Document:

EX-10.25

 Exhibit 10.25 

EMPLOYMENT AGREEMENT 

This Employment Agreement (this “Agreement”) is entered into on the dates signed below but will become effective
January 1, 2022 (the “Effective Date”), between Dave & Buster’s Management Corporation, Inc., a Delaware corporation (“D&B Management”), Dave & Buster’s Entertainment, Inc., a
Delaware corporation (“D&B”), and Michael Quartieri (the “Employee”). D&B Management and D&B are collectively referred to herein as the “Company.” D&B Management, D&B and the
Employee are collectively referred to herein as the “Parties”. 
 WHEREAS, as of the Effective Date, D&B Management
shall employ Employee and D&B agrees that Employee shall serve as its Senior Vice President, Chief Financial Officer; 
 WHEREAS,
the Parties acknowledge and agree that the services of the Employee are of a special and unique character, and in the performance of duties for the Company, the Employee has been and will be provided additional Confidential Information, pursuant to
and in reliance on the restrictive covenant obligations and the restrictions on disclosure of the Confidential Information set forth in Paragraph 7; 

WHEREAS, the Company desires to be assured that the Confidential Information and goodwill of the Company will be preserved for the
exclusive benefit of the Company and that, as a material incentive for the Company to enter into this Agreement, as well as in exchange for the consideration specified herein (including, without limitation substantial amounts of compensation,
benefits and access to the Confidential Information, in each case, as set forth herein), and employment of the Employee under this Agreement, the Employee acknowledges and agrees to be bound by the restrictive covenant obligations and the
restrictions on disclosure of the Confidential Information set forth in Paragraph 7; 
 WHEREAS, the Parties acknowledge and
agree that the restrictive covenant obligations and the restrictions on disclosure of the Confidential Information set forth in Paragraph 7 are essential to the continued growth and stability of the Company’s business, good will,
customer base and to the continuing viability of its endeavors, and are a material inducement to the Company entering into this Agreement; and 

WHEREAS, the Parties acknowledge and agree that the Company would be irreparably harmed if their Confidential Information were
disclosed by the Employee. 
 NOW, THEREFORE, for and in consideration of the promises herein contained, the provision of
Confidential Information and other good and valuable consideration, the sufficiency of which is hereby acknowledged, D&B, D&B Management, and Employee agree as follows: 

1. Employment/Duties. D&B Management agrees to employ Employee and D&B agrees that Employee shall serve as Senior Vice President, Chief
Financial Officer. 

 
Employee will be responsible for performing those duties that are customarily associated with the position of Senior Vice President, Chief Financial Officer and other such reasonable duties that
are assigned by the Chief Executive Officer from time-to-time. The Company or its Affiliates (as defined below) will provide appropriate training to Employee to permit
him to perform his duties competently. 
 2. Term of Agreement. This Agreement shall be in effect for one (1) year from the Effective
Date of this Agreement unless it is terminated earlier under the terms of Paragraph 8; provided, however, that commencing on the first anniversary of the Effective Date, and on each annual anniversary of such date, the term of this
Agreement shall be automatically extended for a one year period unless it is terminated earlier under the terms of Paragraph 8. The Parties agree that unless specifically stated otherwise, the obligations created in Paragraphs 7, 9, 10,
11, 12 and 18 will survive the termination of this Agreement and of Employee’s employment with D&B Management. 
 3.
Employee’s Responsibilities. Employee agrees that unless specifically stated otherwise, during the term of Employee’s employment by D&B Management, Employee will devote Employee’s full business time and best efforts
and abilities to the performance of his duties for the Company. Employee agrees to act in the best interest of the Company at all times. Employee will act in accordance with the highest professional standards of ethics and integrity. Employee agrees
to use Employee’s best efforts and skills to preserve the business of the Company and the goodwill of its employees and persons having business relations with the Company. Employee will comply with all applicable laws and all of the
Company’s and its Affiliates’ then current policies and procedures. Notwithstanding anything contained herein to the contrary, if (a) Employee complies with the terms and provisions of D&B’s Code of Business Ethics, as the
same may be revised from time-to-time and (b) Employee’s activities do not interfere with Employee’s obligations to the Company, then, during the term of
Employee’s employment by D&B Management, Employee may: (x) engage in charitable, civic, fraternal and professional activities, (y) give lectures on behalf of educational or for-profit
institutions, and (z) manage personal investments; provided that Employee shall disclose any conflicts of interest that cause Employee’s personal endeavors to be in material conflict with the business of the Company and/or its Affiliates.
Employee shall only serve on the board of directors of (i) a national charitable, civic or fraternal organization, (ii) a privately owned business, or (iii) a publicly-traded company with the prior written approval of the Board of
Directors of D&B Management, in its sole discretion, and only to the extent that any such enterprise described in (i), (ii), or (iii) is not a Competitive Business. The Board of Directors of D&B Management will consider Employee’s
performance, time in role, time required to fulfill Employee’s obligations to the Company, as well as the potential benefit to the Company in making its determination. 

4. No Limitations. Employee warrants and represents that there is no contractual, judicial or other restraint that impairs Employee’s right
or legal ability to enter into this Agreement and to carry out Employee’s duties and responsibilities to the Company, its affiliates, and its subsidiaries. 

  
 2 

 5. Compensation and Benefits. 

(a) Base Salary. During the term of this Agreement, D&B Management will pay to Employee a base salary of $500,000 per year. The
base salary will be paid bi-weekly on regularly scheduled paydays determined by the Company. Employee shall be given an annual performance evaluation and, as determined by the Board of Directors of D&B
Management, may receive periodic salary increases. 
 (b) Annual Bonus. During the term of this Agreement, the Employee will be
eligible to receive an annual bonus as approved on annual basis by the Board of Directors of D&B Management and, if so approved, as determined by the Company based upon the attainment of a combination of individual and Company goals during a
fiscal year set forth in a bonus plan approved by the Board of Directors of D&B Management, payable in accordance with such bonus plan. Employee’s individual participation percentage in the bonus plan at target is equal to 80% of such
Employee’s base salary for the fiscal year. 
 (c) Perquisite Allowance. The Employee shall be entitled to a perquisite
allowance in an amount equal to $25,000.00 per year, payable during the term of this Agreement in accordance with the Company’s standard payroll procedures. 

(d) Retirement and Welfare Plans. Employee shall be eligible to participate in any profit sharing, qualified and nonqualified
retirement plans, and any health, life, accident, disability insurance, sick leave, or other benefit plans or programs made available to similarly situated employees of the Company in accordance with the terms of such plans, as may be amended,
supplemented or modified from time to time (collectively, the “Plans”), as long as they are kept in force by the Company and provided that Employee meets the eligibility requirements of the respective Plans. Nothing contained herein
shall limit the right of the Company, in its sole and absolute discretion, to modify, amend or discontinue any of the Plans. 
 (e)
Vacation. Subject to the Company’s generally applicable policies relating to vacations, Employee shall be entitled to paid vacation commensurate with the Company’s policy for senior management and Employee’s position and tenure
with the Company, but in no event less than twenty-seven (27) days paid vacation during each calendar year. 
 (f) Office and
Support Staff. To the extent reasonably practicable, the Company shall endeavor to supply the Employee (i) with all equipment, supplies, and secretarial staff reasonably required in the performance of the Employee’s duties and
(ii) a fully furnished and appointed office comparable in size, furnishings and decorations to the offices of other officers of D&B of comparable responsibilities and the facilities of the Company shall be generally available to Employee in
the performance of Employee’s duties. 

  
 3 

 (g) Other Benefits. The Company will provide Employee with other employment benefits,
as in existence from time to time, the Company provides to its full-time executive employees. 
 (h) Expenses. The Company shall
reimburse the Employee for all reasonable business expenses incurred by the Employee in connection with the performance of the Employee’s duties under this Agreement, including, but not limited to, reasonable travel, meals, and hotel
accommodations of Employee, in each case subject to the Company’s then current policies and procedures. Reimbursement shall be made upon submission by Employee of vouchers or an itemized list thereof in accordance with the Company’s then
current policies and procedures. Employee hereby authorizes the Company in advance to deduct any expenses from the Employee’s salary if Employee fails to submit an expense as provided by the Company’s then current policies and procedures.

