lynch, about one hundred ninety (190) feet, more or less.

 Containing in all approximately 14,250 square feet more or less. 

PARCEL B 
 A certain parcel of land with
the buildings thereon situated in said Cambridge, numbered 27 Tudor Street, being lot marked “C” on a Plan of Land in Cambridge, W.A. Mason & Son, Surveyors, dated June 11, 1918, recorded with the Middlesex South District
Registry of Deeds in Plan Book 268, Plan 14, and bounded and described as follows: 
  

			
	NORTHEASTERLY	 	by Tudor Street, sixty two and 67/100 (62.67) feet;
		
	NORTHWESTERLY	 	by lots marked “A” and “B” on said Plan, one hundred ninety (190) feet;
		
	SOUTHWESTERLY	 	by Emily Street, sixty two and 67/100 (62.67) feet; and
		
	SOUTHEASTERLY	 	by the lot marked “Boston Machine Screw Co.” on said Plan, one hundred ninety (190) feet.

 Containing, according to said Plan, 11,907 square feet of land. 

PARCEL I 
 A certain Parcel of land in the
County of Middlesex and said Commonwealth, bounded and described as follows: 
 Northeasterly by Southwesterly line of Tudor Street, one
hundred twenty-five and 33/100 feet; 

  
 EXHIBIT 2 PAGE 1 

 Southeasterly by land now or formerly of Albert E. Lynch, one hundred ninety and 22/100 feet;

 Southwesterly by Emily Street, one hundred twenty-five and 33/100 feet; and 

Northwesterly by Brookline Street, one hundred and ninety feet. 

Said premises are shown on a plan, filed in the Registry of Deeds for the South Registry District of Middlesex County in Registration Book
169, Page 257, with Certificate 26086. 
 PARCEL II 

A certain parcel of land, situated in said Cambridge, bounded and described as follows: 

Southwesterly by the Northeasterly line of Tudor Street, one hundred feet; 

Northwesterly by the Southeasterly line of Brookline Street, fifty feet; 

Northeasterly by land now or formerly of Cambridgeport Savings Bank, one hundred feet; and 

Southeasterly by land now or formerly of Samuel J. Kelley et al, Trustees, fifty feet. 

Said premises are shown on a plan filed in the Registry of Deeds for the South Registry District of Middlesex County in Registration Book 104,
Page 173, with Certificate 16011. 
 The foregoing premises are subject to the matters set forth or referred to in Certificate of Title
No. 126073. 

  
 EXHIBIT 2 PAGE 2 

 EXHIBIT 3 

LANDLORD’S WORK 
 GENERAL 

The existing second floor spec lab will be modified to accommodate Intellia’s program. The basis for a future estimate will include
(a) adding three (3) executive offices in the existing open office area (b) adding a BL2 tissue culture lab numbered 254-A (c) using the existing specialty lab 255 as an analytical lab (d) adding a bacteria lab numbered 261
and (e) adding a tissue culture lab numbered 262. 
 INFRASTRUCTURE 

Add new vacuum pump and new air compressor. Size and location to be determined. Provide new CO2 manifold. Any RODI requirements will be
fulfilled with room mounted local systems. 
 EXECUTIVE OFFICES 

The offices will be enclosed utilizing two (2) existing perimeter partitions, two (2) new gypsum wall assemblies, and an interior
glazing front equal to existing offices within the space including glass doors. Detail for termination of gypsum wall assemblies at glass will be similar to existing offices within the space. HVAC system will be modified to provide zone control for
two (2) zones as they have different exposures. Power outlets will be provided in partitions and ring-and-string will be provided for tel/data work (to be provided by Intellia). Existing flooring and ceilings will be reused and new base will be
provided to match existing. 
 MAIN LAB 254 

Reuse existing wall, flooring, casework and ceiling systems. Add two (2) vacuum turrets and two (2) compressed air turrets to sixteen
existing ceiling utility panels. 
 ANALYTICAL LAB 255 

Reuse existing wall, flooring, casework and ceiling systems. Evaluate HVAC system and modify as required to accommodate equipment sensible heat
loads. Provide plumbing utilities and electrical power as indicated on equipment matrix. 
 GLASSWASH ROOM 258 

Reuse existing wall, flooring, casework and ceiling systems. 

TISSUE CULTURE ROOM 254A 
 The room will
be enclosed utilizing two (2) existing partitions, two (2) new gypsum wall assemblies, and one 4’-0” x 7’-0” hollow metal door. Existing floor and ceiling systems to be reused. HVAC system will be modified to
accommodate zone control, and equipment-specific heat load. Provide plumbing utilities and electrical power as indicated on equipment matrix. 

  
 EXHIBIT 3 PAGE 1 

 BACTERIAL LAB 1261 

The room will be enclosed utilizing one (1) existing partition, and three (3) new gypsum wall assemblies. Existing floor and ceiling
systems to be reused. HVAC system will be modified to accommodate zone control, and equipment-specific heat load. Provide plumbing utilities and electrical power as indicated on equipment matrix. 

TISSUE CULTURE LAB II 261 
 The room will
be enclosed utilizing two (2) existing partitions, two (2) new gypsum wall assemblies, and one 4’-0” x 7’-0” hollow metal door. Existing floor and ceiling systems to be reused. HVAC system will be modified to
accommodate zone control, and equipment-specific heat load. Power will be provided for equipment needs. Provide new lab sink. Provide plumbing utilities and electrical power as indicated on equipment matrix. 

  
 EXHIBIT 3 PAGE 2 

 EXHIBIT 4 

FORM OF LETTER OF CREDIT 
  

			
	BENEFICIARY:	  	ISSUANCE DATE:
		
	< >	  	
	[LANDLORD]	  	
		  	IRREVOCABLE STANDBY LETTER OF CREDIT NO.
		
	ACCOUNTEE/APPLICANT:	  	MAXIMUM/AGGREGATE CREDIT AMOUNT: USD: $      .  
		
	< >	  	
	[TENANT]	  	

 LADIES AND GENTLEMEN: 

We hereby establish our irrevocable letter of credit in your favor for account of the applicant up to an aggregate amount not to exceed
             and     /100 US Dollars ($      .  ) available by your draft(s) drawn on ourselves at sight (i) bearing the
clause “Drawn under Irrevocable Standby Letter of Credit Number                     ,” and (ii) including a Beneficiary’s dated
statement purportedly signed by an authorized signatory or agent reading: “This draw in the amount of              U.S. Dollars ($        )
under your Irrevocable Standby Letter of Credit No.                      represents funds due and owing to us pursuant to the terms of that certain
lease by and between                     , a
                    , as landlord, and
                    , as tenant (the “Lease”), and/or any amendment to the Lease or any other agreement between such parties
related to the Lease,” and (iii) indicating whether payment should be made by wire transfer (including wiring instructions) or by certified check (including mailing address), accompanied by the original of this Letter of Credit and all
amendments, if any. The original Letter of Credit and all amendments, if any, shall be returned to you unless fully utilized. 
 Unless
otherwise stated, all correspondence, documents and sight drafts are to be sent via facsimile to (    )         -         with originals to follow by
hand delivery with receipted delivery, nationally recognized overnight courier with receipted delivery or certified mail, return receipt requested to our counters at
                                        
<address>. The date of presentment of any draw shall be the date copies of the Letter of Credit and sight draft are faxed by Beneficiary to
                                        
<bank>. 
 You shall have the right to make partial draws against this Letter of Credit, from time to time. 

You shall be entitled to assign your interest in this Irrevocable Standby Letter of Credit from time to time to your lender(s) and/or your
successors in interest without our approval and without charge. In the event of an assignment, we reserve the right to require reasonable evidence of such assignment as a condition to any draw hereunder. 

  
 EXHIBIT 4 PAGE 1 

 Except as otherwise expressly stated herein, this Letter of Credit is subject to the
“International Standby Practices 1998” promulgated jointly by the Institute for International Banking Law and Practice and the International Chamber of Commerce, effective January 1, 1999. 

This Letter of Credit shall expire at our office on             ,
20     (the “Stated Expiration Date”). It is a condition of this Letter of Credit that the Stated Expiration Date shall be deemed automatically extended without amendment for successive one (1) year
periods from such Stated Expiration Date, unless at least sixty (60) days prior to such Stated Expiration Date (or any anniversary thereof) we shall send a written notice to you, with a copy to Goulston & Storrs, 400 Atlantic Avenue,
Boston, MA 02110, Attention: Colleen P. Hussey and to the Accountee/Applicant, by hand delivery, nationally recognized overnight courier with receipted delivery or by certified mail (return receipt requested) that we elect not to consider this
Letter of Credit extended for any such additional one (1) year period. In the event that this Letter of Credit is not extended for an additional period as provided above, you may draw the entire amount available hereunder. 