 (i) Sign-On Bonus. In lieu of participation in the FY 2021 second-half bonus program, and
in partial recognition of the unvested equity Employee will forfeit upon leaving his current employment, the Company will give Employee a sign-on grant of $300,000 worth of restricted stock units within
Employee’s first 30 days of employment. The units will vest in equal installments over 3 years and the number of shares will vary based on the closing price on the actual grant date. The grant will be subject to the terms of the Company’s
grant agreement. 
 6. Training. The Company has provided and will continue to provide Employee with such specialized training as the Company,
in its sole discretion, deems necessary or beneficial to the performance of Employee’s job duties. 
 7. Confidential Information and Restrictive
Covenants. In consideration of the premises and mutual promises contained herein, and for other good and valuable consideration specified herein (including, without limitation substantial amounts of compensation, the Company Group (as
defined below) shall provide the Employee with benefits and Confidential Information, the use or disclosure of which would cause the Company Group substantial loss or injury including substantial diminishment of their goodwill, and would place the
Company Group at a material competitive disadvantage. Accordingly, the Company and the Employee hereby agree as follows: 
 (a) Certain
Definitions. 
 (i) As used in this Agreement, “Affiliate” of any person means any person, directly or indirectly
controlling, controlled by or under common control with such person, and includes any person who is an officer, director or employee of such person and any person that would be deemed to be an “affiliate” or an “associate” of
such person, as those terms are defined in Rule 12b-2 of the General Rules and Regulations under the Securities Exchange Act of 1934, as amended. As used in this definition, “controlling”
(including, with its correlative meanings, “controlled by” and “under common control 

  
 4 

 
with”) means possession, directly or indirectly, of power to direct or cause the direction of management or policies (whether through ownership of securities, partnership or other
ownership interests, by contract or otherwise). With respect to any natural person, “Affiliates” shall also include, without limitation, such person’s spouse, child and any trust the beneficiaries or grantor of which are limited
solely to such person and/or his or her spouse or child. As used in this Agreement, “person” means any individual, corporation, limited liability company, partnership, firm, joint venture, association, joint-stock company, trust,
unincorporated organization or other entity. 
 (ii) As used in this Agreement, “Company Group” shall mean D&B, any
subsidiary and any successor to any of the foregoing. 
 (iii) As used in this Agreement, “Competitive Business” shall mean the
owners or operators of venues in the Restricted Territory that combine a dining offering that is primarily full service with games, entertainment, sports attractions or sports viewing, but shall not include (x) dining establishments that derive
less than 20% of their aggregate revenues from games, entertainment and sports attractions and have not highlighted sports viewing as a core offering in their consumer marketing or (y) entertainment concepts that derive less than 20% of their
aggregate revenues from dining operations. For the avoidance of doubt, Competitive Business shall include, without limitation, the companies identified in Appendix A to the minutes of the Company’s compensation committee meeting whereby the
form of this Agreement was approved. 
 (iv) As used in this Agreement, “Restricted Territory” shall mean: (a) North
America and (b) any other state, province or country in which the Company (1) operates during the Employee’s employment or at the time of the Employee’s resignation or termination or (2) has expressed interest in operating
or expects to operate within two (2) years following the Employee’s resignation or termination, and in each case in clause (2), of which the Employee was aware. 

(b) Nondisclosure of Confidential Information. During the term of this Agreement, the Company Group agrees to continue to provide, and
the Employee will acquire, certain Confidential Information. As a material incentive for the Company Group to enter into this Agreement, as well as in exchange for the consideration specified herein (including, without limitation substantial amounts
of compensation, benefits and access to the Confidential Information, in each case, as set forth herein), and employment of the Employee under this Agreement, the Employee shall maintain in strict confidence and shall not disclose to third parties
or use in any task, work or business (except on behalf of the Company Group) any proprietary or confidential information regarding the Company Group and/or his work with the Company Group, including, without limitation, trade secrets, current and
future business plans, customers, customer lists, customer information, vendors, vendor lists, vendor information, employees, employee information, sales, purchasing, pricing determinations, price points, internal and external cost structures,
operations, marketing, financial and other business strategies, positioning of stores, information and plans, products and services, games and amusement, development of 

  
 5 

 
games and amusement, food and beverage, financial performance and other financial data and compilations of data, new store development and locations, pipeline, information regarding the Company
Group’s processes, computer programs and/or records, software programs, intellectual property, business development opportunities, acquisitions, acquisition targets, confidential information developed by consultants and contractors, manuals,
memoranda, projections, and minutes (“Confidential Information”), without the express written permission of the Board of Directors of D&B. The Employee’s confidentiality obligation in this Paragraph 7 shall include,
but not be limited to, any Confidential Information to which the Employee has access to, had access to, will have access to, receives, or received in connection with his employment by Company Group, and any information designated as confidential by
the Company Group. Notwithstanding the foregoing, the term Confidential Information shall not include information that (i) is publicly disclosed through no fault of the Employee, either before or after it becomes known to the Employee,
(ii) was known to the Employee prior to the date of this Agreement, which knowledge was acquired independently and not from the Company Group or its directors or employees or (iii) became available to the Employee on a non-confidential basis from a source other than the Company Group, provided such source is not bound by a confidentiality agreement with or other contractual, legal or fiduciary obligation of confidentiality to the
Company Group or any other party with respect to such information. The Company Group and the Employee acknowledge and agree that the Confidential Information is continually evolving and changing and that some new Confidential Information will be
needed by the Employee and provided by the Company Group for the first time in the course of the term of this Agreement. The Employee expressly acknowledges the trade secret status of the Confidential Information and agrees that the Employee’s
access to such Confidential Information constitutes a protectable business interest of the Company Group. Notwithstanding the foregoing restrictions, the Employee may disclose any Confidential Information (a) to the Employee’s legal
advisors subject to such advisor’s agreement to maintain the information as confidential, (b) to the extent required for the Employee’s enforcement of his rights hereunder (provided that such information be submitted under seal or
otherwise not publicly disclosed), (c) to the extent required by an order of any court or other governmental authority, but in each case only after the Company Group has been so notified in writing and has had five (5) business days to
obtain reasonable protection for such information in connection with such disclosure, and (d) if such disclosure is protected under the whistleblower provisions of federal law or regulation. 

(c) Return of Property. Upon termination of the Employee’s employment with the Company Group (for any reason), the Employee shall
promptly return to the Company Group all Company property, Confidential Information and all copies thereof obtained by the Employee, or his employees or agents. The Parties acknowledge that the Company Group would not retain the Employee’s
services or provide him with access to its Confidential Information without the covenants and promises contained in this Paragraph 7. For avoidance of doubt, the Employee shall deliver promptly to the Company Group on termination of his
employment with the Company Group for any reason, or at any other time the Company Group may so request, all Confidential Information and all other documentation containing information relating to the business of the Company Group or property of the
Company Group which he obtained or developed while employed by, or otherwise serving or acting on behalf of, the Company Group and which he may then possess or have under his control or relating to the “Work” (as defined below). 

  
 6 

 (d) Non-Access. Employee agrees that
following the termination of his employment with D&B Management, he will not access the Company Group’s computer systems, download files or any information from the Company Group’s computer systems or in any way interfere, disrupt,
modify or change any computer program used by the Company Group or any data stored on the Company Group’s computer systems. Employee further agrees that all of the computers, hand held devices, and mobile telephones provided by the Company are
the sole property of the Company Group. 
 (e) Acknowledgment of the Company Group’s Right In Work Product. During the term of
this Agreement, the Employee will create, develop and contribute for consideration certain ideas, plans, calculations, technical specifications, works of authorship, inventions, information, data, formulas, models, reports, processes, photographs,
marks, designs, computer code, concepts and/or other proprietary materials to the Company Group related to the operation or promotion of the business of the Company Group (collectively, the “Work”). All of the Work is, was and shall
hereafter be, a commissioned “work for hire” owned by the Company Group within the meaning of Title 17, Section 101 of the United States Code, as amended. If any portion of the Work is determined not to be a “work for hire”
or such doctrine is not effective, the Employee hereby irrevocably assigns, conveys and otherwise transfers to the Company Group, and its respective successors, licensees, and assigns, all right, title and interest worldwide in and to such portion
of the Work and all proprietary rights therein, including, without limitation, all copyrights, trademarks, design patents, trade secret rights, moral rights, and all contract and licensing rights, and all claims and causes of action with respect to
any of the foregoing, whether now known or hereafter to become known. In accordance with this assignment, the Company Group shall hold all ownership to all rights, without limitation, in and to all of the Work for its own use and for its legal
representatives, assigns and successors, and this assignment shall be binding on and extended to the heirs, assigns, representatives and successors of the Employee. In the event the Employee has any right or interest in the Work which cannot be
assigned, the Employee agrees to waive enforcement worldwide of any and all such rights or interests against the Company Group and its respective successors, licensees and assigns, and the Employee hereby exclusively and irrevocably licenses any and
all such rights and interests, worldwide, to the Company Group in perpetuity and royalty-free, along with the unfettered right to sublicense. All such rights are fully assignable by Company Group. The Employee hereby agrees that all Work is created
or developed for the sole use of the Company Group, and that the Employee has no right to market in any manner whatsoever any such Work. 

  
 7 

 (f) Non-Compete Agreement. The Parties agree
that, during the course of the Employee’s employment by the Company Group and during the term of this Agreement, the Employee will have access to, and the benefit of, the Company Group’s Confidential Information, including but not limited
to, the Confidential Information described in Paragraph 7(b). The Parties agree that, during the Employee’s employment, the Employee will represent the Company Group and develop contacts and relationships with other persons and entities
on behalf of the Company Group, including but not limited to, with customers and potential customers. To protect the Company Group’s interest in its Confidential Information, contacts and relationships, to enforce the Employee’s
obligations under this Paragraph 7, and as a material inducement for the Company Group to enter into this Agreement, as well as in exchange for the consideration specified herein (including, without limitation, substantial amounts of
compensation, benefits and access to and provision of the Confidential Information, in each case, as set forth herein), and employment of the Employee under this Agreement, the Parties hereby agree and covenant that during the term of this Agreement
and for a period of one (1) year from the termination of this Agreement for any reason (including, without limitation, resignation by the Employee or upon notice from the Employee as provided in Paragraph 8(b)) (the “Non-Compete Period”), the Employee shall not directly or indirectly, for himself or others, within the Restricted Territory: 

(i) own, manage, operate, join, control, or participate in the ownership, management, operation or control of, or engage in any
activity, work, business, or investment with any other Competitive Business (or for or on behalf of any other entity or person or any other Competitive Business), including, without limitation, any attempted or actual activity as an employee,
officer, director, advisor, agent, equityholder, consultant or independent contractor (whether or not compensated for any of the foregoing); provided, however, that the Employee may own an investment interest of less than 2% in a
publicly-traded company. 
 (g) Non-Solicitation and
Non-Hire Agreement. Additionally, in exchange for the consideration specified herein and as stated in this Paragraph 7, and as a material incentive for the Company Group to enter into this Agreement, during
the term of this Agreement and for a period of two (2) years from the termination of this Agreement for any reason (including, without limitation, resignation by the Employee) (the “Non-Solicitation and
Non-Hire Period”), the Employee shall not, directly or indirectly, on his own behalf or on behalf of any other person, partnership, entity, association, or corporation, induce or attempt to influence,
induce, encourage, any employee of the Company Group at or above the managerial level (including, without limitation, store managers and regional managers), supplier, vendor, licensee, distributor, contractor or other business relation of the
Company Group to cease doing business with, adversely alter or interfere with its business relationship with, the Company Group. Further, during the Non-Solicitation and
Non-Hire Period, the Employee shall not, on his own behalf or on behalf of any other person, partnership, entity, association, or corporation, (i) solicit or seek to hire any employee of the Company Group
at or above the store general manager level for operations employees and the officer level for non-operations employees or in any other manner attempt directly or indirectly to influence, induce, or encourage
any employee of the Company Group at or above the store general manager level for operations employees and with a title of “Director” or more senior for non-operations employees to leave their employ

  
 8 

 
(provided, however, that nothing herein shall restrict the Employee from engaging in any general solicitation that is not specifically targeted at such persons), nor shall he use or
disclose to any person, partnership, entity, association, or corporation any information concerning the names, addresses or personal telephone numbers of any employees of the Company Group, or (ii), without the Company’s prior written consent,
hire, employ or engage as a consultant any employee of the Company Group with a title of “Director” or more senior. 
 (h)
Reasonableness of Restrictions, Modification. It is the desire and intent of the Parties to this Agreement that the provisions of this Paragraph 7 shall be enforced to the fullest extent permissible under the laws and public policies
applied in each jurisdiction in which enforcement is sought. It is expressly understood and agreed that the Company Group and the Employee consider the restrictions contained in this Paragraph 7 to be reasonable and necessary for the purposes
of preserving and protecting the Confidential Information and other legitimate business interests of the Company Group. Nevertheless, if any of the aforesaid restrictions is found to be unreasonable, over-broad as to geographic area, duration or
scope of activity, or otherwise unenforceable, the Company Group and the Employee intend for the restrictions herein set forth to be modified to be reasonable and enforceable and, as so modified, to be fully enforced. 

(i) Specific Performance, Injunctive and Other Relief. The Parties acknowledge that money damages would not be a sufficient remedy for
any breach or threatened breach of this Paragraph 7 by the Employee. Therefore, notwithstanding the arbitration provisions in Paragraph 10, the Employee and the Company Group agree that the Company Group may resort to a court to
enforce this Paragraph 7 by injunctive relief. The Parties agree that the Company Group may enforce this promise without posting a bond and without giving notice to the maximum extent permitted by law. The remedies addressed in this
Paragraph 7(i) shall not be deemed the exclusive remedies for a breach and/or threatened breach of this Paragraph 7, but shall be in addition to all remedies available at law or in equity to the Company Group, including, without
limitation, the recovery of damages from the Employee. The Employee agrees that the Non-Compete Period and the Non-Solicitation Period shall be tolled during any period
of violation by Employee of this Paragraph 7. 
 (j) Notice and Opportunity to Cure. In the event that the Company asserts
that Employee is not in compliance with any of its obligations under this Paragraph 7, unless such non-compliance or breach is willful and intentional or not susceptible to cure, the Company shall
provide the Employee with written notice of such assertion and a ten (10) business day opportunity to cure such noncompliance prior to its withholding payment of any consideration specified in this Agreement or taking other legal action. 

  
 9 

 8. Termination of Agreement. 

(a) Death or Disability. This Agreement shall automatically terminate upon the death of Employee or upon Employee’s becoming
disabled to the extent that he is unable to engage in any substantial gainful activity by reason of any medically determinable physical or mental impairment which can be expected to result in death or can be expected to last for a continuous period
of not less than twelve (12) months, or is, by reason of any medically determinable physical or mental impairment which can be expected to result in death or can be expected to last for a continuous period of not less than twelve
(12) months, receiving income replacement benefits for a period of not less than three (3) months under an accident and health plan covering employees of D&B Management. The determination of Employee’s disability shall be made in
good faith by a physician reasonably acceptable to the Company. 
 (b) Upon Notice. Either the Company or the Employee may terminate
this Agreement at any time during the term by giving the other Party no less than thirty (30) days’ prior written notice of the date of termination. Promptly after the Employee or the Company gives such notice, the Parties shall meet and
in good faith confer regarding the Employee’s work responsibilities during the remainder of the notice period; provided that the Company may determine in its sole discretion to not have the Employee continue his work responsibilities and
the Employee shall promptly cease his work responsibility and vacate his office. During the remainder of the notice period (if so requested by the Company), Employee agrees to use best efforts to continue performing the duties assigned by the
Company, and the Company agrees to continue compensating Employee until the termination date with the same pay and benefits as before the notice was given. 

(c) For Cause. The Company may terminate this Agreement without any prior written notice to Employee if the termination is “for
cause.” For purposes of this Agreement “for cause” shall be defined as the willful and continued failure by Employee to perform the duties assigned by the Chief Executive Officer, failure to follow reasonable business-related
directions from the Chief Executive Officer, gross insubordination, theft from the Company or its Affiliates, habitual absenteeism or tardiness, conviction or plea of a felony, or any other reckless or willful misconduct that is contrary to the best
interests of the Company or materially and adversely affects the reputation of the Company. If the Chief Executive Officer believes that an event constituting “for cause” under this section has occurred and such event (i) is not a
criminal offense and (ii) is readily curable by Employee, then the Chief Executive Officer shall provide written notice to the Employee setting forth: (A) the Chief Executive Officer’s intent to terminate the Employee’s
employment for cause, and (B) the reasons for the Chief Executive Officer’s intent to terminate the Employee’s employment for cause. The Employee shall have ten (10) business days following the receipt of such notice to cure the
alleged breach. The Chief Executive Officer may terminate this Agreement without any further notice to Employee if such cure has not occurred within such ten (10) business day period. In the event that the Company contends that the event is not
readily curable by Employee, the Chief Executive Officer shall provide written notice to Employee setting forth: (X) the reasons for the Chief Executive Officer’s intent to terminate Employee’s employment “for cause” and
(Y) the basis for the Chief Executive Officer’s determination that such event is not readily curable. 