If at any time prior to presentation of documents for payment hereunder, we receive a notarized certificate signed by one who purports to be a
duly authorized representative on your behalf to execute and deliver such certificate, stating that this Letter of Credit has been lost, stolen, damaged or destroyed, we will mail you a “Certified True Copy” of this Letter of Credit, which
shall be treated by us as an original. 
 In order to cancel this Letter of Credit prior to expiration, you must return this original Letter
of Credit and any amendments hereto to our counters with a statement signed by you stating that the Letter of Credit is no longer required and is being returned to the issuing bank for cancellation. In addition, this Letter of Credit may be canceled
prior to expiration upon our receipt of a dated statement purportedly signed by (i) an authorized signatory or agent of the Accountee/Applicant and (ii) an authorized signatory or agent of the beneficiary. 

We hereby agree with the drawers, endorsers and bonafide holders that the drafts drawn under and in accordance with the terms and condition of
this Letter of Credit shall be duly honored within two (2) business days after the date of presentment. 

  
 EXHIBIT 4 PAGE 2 

 EXHIBIT 5 

ALTERATIONS CHECKLIST 
 Scope letter
describing project, design/construction team, and appropriate vendors. 
 Insurance certificate(s) for Contractors. 

Construction Documents (CDs) - Plans and Specifications - stamped by licensed AIA. 

Code Review by licensed code engineer incorporated in CDs and/or by stamped letter. 

Code specific - accessibility. 

Code specific - egress paths/exits (numbers, locations, distance). 

Code specific - fire protection, sprinkler distribution, horns/strobes/signage locations. 

Landlord Approved architect, MEPFP engineer, code engineer, structural engineer. 

Building permit application. 
 Signatures by
Architect, Licensed Construction Supervisor. 
 Cost Affidavit with backup estimate from contractor. 

Architect Affidavit. 
 MEP Affidavit. 

FP Affidavit. 
 Structural Affidavit. 

Construction Cost Affidavit. 
 Structural Affidavit. 

Structural Affidavit. 
 Low Voltage Wiring Within Premises:

 Insurance certificate(s) for Contractor, if applicable 

If installer is employee, copy of valid government issued electrical license 

Code Review by licensed code engineer 

permit application as requested by Inspectional Services Department. 

Signature by Licensed Professional (electrician) 

  
 EXHIBIT 5 PAGE 1 

 Ethernet wiring within Premises: 

Insurance certificate(s) for Contractor, if applicable 

If installer is employee, copy of valid government issued electrical license (to the extent legally required) 

Code Review by licensed code engineer 

permit application as requested by Inspectional Services Department. 

Signature by Licensed Professional (electrician) to the extent legally required 

  
 EXHIBIT 5 PAGE 2 

 EXHIBIT 6 

TENANT’S HAZARDOUS MATERIALS 
  

			
	 Product
	  	 CAS#

	2-Propanol	  	67-63-0
	Acetic Acid, Glacial	  	64-19-7
	Acetone	  	67-64-1
	Acetonitrile	  	75-05-8
	Acetonitrile, for HPLC, gradient grade, 99.9% (GC)	  	75-05-8
	Ethanol	  	64-17-5
	Ethanol, 190 proof, USP/NF	  	64-17-5
	Ethanol, absolute, 200 proof, 99.5%, A.C.S. reagent	  	64-17-5
	Hydrochloric acid (10%-33%)	  	None
	Hydrogen peroxide, 50 wt. % solution in water	  	7722-84-1
	Isopropyl alcohol	  	
	Methanol	  	67-56-1
	Phosphoric Acid, 99.999+%	  	None
	Potassium acetate, for molecular biology, >=99%	  	127-08-2
	Sodium Hydoxide Solution	  	None
	Sodium hydroxide solutions (more than 10% NaOH)	  	1310-73-2
	Sulfuric Acid, ACS Reagent, 95-98%	  	7664-93-9
	Trichloroacetic acid, SigmaUltra, minimum 99.0%	  	76-03-9
	Trifluoroacetic acid, 99+%, spectrophotometric grade	  	76-05-1

  
 EXHIBIT 6 PAGE 1 

 EXHIBIT 7 

RULES AND REGULATIONS 
 To
the extent of any conflict between these Rules and Regulations and the body of the Lease, the body of the Lease shall govern. 
  