  
 10 

 (d) For Good Reason. The Employee may terminate this Agreement without any prior
written notice to the Company if the termination is “for good reason.” For purposes of this Agreement “for good reason” shall be defined as (i) the material breach by the Company of this Agreement; (ii) the
Company’s relocation of the office where Employee performs his duties by twenty-five (25) or more miles; (iii) assignment to the Employee of any duties, authority or responsibilities that are materially inconsistent with the
Employee’s position, authority, duties or responsibilities, or any other Company action that results in the material diminution in such position, authorities, duties or responsibilities; (iv) substantial change in organizational reporting
relationships as compared to the Effective Date that will materially impact Employee’s title, status, position, authority, duties or responsibilities reporting requirements; and (v) any other purported termination of the Employee other
than under the terms of this Agreement; provided, that the occurrence of any event described in this sentence may only constitute termination “for good reason” if (a) the Employee gives the Company written notice of his
intention to terminate his employment “for good reason” and, in reasonable detail, of the event constituting grounds for such termination within sixty (60) days of the occurrence of such event, and (b) the relevant circumstances
or conditions are not remedied by the Company within thirty (30) days after receipt by the Company of such written notice from the Employee. 

(e) Severance Pay and Release. In the event that the Employee’s employment with the Company under this Agreement is terminated for
reasons other than (x) upon notice from the Employee as provided in Paragraph 8(b), subject to Paragraph 8(f) or (y) “for cause” as defined in Paragraph 8(c), the Company shall, conditioned upon the
Employee’s compliance with this Agreement and upon the Employee’s execution of a fully effective and non-revocable general release in favor of the Company, its Board of Directors, Affiliates, and
employees, in such form as reasonably approved by the Company and the Employee (the “Release”) within sixty (60) days of the Employee’s termination of employment, which Release shall be provided to the Employee within five
(5) days of the Employee’s termination of employment, pay to the Employee: (i) twelve (12) months of severance pay at the Employee’s then current base salary from the date of termination of the Employee’s employment
(adjusted, if applicable, as described below to take into account the amount of disability insurance payments received by the Employee), in accordance with the Company’s normal payroll schedule and procedures and commencing on the first payroll
date of the Company following the sixtieth (60th) day of the Employee’s termination of employment (the “First Payroll Date”), and subject to all applicable withholding (it being agreed that the sum of the after-tax value of these monthly payments and any income replacement benefits received from Company-provided disability insurance as described in Paragraph 8(a) shall not exceed the after-tax value of the Employee’s then-current base salary). The portion of the severance pay that would have been paid to the Employee during the period between the Employee’s termination of employment
and the First Payroll Date had no sixty-day delay been required shall be paid to the Employee on the First Payroll Date and thereafter the remaining portion of the severance pay shall be paid without delay as
provided in clause (i) above of this Paragraph 8(e); (ii) an amount equal to the annual bonus, if any, earned based on actual performance 

  
 11 

 
by the Employee for the prior fiscal year, if it has not previously been paid by the Company payable in a single lump sum payment at the time provided for under the bonus plan (but without regard
to any requirement that the Employee be employed on the bonus payment date) or if later, on the First Payroll Date; (iii) the pro rata portion of the annual bonus, if any, earned based on actual performance by the Employee for the then-current
fiscal year, payable in the calendar year in which the then-current fiscal year ends, but in no event later than one hundred twenty (120) days after the end of such fiscal year and no earlier than the First Payroll Date, in accordance with the
Company’s standard procedures for paying any such bonus to other employees under the bonus plan, except for any requirement that the Employee be employed on the bonus payment date, and subject to all applicable withholding; (iv) monthly
payments for a period of twelve (12) months following the Employee’s termination that are equal to the monthly payment being made to the Employee under Paragraph 5(c) at the time of the Employee’s termination commencing on the
First Payroll Date; and (v) monthly payments for a period of twelve (12) months following the Employee’s termination, payable in accordance with the Company’s normal payroll schedule and procedures and commencing on the First
Payroll Date, and subject to all applicable withholding, that are equal to the monthly premium required by the Employee to maintain his health insurance benefits provided by the Company’s group health insurance plan, in accordance with the
requirements of the Consolidated Omnibus Budget Reconciliation Act of 1985 (“COBRA”) (it being understood that the portion of such payments described in clauses ((iv) and (v) that would have been paid to the Employee during the
period between the Employee’s termination of employment and the First Payroll Date had no sixty-day delay been required shall be paid to the Employee on the First Payroll Date, and thereafter the
remaining portion of such payments shall be paid without delay). In the event that this Agreement is terminated “for cause” pursuant to Paragraph 8(c), the Company shall pay to the Employee only (A) that base salary which has
been earned by the Employee through the date of termination payable in accordance with the Company’s normal payroll practices and (B) unless the “for cause” termination results from the Employee’s theft from the Company or
its Affiliates, conviction or plea of a felony, or any other reckless or willful misconduct that materially and adversely affects the reputation of the Company, the annual bonus, if any, described in clause (ii) above of this Paragraph
8(e) and payable in accordance with clause (ii) above of this Paragraph 8(e), if it has not previously been paid by the Company. In the event that this Agreement is terminated upon notice from the Employee pursuant to Paragraph
8(b), the Company shall pay to the Employee only (1) that base salary which has been earned by the Employee through the date of termination payable in accordance with the Company’s normal payroll practices and (2) the annual
bonus, if any, described in Paragraph 8(e)(ii) above and payable in accordance with Paragraph 8(e)(ii). Notwithstanding any provision to the contrary in this Agreement, no amount shall be paid pursuant to this Paragraph 8(e)
unless the Employee’s termination of employment constitutes of “separation from service” (as such term is defined in Treas. Reg. Section 1.409-1(h), including the default presumptions). The
Employee agrees to return to the Company any payments received pursuant to this Paragraph 8 in the event that Employee does not fully comply (after written notice and opportunity to cure as provided in Paragraph 7(j) above) with all
post-employment obligations set out in this Agreement, including, but not limited to, the restrictive covenants and the restrictions on disclosure of the Confidential Information of the Company Group set forth in Paragraph 7. 

  
 12 

 (f) Severance Pay and Release Upon Termination by the Employee Upon Notice.
Notwithstanding anything to the contrary contained herein, if the Employee’s employment with the Company is terminated upon notice from the Employee as provided in Paragraph 8(b) (including, without limitation, resignation by the
Employee), the Company may at its sole option elect to: (i) provide any payments and other severance benefits set forth in Paragraph 8(e) to the Employee; provided that if the Employee is at any time not in full compliance with
the Employee’s obligations set forth in Paragraph 7, the Employee shall forfeit any and all payments and other severance benefits set forth in Paragraph 8(e); and provided further that, if the Employee is provided payments
or other severance benefits described in Paragraph 8(e), the Employee shall execute a Release, or (ii) not provide any payments and other severance benefits set forth in Paragraph 8(e) to the Employee (and, for the avoidance of doubt,
the Employee shall continue to be bound by all of the terms of Paragraph 7). 
 9. Section 409A. 

(a) If any payment, compensation or other benefit provided to the Employee in connection with his employment termination is determined, in
whole or in part, to constitute “nonqualified deferred compensation” within the meaning of Section 409A of the Internal Revenue Code of 1986, as amended (“Section 409A”) and the Employee is a
specified employee as defined in Section 409A(a)(2)(B)(i), then no portion of such “nonqualified deferred compensation” shall be paid before the earlier of (i) the day that is six (6) months plus one (1) day after the
date of termination or (ii) five (5) days following the Employee’s death (the “New Payment Date”). The aggregate of any payments that otherwise would have been paid to the Employee during the period between the date of
termination and the New Payment Date shall be paid to the Employee in a lump sum on such New Payment Date. Thereafter, any payments that remain outstanding as of the day immediately following the New Payment Date shall be paid without delay over the
time period originally scheduled, in accordance with the terms of this Agreement. Notwithstanding the foregoing, to the extent that the foregoing applies to the provision of any ongoing welfare benefits to the Employee that would not be required to
be delayed if the premiums therefor were paid by the Employee, the Employee shall pay the full cost of premiums for such welfare benefits during the six-month period and the Company shall pay the Employee an
amount equal to the amount of such premiums paid by the Employee during such six-month period promptly after its conclusion. 