	1.	Tenant and its employees shall not in any way obstruct the sidewalks, halls, stairways, or elevator of the Building, and shall use the same only as a means of passage to and from their respective offices.

  

	2.	Corridor doors, when not in use, shall be kept closed. 

  

	3.	No animals, except seeing eye dogs, shall be brought into or kept in, on or about the Premises, except in connection with the use of the vivarium maintained by Tenant from time to time and Tenant’s ordinary and
customary laboratory practices. 

  

	4.	The restroom fixtures shall be used only for the purpose for which they were constructed and no rubbish, ashes, or other substances of any kind shall be thrown into them. Tenant will bear the expense of any damage
resulting from misuse. 

  

	5.	Tenant shall not place any additional lock or locks on any exterior door in the Building or on any door in the Building core within the Premises, including doors providing access to the telephone and electric closets
and the slop sink, without Landlord’s prior written consent; provided, however, that Tenant shall have control of all keys to doors within the Premises, but will provide Landlord with a master copy of same. At Landlord’s option, all keys
shall be surrendered to Landlord at the expiration or earlier termination of the Lease. 

  

	6.	Landlord reserves the right to exclude or expel from the Building any persons who, in the judgment of Landlord, is intoxicated under the influence of liquor or drugs, or shall do any act in violation of the rules and
regulations of the Building. 

  

	7.	Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during the hours Landlord may deem advisable for the adequate protection of the property. Use of the Building and the
leased Premises before 8 AM or after 6 PM, or any time during Sundays or legal holidays shall be allowed only to persons with a key/card key to the Premises or guests accompanied by such persons. At these times, all occupants and their guests must
sign in at the concierge when entering and exiting the Building. Any persons found in the Building after hours without such keys/card keys are subject to the surveillance of building staff. 

 

	8.	Tenant shall not, without the prior written consent of Landlord (which consent will not be unreasonably withheld), perform improvements or alterations within the Building or the Premises if the work has the potential of
disturbing the fireproofing which has been applied on the surfaces of the structural deck. 

  
 EXHIBIT 7 PAGE 1 

	9.	Landlord and Tenant shall mutually agree on the termite and pest extermination service to control termites and pests in the Premises. Except as included in Landlord’s services, tenants shall bear the cost and
expense of such extermination services. 

  

	10.	Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, any electrical equipment which does not bear the U/L (Underwriters Laboratories) or IEC (International Electrotechnical
Conference) seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as reasonably determined by Landlord, taking into consideration the overall electrical
system, the capacities reserved to Tenant in the Lease, and the present and future requirements therefor in the Building. Tenant shall not use more than Tenant’s Building Share of telephone lines available to service the Building, unless Tenant
provides its own conduits and service at its sole expense. 

  

	11.	Tenant shall not operate or permit to be operated on the Premises any coin or token operated vending machine or similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and
machines for sale of beverages food, candy, cigarettes or other goods), except for those vending machines or similar devices which are for the sole and exclusive use of tenant’s employees. 

 

	12.	Bicycles and other vehicles are not permitted inside or on the walkways outside the Building, except in those areas specifically designated by Landlord for such purposes. 

 

	13.	Landlord may from time to time adopt appropriate systems and procedures for the security or safety of the Building, its occupants, entry and use, or its contents, provided that Tenant shall have access to the Building
24 hours per day, 7 days a week. Tenant, Tenant’s agents, employees, contractors, guests and invitees shall comply with Landlord’s reasonable requirements relative thereto. 

 

	14.	Canvassing, soliciting, and peddling in or about the Building is prohibited. Tenant shall cooperate and use reasonable efforts to prevent the same. 

 

	15.	At no time shall Tenant permit or shall Tenant’s agents, employees, contractors, guests, or invitees smoke in any Common Area of the Building. 

 

	16.	Tenant shall, at its sole cost and expense: keep any garbage, trash, rubbish and refuse in vermin-proof containers within the interior of the Premises until removed. 

 

	17.	Landlord and Tenant shall mutually agree on those areas where lab coats are not allowed. 

  

	18.	Nitrogen tanks must never be left unmanned outside of the Premises. 

  
 EXHIBIT 7 PAGE 2 

 EXHIBIT 8 

LANDLORD’S SERVICES 
 Common area
cleaning and trash removal consistent with first class office and laboratory facilities in the East Cambridge area. 
 Landscaping 

Snow and ice removal 
 Security 

Property management services 
 Single elevator service meeting
the specifications existing on the Execution Date 
 On-site bicycle parking and shower facilities 

Emergency Power: Landlord’s sole obligation for either providing emergency generators or providing emergency back-up power to Tenant shall be to:
(i) provide an emergency generator for use of one or more tenants in the Building, including Tenant (the “Back-up Generator”) with five (5) watts of electricity per rentable square foot of the Premises allocated for
Tenant’s use (Tenant hereby acknowledging that Tenant’s equipment to be connected to the Back-Up Generator collectively uses no more than five (5) watts of electricity per rentable square foot of the Premises), and (ii) maintain
the Back-up Generator as per the manufacturer’s standard maintenance guidelines. In the event that Tenant’s equipment connected to the Back-Up Generator uses more than five (5) watts of electricity per rentable square foot of the
Premises, Tenant shall, upon Landlord’s demand, disconnect from the Back-Up Generator such equipment as may be necessary to reduce Tenant’s use to equal or be less than five (5)watts per rentable square foot of the Premises. Landlord shall
provide reasonable prior notice of any planned period of replacement, repair or maintenance of the Back-up Generator and within one (1) business day after Landlord learns that the Back-up Generator is not operational, however Landlord shall
have no obligation to provide Tenant with an alternative back-up generator or alternative sources of back¬up power. Tenant expressly acknowledges and agrees that Landlord does not guaranty that the Back-up Generator will be operational at all
times or that emergency power will be available to the Premises when needed. So long as Landlord is not in default of its obligations under this paragraph, in no event shall Landlord be liable to Tenant or any other party for any damages of any type
suffered by Tenant or any other person in the event that any emergency generator or back-up power or any replacement thereof fails or does not provide sufficient power. 

  
 EXHIBIT 8 PAGE 1 

 EXHIBIT 9 

FORM OF SNDA 
 THIS
SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”) is made and entered into as of the      day of             , 2013 by and
between                     , a
                     with an address of
                                        
(“Subtenant”).                     , a
                     with an address of
                                        
(“Master Lessor”) and , a with an address of (“Master Tenant”). 
 WITNESSETH 

REFERENCE is hereby made to that certain Master Lease Agreement dated
                     by and between Master Lessor, as landlord, and Master Tenant, as tenant (as it may be amended from time to time, the
“Master Lease”) with respect to the property commonly known as                     , Cambridge, Massachusetts (as more
particularly described in Exhibit A attached hereto, the “Property”). A notice of lease with respect to the Master Lease was recorded with the Middlesex South Registry of Deeds in Book , Page
        . 
 REFERENCE is also hereby made to that certain lease dated
                     by and between Master Tenant, as landlord, and Subtenant, as tenant (the “Sublease”), with respect to a
portion of the Property consisting of approximately rentable square feet on the          floor (the “Subleased Premises”) of the building commonly known as
                    , Cambridge, MA; and 

WHEREAS, subject to the terms and conditioned hereinafter set forth, Master Lessor has agreed (a) to recognize the rights of
Subtenant under the Sublease, and (b) not to disturb Subtenant’s use and enjoyment of the Subleased Premises. 

NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties
hereto agree as follows: 
 1. Incorporation of Recitals; Capitalized Terms. The foregoing recitals are hereby incorporated by
reference. All capitalized terms not otherwise defined herein shall have the meanings ascribed to them as set forth in the Master Lease. 

2. Sublease. Master Tenant and Subtenant each hereby warrants and represents that the copy of the Sublease delivered to Master Lessor
is a true, complete and accurate copy of the Sublease, as amended to date. 
 3. Subordination. The Sublease is and shall be subject
and subordinate to the Master Lease and all amendments and modifications thereof. The subordination described herein is intended by the parties to have the same force and effect as if the Master Lease and such amendments and/or modifications had
been executed, acknowledged, delivered and recorded prior to the Sublease and any amendments or modifications thereof. 