(b) The Parties hereto acknowledge and agree that the interpretation of Section 409A and its application to the terms of this Agreement
is uncertain and may be subject to change as additional guidance and interpretations become available. Anything to the contrary herein notwithstanding, all benefits or payments provided by the Company to the Employee that would be deemed to
constitute “nonqualified deferred compensation” within the meaning of Section 409A are intended to comply with Section 409A. If, 

  
 13 

 
however, any such benefit or payment is deemed to not comply with Section 409A, the Company and the Employee agree to renegotiate in good faith any such benefit or payment (including,
without limitation, as to the timing of any severance payments payable hereof) so that either (i) Section 409A will not apply or (ii) compliance with Section 409A will be achieved. Notwithstanding the foregoing, the Company makes
no guarantee of any federal, state or local tax consequences with respect to the interpretation of Section 409A and its application to the terms of this Agreement, and the Company shall have no liability for any adverse tax consequences of the
Employee, as a result of any violation of Section 409A. 
 (c) Notwithstanding anything to the contrary contained in this Agreement,
all reimbursements for costs and expenses under this Agreement shall be paid in no event later than the end of the taxable year following the taxable year in which the Employee incurs such expense. With regard to any provision herein that provides
for reimbursement of costs and expenses or in-kind benefits, except as permitted by Section 409A, (i) the right to reimbursement or in-kind benefits shall not
be subject to liquidation or exchange for another benefit and (ii) the amount of expenses eligible for reimbursements or in-kind benefits provided during any taxable year shall not affect the expenses
eligible for reimbursement or in-kind benefits to be provided in any other taxable year, provided, however, that the foregoing clause (ii) shall not be violated with regard to expenses
reimbursed under any arrangement covered by Section 105(b) of the Internal Revenue Code of 1986, as amended, solely because such expenses are subject to a limit related to the period the arrangement is in effect. 

(d) If under this Agreement, an amount is paid in two or more installments, for purposes of Section 409A, each installment shall be
treated as a separate payment. 
 (e) A termination of employment shall not be deemed to have occurred for purposes of any provision of this
Agreement providing for the payment of any amounts or benefits subject to Section 409A upon or following a termination of employment unless such termination is also a “separation from service” as defined in Treas. Reg. Section 1.409A-1(h), including the default presumptions, and for purposes of any such provision of this Agreement, references to a “resignation,” “termination,” “terminate,”
“termination of employment” or like terms shall mean separation from service. 
 10. Confidential Arbitration. The Employee and the
Company hereby agree that any controversy or claim arising out of or relating to this Agreement, including the arbitrability of any controversy or claim, which cannot be settled by mutual agreement will be finally settled by confidential and binding
arbitration in accordance with the Federal Arbitration Act. Further, notwithstanding the preceding sentence, in the event disputes arise that relate in any way to and concern this Agreement and also relate in any way to and concern one or more other
Equity Agreements, the Parties agree that such disputes may be joined in a single binding arbitration if doing so would not result in unreasonable delay. All arbitrations shall be administered by a panel of three neutral arbitrators (the
“Panel”) admitted to practice law in Texas for at least ten (10) years, in accordance with the American Arbitration Association Rules. Any such arbitration proceeding shall be 

  
 14 

 
administered by the American Arbitration Association and all hearings shall take place in Dallas County, Texas. The arbitration proceeding and all related documents will be confidential, unless
disclosure is required by law. The Panel will have the authority to award the same remedies, damages, and costs that a court could award, including but not limited to the right to award injunctive relief in accordance with the other provisions of
this Agreement. Further, the Parties specifically agree that, in the interest of minimizing expenses and promoting early resolution of claims, the filing of dispositive motions shall be permitted and that prompt resolution of such motions by the
Panel shall be encouraged. The Panel shall issue a written reasoned award explaining the decision, the reasons for the decision, and any damages awarded. The Panel’s decision will be final and binding. The judgment on the award rendered by the
Panel may be entered in any court having jurisdiction thereof. This provision can be enforced under the Federal Arbitration Act. The Panel shall be permitted to award only those remedies in law or equity that are requested by the Parties,
appropriate for the claims and supported by evidence, and each Party shall be required to bear its or his own arbitration costs, attorneys’ fees and expenses. 

(a) The decision of the arbitrator on the points in dispute will be final, unappealable and binding, and judgment on the award may be entered
in any court having jurisdiction thereof. The Parties agree that this provision has been adopted by the Parties to rapidly and inexpensively resolve any disputes between them and that this provision will be grounds for dismissal of any court action
commenced by any Party with respect to this Agreement, other than post-arbitration actions seeking to enforce an arbitration award. 
 (b)
The Parties will keep confidential, and will not disclose to any person, except as may be required by law, the existence of any controversy under this Paragraph 10, the referral of any such controversy to arbitration or the status or
resolution thereof. In addition, the confidentiality restrictions set forth in this Agreement shall continue in full force and effect. 

(c) As the sole exception to the exclusive and binding nature of the arbitration commitment set forth above, the Parties agree that the
Company Group may resort to Texas state courts having equity jurisdiction in and for Dallas County, Texas and the United States District Court for the Northern District of Texas, Dallas Division, at its sole option, to request temporary,
preliminary, and/or permanent injunctive or other equitable relief, including, without limitation, specific performance, to enforce the post-employment restrictions and other non-solicitation and
confidentiality obligations set forth in this Agreement, without the necessity of proving inadequacy of legal remedies or irreparable harm or posting bond or giving notice, to the maximum extent permitted by law. However, nothing in this
Paragraph 10 should be construed to constitute a waiver of the Parties’ rights and obligations to arbitrate as set forth in this Paragraph 10. 

  
 15 

 (d) IN THE EVENT THAT ANY COURT OF COMPETENT JURISDICTION OR ARBITRATOR DETERMINES THAT THE
SCOPE OF THE ARBITRATION OR RELATED PROVISIONS OF THIS AGREEMENT ARE TOO BROAD TO BE ENFORCED AS WRITTEN, THE PARTIES INTEND THAT THE COURT REFORM THE PROVISION IN QUESTION TO SUCH NARROWER SCOPE AS IT DETERMINES TO BE REASONABLE AND ENFORCEABLE.
EACH PARTY HERETO ACKNOWLEDGES THAT IT HAS BEEN INFORMED BY THE OTHER PARTY HERETO THAT THIS PARAGRAPH 10(d) CONSTITUTES A MATERIAL INDUCEMENT UPON WHICH IT OR HE IS RELYING AND WILL RELY IN ENTERING INTO THIS AGREEMENT. 

BEFORE ACCEPTING THE TERMS OF THIS AGREEMENT, INCLUDING THE RESTRICTIVE COVENANT TERMS, PLEASE READ AND UNDERSTAND YOUR CONTINUING OBLIGATIONS TO THE COMPANY
AND ITS AFFILIATES. 
 11. Indemnification. The Company shall indemnify Employee to the fullest extent permitted by Section 145 of the
Delaware General Corporation Law against all costs, expenses, liabilities and losses, including but not limited to, attorneys fees, judgments, fines, penalties, taxes and amounts paid in settlement, reasonably incurred by Employee in conjunction
with any action, suit, or proceeding, whether civil, criminal, administrative, or investigative in nature, which the Employee is made or threatened to be made a party or witness by reason of his position as officer, employee or agent of the Company
or otherwise due to his association with the Company or due to his position or association with any other entity, at the request of the Company. The Company shall advance to Employee all reasonable costs and expenses incurred in connection with such
action within twenty (20) days after receipt by the Company of Employee’s written request. The Company shall be entitled to be reimbursed by Employee and Employee agrees to reimburse the Company if it is determined that Employee is not
entitled to be indemnified with respect to an action, suit, or proceeding under applicable law. The Company shall not settle any such claim in any manner which would impose liability, including monetary penalties or censure, on the Employee without
his prior written consent, unless the Employee would be harmed by such action. 
 12. Governing Law; Submission to Jurisdiction; Jury Waiver.
THIS AGREEMENT SHALL BE EXCLUSIVELY GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF TEXAS, WITHOUT REGARD TO CONFLICTS OF LAW DOCTRINE. THE VENUE FOR ANY ENFORCEMENT OF THE ARBITRATION AWARD SHALL BE EXCLUSIVELY IN THE COURTS
IN DALLAS, TEXAS, AND THE UNITED STATES DISTRICT COURT FOR THE NORTHERN DISTRICT OF TEXAS, DALLAS DIVISION. THE PARTIES WAIVE ANY RIGHT TO A JURY TRIAL. 

13. Severability. If any provision of this Agreement is declared or found to be illegal, unenforceable, or void, in whole or in part, then the
Parties will be relieved of all obligations arising under such provision, but only to the extent it is illegal, unenforceable, or void. The Parties intend that this Agreement will be deemed amended by modifying any such illegal, unenforceable, or
void provision to the extent necessary to make it legal and enforceable while preserving its intent, or if such is not possible, by substituting therefor another provision that is legal and enforceable and achieves the same objectives.
Notwithstanding the foregoing, if the remainder of this Agreement will not be affected by such declaration or finding and is capable of substantial performance, then each provision not so affected will be enforced to the extent permitted by law.