  
 EXHIBIT 9 PAGE 1 

 4. Subtenant Not To Be Disturbed. So long as Subtenant is not in default (beyond any
period given Subtenant by the terms of the Sublease to cure such default) in the payment of rent or additional rent or of any of the terms, covenants or conditions of the Sublease on Subtenant’s part to be performed, (a) Subtenant’s
possession of the Subleased Premises, and its rights and privileges under the Sublease, including but not limited to any extension or renewal rights, if any, shall not be diminished or interfered with by Master Lessor, and (b) Master Lessor
will not join Subtenant as a party defendant in any action or proceeding terminating Master Tenant’s possession of the Property unless such joinder is necessary to terminate such possession and then only for such purpose and not for the purpose
of terminating the Sublease. Master Lessor acknowledges and agrees that the prohibition contained in Section 1.45 of the Master Lease against “animal raising or storage” would not prohibit the use of the Premises for vivarium purposes
in any respect. 
 5. Tenant To Attorn To Master Lessor. If the Master Lease is terminated pursuant to the terms thereof, or if
Master Tenant rejects the Sublease in the course of a bankruptcy proceeding, or if Master Lessor shall succeed to the interest of Master Tenant in and to the Sublease in any other manner, then (a) the Sublease shall continue in full force and
effect as a direct lease between Master Lessor and Subtenant (subject to Section 9 below); provided, however, that Master Lessor and its assigns shall not be (i) liable for any misrepresentation, act or omission of Master Tenant, provided,
however, that the foregoing shall not release Master Lessor from liability for any default of its obligations under the Sublease continuing after the date on which Master Lessor succeeds to Landlord’s interest hereunder, including without
limitation any maintenance obligations, (ii) subject to any counterclaim, demand or offset which Subtenant may have against Master Tenant; (iii) liable for the return of any security deposit or letter of credit not actually received by
Master Lessor and with respect to which Subtenant agrees to look solely to Master Tenant for refund or reimbursement; (iv) unless delivered by Master Tenant to Master Lessor, bound by any advance payment of rent or additional rent or any other
sums made by Subtenant to Master Tenant, except for rent or additional rent applicable to the then-current month; (v) obligated to cure any defaults under the Sublease of Master Tenant which occurred prior to the termination of the Master
Lease, provided, however, that the foregoing shall not release Master Lessor from liability for any default of its obligations under the Sublease continuing after the date on which Master Lessor succeeds to Landlord’s interest hereunder,
including without limitation any maintenance obligations; or (vi) bound by any covenant to undertake, complete or pay for any improvements to the Subleased Premises other than to the extent set forth in Section 3 of the Sublease; and
(b) Subtenant shall attorn to Master Lessor as its landlord, said attornment to be effective and self-operative without the execution of any further instruments. Master Lessor and Subtenant each hereby agrees to execute an instrument in form
and substance reasonably acceptable to both parties acknowledging the continuation of the Sublease for the Subleased Premises as a direct lease for the Subleased Premises on the terms and conditions set forth in this Agreement. In addition,
Subtenant shall execute and deliver, upon the request of Master Lessor, an instrument or certificate regarding the status of the Sublease consisting of statements, if true (and if not true, specifying in what respect), in the case of the Sublease by
Subtenant (A) that the Sublease is in full force and effect, (B) the amounts and date through which rentals have been paid, (C) the commencement date, rent commencement date and duration of the term of the Sublease, (D) that no
default, or state of facts, which with the passage of time, or notice, or both, would constitute a default, exists on the part of either party to the Sublease, and (E) the dates on which payments of additional rent, if any, are due under the
Sublease. 