  
 16 

 14. Waiver. No delay or omission by any Party to this Agreement to exercise any right or power
under this Agreement will impair such right or power or be construed as a waiver thereof. A waiver by any of the Parties to this Agreement of any of the covenants to be performed by the other or any breach thereof will not be construed to be a
waiver of any succeeding breach thereof or of any other covenant contained in this Agreement. All remedies provided for in this Agreement will be cumulative and in addition to and not in lieu of any other remedies available to any Party at law, in
equity or otherwise. 
 15. Notices. Any notices, consents, demands, requests, approvals and other communications to be given under this
Agreement by any Party to the other shall be deemed to have been duly given if given in writing and personally delivered or sent by mail (registered or certified) or by a recognized “next-day delivery
service” to the address set forth below a Party’s signature, with a courtesy copy provided to the Company’s General Counsel. 
 16.
Entire Agreement. This Agreement represents the entire agreement relating to employment between the Company and Employee and supersedes all previous oral and written and all contemporaneous oral negotiations or commitments, writings
and other understandings which, at the Effective Date, shall be deemed to be terminated and of no further force or effect. No prior or subsequent promises, representation, or understandings relative to any terms or conditions of employment are to be
considered as part of this Agreement or as binding. 
 17. Amendment. This Agreement may be amended or modified only in a writing signed by
the Parties hereto. 
 18. Guarantee of Payment and Performance. D&B agrees to guarantee in all respects the payment and performance
obligations of D&B Management set forth in this Agreement. 
 19. Withholding. The Company shall be entitled to withhold from any amounts
to be paid or benefits provided to the Employee hereunder any federal, state, local, or foreign withholding or other taxes or charges which it is from time to time required to withhold. The Company shall be entitled to rely on an opinion of counsel
or tax preparer if any question as to the amount or requirement of any such withholding shall arise. 
 20. Acknowledgment. By signing below,
as a material inducement to the Company entering into this Agreement, Employee unconditionally represents and warrants that: (a) Employee has been advised to consult with an attorney regarding the terms of this Agreement; (b) Employee has
consulted with, or has had sufficient opportunity to consult with Employee’s own counsel or other advisors regarding the terms of this Agreement; (c) 

  
 17 

 
Employee has relied solely on Employee’s own judgment and that of Employee’s attorneys, advisors, and representatives regarding the consideration for, and the terms of, this Agreement;
(d) any and all questions regarding the terms of this Agreement have been asked and answered to Employee’s complete satisfaction; (e) Employee has read this Agreement and fully understand its terms and their import; and
(f) Employee is entering into this Agreement voluntarily, of Employee’s own free will, and without any duress, coercion, fraudulent inducement, or undue influence exerted by or on behalf of any other Party or any other person or entity.

 21. Counterparts. This Agreement may be signed in any number of counterparts with the same effect as if the signatures to each counterpart
were upon a single instrument, and all such counterparts together shall be deemed an original of this Agreement. 
 [The remainder of this
page is intentionally left blank.] 

  
 18 

 IN WITNESS WHEREOF, the Parties hereto have caused this Agreement to be duly executed as of
the Effective Date. 
  

			
	COMPANY:
	
	DAVE & BUSTER’S MANAGEMENT CORPORATION, INC.
		
	By: 	 	/s/ Rob Edmund
		 	Name: Rob Edmund
		 	Title: General Counsel, SVP HR
		
	Address:	 	2481 Manana Drive
		 	Dallas, Texas 75220
	
	DAVE & BUSTER’S ENTERTAINMENT, INC.
		
	By: 	 	/s/ Kevin Sheehan
		 	Name: Kevin Sheehan
		 	Title: Board Chairman and Interim Chief           Executive Officer
		
	Address:	 	2481 Manana Drive
		 	Dallas, Texas 75220

  

			
	EMPLOYEE:
	
	/s/ Michael Quartieri
	Michael Quartieri
		
	Address:	 	2481 Manana Drive
		 	Dallas, Texas 75220

  
 [SIGNATURE PAGE TO
EMPLOYMENT AGREEMENT]Document

Exhibit 10.33
EXECUTION COPY

SECOND AMENDMENT TO OFFICE LEASE AGREEMENT
THIS SECOND AMENDMENT TO OFFICE LEASE AGREEMENT (this “Amendment”) is made as of             12/30/2020           (the “Effective Date”) by and between CP 200 STATE LLC, a Delaware limited liability company (“Landlord”), and PEAR THERAPEUTICS, INC., a Delaware corporation (“Tenant”).
RECITALS
A.Landlord is the current owner of the office building located at 200 State Street, Boston, Massachusetts (the “Building”).
B.GLL 200 State Street, L.P., a Delaware limited partnership and predecessor-in- interest to Landlord, and Tenant entered into that certain Office Lease Agreement dated as of May 11, 2018 (the “Original Lease”), for certain office space consisting of approximately eleven thousand seven hundred thirty-three (11,733) square feet of rentable area (the “Existing Premises”) on the thirteenth (13th) floor of the Building.
C.The Original Lease was amended by that certain First Amendment to Office Lease dated as of January 17, 2020 (the “First Amendment” and, together with the Original Lease, the “Lease”), pursuant to which Tenant agreed to lease an additional three thousand seven hundred seventy-seven (3,777) square feet of rentable area located on the second (2nd) floor of the Building (the “Initial Expansion Space”).
D.The Initial Expansion Space was not delivered to Tenant, the Expansion Space Commencement Date (as defined in the First Amendment) did not occur, and Landlord and Tenant desire to terminate Tenant’s leasing of the Initial Expansion Space in accordance with the terms set forth herein.
E.The term of the Lease (the “Term”) with respect to the Existing Premises is currently scheduled to expire on January 31, 2024 (the “Original Expiration Date”).
F.The parties desire to amend the Lease to, among other things: (i) terminate Tenant’s Lease with respect solely to the Initial Expansion Space, (ii) provide for the addition to the Existing Premises of certain additional space in the Building (i.e., the First Expansion Space and the Second Expansion Space, each as defined below), (iii) extend the Term with respect to the Existing Premises, and (iv) otherwise amend the Lease; all subject to and in accordance with the terms and conditions set forth in this Amendment.
G.Except as otherwise defined herein, all terms and phrases used in this Amendment that are defined in the Lease shall have the same meaning as set forth in the Lease. In the event of any conflict between the Lease and this Amendment, the terms of this Amendment shall control.
1

COVENANTS
NOW, THEREFORE, in consideration of the sum of Ten Dollars ($10.00) cash in hand paid, the mutual covenants hereinafter set forth, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows:
1.Recitals. The foregoing Recitals are true and correct and are incorporated herein by reference.
2.Initial Expansion Space. Notwithstanding anything to the contrary set forth in the First Amendment, effective as of the Effective Date, Tenant’s Lease with respect solely to the Initial Expansion Space is hereby terminated. Landlord and Tenant acknowledge and agree that the Initial Expansion Space was never delivered to Tenant and, accordingly, from and after the Effective Date, neither party shall have any liability or responsibility to the other with respect to the Initial Expansion Space.
3.First Expansion Space and Second Expansion Space.
(a)Description. Landlord and Tenant hereby agree to add to the Premises, (i) as of January 1, 2021 (the “First Expansion Space Commencement Date”), that certain office space located on a portion of the thirteenth (13th) floor of the Building deemed to contain six thousand two hundred eighteen (6,218) square feet of rentable area (the “First Expansion Space”), and (ii) as of January 1, 2022 (the “Second Expansion Space Commencement Date”), that certain office space located on a portion of the thirteenth (13th) floor of the Building deemed to contain nine hundred nineteen (919) square feet of rentable area (the “Second Expansion Space”). The First Expansion Space is depicted as the hatched area on the diagram attached hereto as Exhibit A-1, and the Second Expansion Space is depicted as the hatched area on the diagram attached hereto as Exhibit A-2. Landlord hereby leases to Tenant and Tenant hereby rents from Landlord the First Expansion Space and the Second Expansion Space upon the terms and conditions set forth in this Amendment. On the First Expansion Space Commencement Date, the First Expansion Space shall become part of the Premises and, except as otherwise provided below, shall be subject to all of the terms and conditions of the Lease (as modified by this Amendment) for the remainder of the Term. On the Second Expansion Space Commencement Date, the Second Expansion Space shall become part of the Premises and, except as otherwise provided below, shall be subject to all of the terms and conditions of the Lease (as modified by this Amendment) for the remainder of the Term. The Existing Premises, together with the First Expansion Space and the Second Expansion Space, are sometimes collectively referred to herein as the “Premises”.
(b)No Delivery Required. Tenant acknowledges and agrees that the First Expansion Space is currently occupied by Demeo, LLP, a Massachusetts limited liability partnership (“Demeo”) under a lease with Landlord. Landlord and Demeo have agreed in writing to terminate Demeo’s lease of the First Expansion Space, such termination effective as of December 31, 2020, and Tenant and Demeo intend to enter into a sublease of the First Expansion Space, pursuant to which Demeo will sublease the First Expansion Space from Tenant commencing on January 1, 2021 and expiring on August 31, 2021. Accordingly, Landlord shall not be obligated to deliver physical possession of the First Expansion Space to Tenant on the First Expansion Space Commencement Date, and Tenant shall be responsible for negotiating the
2

terms of a sublease between Tenant and Demeo. If Tenant fails or is otherwise unable to negotiate the terms of a sublease with Demeo, Landlord shall have no liability or responsibility with respect thereto, and Tenant shall remain liable for the payment of rent and all other charges with respect to the First Expansion Space in accordance with the terms set forth in this Amendment. In addition, the Second Expansion Space is currently leased to TIFF Advisory Services, Inc., a Delaware corporation (“TIFF”), and TIFF has subleased the Second Expansion Space to Demeo. Landlord and TIFF have agreed in writing to an early termination of the lease and TIFF and Demeo have agreed in writing to an early termination of the sublease of the Second Expansion Space, both effective as of August 31, 2021. The Second Expansion Space is not separately demised from the First Expansion Space. Accordingly, Landlord shall not be obligated to deliver physical possession of the Second Expansion Space to Tenant on the Second Expansion Space Commencement Date, the delivery of which will occur de facto upon Demeo’s vacating of the Second Expansion Space. If Demeo fails to vacate all or any portion of the First Expansion Space on or before the expiration of the sublease between Tenant and Demeo (or upon the termination of Demeo’s lease if Demeo and Tenant fail to execute a sublease as currently contemplated), or the Second Expansion Space on or before August 31, 2021, Landlord shall have no liability or responsibility with respect thereto (except that, to the extent permitted by applicable laws, Landlord will commence eviction proceedings against Demeo and thereafter diligently pursue such proceedings in a commercially reasonable manner), and Tenant shall remain liable for the payment of rent and all other charges with respect to the First Expansion Space and the Second Expansion Space in accordance with the terms set forth in this Amendment. Landlord shall have no obligation whatsoever to make any structural or other alterations in or to any part of the First Expansion Space, the Second Expansion Space, the Existing Premises or the Building on account of the First Expansion Space, the Second Expansion Space or this Amendment.
(c)Expansion Allowance. In connection with Tenant’s leasing of the First Expansion Space, Landlord shall provide to Tenant a tenant improvement allowance not to exceed Twenty-Five and 00/100ths Dollars ($25.00) per rentable square foot of the First Expansion Space (i.e., $155,450.00) (the “Expansion Allowance”), for (a) permanent tenant improvements performed in or to the First Expansion Space by Tenant (the “Hard Costs”), and architectural and engineering fees, if any, the construction contract oversight fee, permit costs, furniture, fixtures, equipment, related telephone and computer cabling costs and moving costs (the “Soft Costs”) (such work and tenant improvements being hereinafter collectively referred to as the “Renovation”). Notwithstanding the foregoing, no more than fifty percent (50%) of the Expansion Allowance may be use for Soft Costs (the “Soft Cost Cap”). The Renovation shall be deemed Alterations for all purposes hereunder. Without limiting the foregoing, Tenant must receive Landlord’s prior written consent (such consent shall not be unreasonably withheld, conditioned, or delayed) to the space plans and final working drawings for the Renovation before performing any work. Tenant shall pay to Landlord (or, at Landlord’s election, to its construction contract manager), a construction contract oversight fee equal to one percent (1%) of the Hard Costs. Tenant shall promptly submit to Landlord (but on a monthly basis only): (i) invoices for all Hard Costs and Soft Costs incurred by Tenant in performing the Renovation, together with a signed architect’s certificate of substantial completion of work performed in connection therewith, (ii) signed waivers and releases of mechanic’s liens executed by all contractors, subcontractors and suppliers performing the Renovation or providing materials in connection therewith, and (iii) such other information or documentation as Landlord
3

or its lender may reasonably request or require, such as an estoppel certificate, occupancy permit and/or architect’s final certificate of substantial completion (and architect’s confirmation of completion in compliance with approved plans) upon completion of the Renovation. After inspection and approval of the portion(s) of the Renovation as reflected by such certificates and invoices and receipt and verification of the invoices and waivers submitted, Landlord shall promptly reimburse Tenant for appropriate amounts requested by the invoices. In no event shall Landlord be obligated to reimburse or credit Tenant for any amount if it individually or in the aggregate exceeds the total amount of the Expansion Allowance. Notwithstanding the foregoing, Landlord shall have no obligation to reimburse Tenant or to credit any portion of the Expansion Allowance under this Section for Hard Costs or Soft Costs if Tenant fails to comply with the terms and conditions of this Section, or if Tenant is in default of the Lease, after giving of notice and the expiration of any applicable grace or cure period, at the time Tenant makes a request for payment or reimbursement or at any time thereafter up to and including the date Landlord makes any such credit or reimbursement to Tenant. Tenant shall submit to Landlord all invoices and requests for reimbursement or payment of all Hard Costs and Soft Costs no later than December 31, 2022 (such day being hereinafter referred to as the “Invoice Submission Deadline”), and Landlord shall have no obligation to reimburse Tenant or pay any amounts for any invoices submitted after such Invoice Submission Deadline, time being of the essence thereto. If Tenant fails to utilize the entire Expansion Allowance for the cost of the Renovations, Tenant shall not be entitled to any credit, cash or otherwise therefor; provided, however, that if the entire Expansion Allowance is not applied toward or reserved for the cost of the Renovations, then, so long as Tenant is not in default under the Lease, at Tenant’s written request (such request to be made on or before the Invoice Submission Deadline), Tenant shall receive a credit of such unused and unreserved portion of the Expansion Allowance (not to exceed in the aggregate, when taken together with the Soft Costs, the Soft Cost Cap) against Base Rent next coming due under the Lease (as amended hereby).
4.Term.
(a)First Expansion Space. The Term with respect to the First Expansion Space shall commence on the First Expansion Space Commencement Date and shall expire (if not otherwise terminated sooner in accordance with the terms of the Lease or this Amendment) on June 30, 2028 (the “Revised Expiration Date”).
(b)Second Expansion Space. The Term with respect to the Second Expansion Space shall commence on the Second Expansion Space Commencement Date and shall expire (if not otherwise terminated sooner in accordance with the terms of the Lease or this Amendment) on the Revised Expiration Date.
(c)Existing Premises. The Term with respect to the Existing Premises is hereby extended and shall expire (if not otherwise terminated sooner in accordance with the terms of the Lease or this Amendment) on the Revised Expiration Date.
(d)Renewal Option. The Option to Renew set forth in Section 6 of the First Amendment shall continue to apply, provided, however, that Tenant shall only have the option to renew the Lease with respect to the entirety of the Premises (i.e., the Original Premises, the First Expansion Space and the Second Expansion Space).
4

5.Rent.
(a)Rent for First Expansion Space.
(i)Base Rent. Commencing on the First Expansion Space Commencement Date, and notwithstanding anything to the contrary set forth in the Lease, Tenant shall pay to Landlord, as Base Rent for the First Expansion Space only, without setoff, deduction or demand, the amounts as stipulated below:
												
	Period
	Base Rent per Rentable Square Foot of the Premises
	Base Rent Annual Amount
	Base Rent Monthly Installment

	January 1, 2021 –
December 31, 2021
	$70.00
	$435,260.00
	$36,271.67*
	January 1, 2022 –
December 31, 2022
	$71.40
	$443,965.20
	$36,997.10
	January 1, 2023 –
December 31, 2023
	$72.83
	$452,856.94
	$37,738.08
	January 1, 2024 –
December 31, 2024
	$74.28
	$461,873.04
	$38,489.42
	January 1, 2025 –
December 31, 2025
	$75.77
	$471,137.86
	$39,261.49
	January 1, 2026 –
December 31, 2026
	$77.29
	$480,589.22
	$40,049.10
	January 1, 2027 –
December 31, 2027
	$78.83
	$490,164.94
	$40,847.08
	January 1, 2028 –
June 30, 2028
	$80.41
	$499,989.38**
	$41,665.78