  
 EXHIBIT 9 PAGE 2 

 6. Sublease Amendments. Master Lessor shall not be bound by any amendment to the Sublease
made after the date hereof unless Master Lessor shall have consented thereto in writing. Such consent of Master Lessor may be withheld by Master Lessor in its sole and absolute discretion if such amendment (a) reduces the rent payable under the
Sublease, (b) provides for any expansion rights, (c) extends the term of the Sublease in addition to Subtenant’s current right(s) to extend the term under the Sublease, if any. Any such amendment made without Master Lessor’s
consent shall not be binding on Master Lessor. 
 7. Master Lessor’s Right to Notice and Cure. Subtenant covenants and agrees
to: (a) concurrently give Master Lessor the same default and/or termination notices given to Master Tenant under the Sublease at the following address(es) until otherwise specified in writing by Master Lessor:
                    , Attention:
                    ; (b) provide Master Lessor with at least ten (10) days plus the number of days (and the same opportunities and rights)
as are available to Master Tenant under the Sublease to cure any of Master Tenant’s defaults thereunder; and (c) accept Master Lessor’s curing of any of Master Tenant’s defaults under the Sublease as performance by Master Tenant
thereunder. 
 8. Amendments. This Agreement may not be waived, changed, or discharged orally, but only by agreement in writing and
signed by Master Lessor, Master Tenant and Subtenant, and any oral waiver, change, or discharge of this Agreement or any provisions hereof shall be without authority and shall be of no force and effect. 

9. Revisions to Sublease. Notwithstanding anything contained in this Agreement or the Sublease to the contrary, in the event that the
Master Lease is terminated pursuant to the terms thereof, or if Master Tenant rejects the Sublease in the course of a bankruptcy proceeding, (a) as of the date of such termination or rejection, Master Lessor and Master Lessor’s successors
and assigns shall have no liability to Subtenant with respect to any representations and warranties on the part of “Landlord” contained in the Sublease (provided that the foregoing shall in no event relieve Master Tenant of any liability
to Subtenant with respect to such representations and warranties), and (b) neither Master Lessor nor Subtenant shall have any liability or obligations pursuant to the brokerage provision of the Sublease. 

10. Relation between Master Lessor and Master Tenant. Notwithstanding anything to the contrary contained herein, if at the time that
Master Lessor succeeds to the interest of Master Tenant as landlord under the Sublease, Master Tenant controls, is controlled by or is under common control with Master Lessor, then, in such event, Master Lessor agrees that no term, covenant or
condition of this Agreement shall be interpreted or enforced by Master Lessor in any manner that would have the effect of amending or modifying the Sublease, releasing Master Lessor from any obligation under the Sublease or otherwise reducing the
obligations of the landlord thereunder or increasing the obligations of Tenant thereunder (for example, Section 9(a) above shall not be enforced by Master Lessor in such situation). 

11. Miscellaneous. This Agreement shall be deemed to have been executed and delivered within the Commonwealth of Massachusetts, and the
rights and obligations of the 

  
 EXHIBIT 9 PAGE 3 

 
parties hereunder shall be construed and enforced in accordance with, and governed by, the laws of the Commonwealth of Massachusetts without regard to the laws governing conflicts of laws. If any
term of this Agreement or the application thereof to any person or circumstances shall be invalid and unenforceable, the remaining provisions of this Agreement, the application or such term to persons or circumstances other than those as to which it
is invalid or unenforceable, shall not be affected. This Agreement is binding upon and shall inure to the benefit of Master Lessor, Master Tenant and Subtenant, their respective successors and assigns. Each party has cooperated in the drafting and
preparation of this Agreement and, therefore, in any construction to be made of this Agreement, the same shall not be construed against either party. In the event of litigation relating to this Agreement, the prevailing party shall be entitled to
reimbursement from the other party of its reasonable attorneys’ fees and costs. This Agreement constitutes the entire agreement of the parties with respect to the subject matter hereof and supersedes all prior and contemporaneous oral and
written agreements and discussions, and may not be amended, waived, discharged or terminated except by a written instrument signed by all the parties hereto. 

[Signatures on following page] 

  
 EXHIBIT 9 PAGE 4 

 IN WITNESS WHEREOF, the parties hereto have each caused this Agreement to be executed as
an instrument under seal as of the date first above written. 
  

			
	MASTER LESSOR:
	
	<>
		
	By:	 	  

		 	Name:
		 	Title:
	
	MASTER TENANT:
	
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	By:	 	  

		 	Name:
		 	Title:
	
	SUBTENANT:
	
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	By:	 	  

		 	Name:
		 	Title:

 [NOTE: ACKNOWLEDGEMENT PAGE TO BE ATTACHED TO 

EXECUTION VERSION.] 

  
 EXHIBIT 9 PAGE 5 

 EXHIBIT A 

LEGAL DESCRIPTION OF PROPERTY 

  
 EXHIBIT 9 PAGE 6

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