* Subject to abatement as expressly set forth below.
** Annualized based on twelve (12) full calendar months.
Tenant shall pay such Base Rent for the First Expansion Space in equal monthly installments in advance, without setoff, deduction or demand, commencing on the First Expansion Space Commencement Date and on the first day of each calendar month thereafter until the Revised Expiration Date and otherwise in accordance with the terms of the Lease (as amended hereby). Notwithstanding the foregoing to the contrary, so long as no default occurs under the Lease, after giving of notice and the expiration of any applicable grace or cure period, Landlord hereby agrees to grant Tenant an abatement of Base Rent payable with respect solely to the First Expansion Space for the first six (6) full calendar months following the First Expansion Space Commencement Date (i.e., January 1, 2021 through June 30, 2021).
(ii)Additional Rent. Commencing on the first anniversary of the First Expansion Space Commencement Date, Tenant shall pay the following as additional rent with respect to the First Expansion Space: (i) Tenant’s First Expansion Space Pro Rata Share of the amount by which Expenses for each calendar year through the Revised Expiration Date exceed a base amount equal to Expenses incurred during calendar year 2021, and (ii) Tenant’s First Expansion Space Pro Rata Share of the amount by which Taxes for each Fiscal Year through the
5

Revised Expiration Date exceed a base amount equal to Taxes incurred during Fiscal Year 2021 (i.e., July 1, 2020 to June 30, 2021). “Tenant’s First Expansion Space Pro Rata Share” shall mean two and six hundredths percent (2.06%).
(b)Rent for Second Expansion Space.
(i)Base Rent. Commencing on January 1, 2022 (the “Second Expansion Space Rent Commencement Date”), and notwithstanding anything to the contrary set forth in the Lease, Tenant shall pay to Landlord, as Base Rent for the Second Expansion Space only, without setoff, deduction or demand, the amounts as stipulated below:
												
	Period
	Base Rent per Rentable Square Foot of the Premises
	Base Rent Annual Amount
	Base Rent Monthly Installment

	January 1, 2022 –
December 31, 2022
	$71.40
	$65,616.60	$5,468.05

	January 1, 2023 –
December 31, 2023
	$72.83
	$66,930.77	$5,577.56

	January 1, 2024 –
December 31, 2024
	$74.28
	$68,263.32	$5,688.61

	January 1, 2025 –
December 31, 2025
	$75.77
	$69,632.63	$5,802.72

	January 1, 2026 –
December 31, 2026
	$77.29
	$71,029.51	$5,919.13

	January 1, 2027 –
December 31, 2027
	$78.83
	$72,444.77	$6,037.06

	January 1, 2028 –
June 30, 2028
	$80.41
	$73,896.79*	$6,158.07

* Annualized based on twelve (12) full calendar months.
Tenant shall pay such Base Rent for the Second Expansion Space in equal monthly installments in advance, without setoff, deduction or demand, commencing on the Second Expansion Space Rent Commencement Date and on the first day of each calendar month thereafter until the Revised Expiration Date and otherwise in accordance with the terms of the Lease (as amended hereby).
(ii)Additional Rent. Commencing on the Second Expansion Space Rent Commencement Date, Tenant shall pay the following as additional rent with respect to the Second Expansion Space: (i) Tenant’s Second Expansion Space Pro Rata Share of the amount by which Expenses for each calendar year through the Revised Expiration Date exceed a base amount equal to Expenses incurred during calendar year 2021, and (ii) Tenant’s Second Expansion Space Pro Rata Share of the amount by which Taxes for each Fiscal Year through the Revised Expiration Date exceed a base amount equal to Taxes incurred during Fiscal Year 2021 (i.e., July 1, 2020 to June 30, 2021). “Tenant’s Second Expansion Space Pro Rata Share” shall mean thirty hundredths percent (0.30%).
(c)Rent for Existing Premises.
6

(i)Base Rent. Tenant shall continue to pay Base Rent for the Existing Premises in accordance with the Lease. Commencing on February 1, 2024, Base Rent for the Existing Premises shall be as follows:
												
	Period
	Base Rent per Rentable Square Foot of the Premises
	Base Rent Annual Amount
	Base Rent Monthly Installment

	February 1, 2024 –
January 31, 2025
	$76.85
	$901,681.05	$75,140.09

	February 1, 2025 –
January 31, 2026
	$78.39
	$919,749.87	$76,645.82

	February 1, 2026 –
January 31, 2027
	$79.95
	$938,053.35	$78,171.11

	February 1, 2027 –
January 31, 2028
	$81.55
	$956,826.15	$79,735.51

	February 1, 2028 –
June 30, 2028
	$83.18
	$975,950.94*	$81,329.25

* Annualized based on twelve (12) full calendar months.
(ii)Additional Rent. Tenant shall continue to pay all Additional Rent with respect to the Existing Premises (including Tenant’s Pro Rata Share of Expense Excess and Tax Excess) in accordance with the Lease; provided, however, that commencing on February 1, 2024: (i) the Base Year for Expenses with respect to the Existing Premises shall be reset to calendar year 2024, and (ii) the Base Year for Taxes with respect to the Existing Premises shall be reset to Fiscal Year 2024 (i.e., July 1, 2023 to June 30, 2024).
6.Specific Lease Modifications.
(a)Parking. Notwithstanding anything set forth in the Lease, from and after the First Expansion Space Commencement Date, the number of Spaces that Tenant is permitted to lease from Landlord pursuant to Section 1 of Exhibit F of the Lease is hereby increased to seven (7).
(b)Security Deposit. Landlord acknowledges that it is currently holding a Security Deposit in the amount of One Hundred Sixty-Five Thousand Seven Hundred Sixty-Nine and 58/100 Dollars ($165,769.58). No additional Security Deposit shall be required in connection with this Amendment, and Landlord shall continue to hold the existing Security Deposit in accordance with the Lease as security for the performance of all of Tenant’s obligations under the Lease (as amended by this Amendment).
7.Authority. Tenant and each of the persons executing this Amendment on behalf of Tenant hereby covenants and warrants that Tenant is a duly organized, authorized and existing Delaware corporation, Tenant has and is qualified to do business in the Commonwealth of Massachusetts, Tenant has full right and authority to enter into this Amendment, and the person signing this Amendment on behalf of Tenant is authorized to do so.
7

8.Brokerage. Landlord and Tenant each represents and warrants that it has not entered into any agreement with, or otherwise had any dealing with, any broker or agent in connection with the negotiation or execution of this Amendment which could form the basis of any claim by any such broker or agent for a brokerage fee or commission, finder's fee, or any other compensation of any kind or nature herewith, except Newmark Knight Frank (“Landlord’s Broker”) and Perry Brokerage Associates, LLC and T3 Advisors (collectively, “Tenant’s Broker” and, together with Landlord’s Broker, the “Brokers”). Landlord shall pay Landlord’s Broker and Tenant’s Broker commissions pursuant to separate agreements. Tenant agrees to indemnify and hold Landlord harmless from and against all reasonable costs (including, but not limited to, court costs, investigation costs, and reasonable attorneys' fees), expenses, or liabilities for commission or other compensation with respect to this Amendment which may arise out of any agreement or dealings or alleged agreement or dealings between Tenant and any agent or broker, except the Brokers. Landlord agrees to indemnify and hold Tenant harmless from all reasonable costs (including, but not limited to, court costs, investigation costs, and reasonable attorneys' fees), expenses, or liabilities for commission or other compensation with respect to this Amendment which may arise out of any agreement or dealings or alleged agreement or dealings between Landlord and any agent or broker, except the Brokers.
9.Ratification. Except as otherwise expressly modified by the terms of this Amendment, the Lease shall remain unchanged and in full force and effect. All terms, covenants and conditions of the Lease not expressly modified herein are hereby confirmed and ratified and remain in full force and effect, and, as further amended hereby, constitute valid and binding obligations of Tenant enforceable according to the terms thereof. Except as otherwise provided herein, all terms used in this Amendment that are defined in the Lease shall have the meaning provided in the Lease, as applicable. To the extent any conflict exists between the Lease and this Amendment, the terms of this Amendment shall control. Tenant acknowledges that, to Tenant’s knowledge, Landlord is not in default in the performance of any of its obligations under the Lease, and Tenant is unaware of any condition or circumstance which, but for the passage of time or delivery of notice, or both, would constitute a default by Landlord under the Lease. Landlord acknowledges that, to Landlord’s knowledge, Tenant is not in default in the performance of any of its obligations under the Lease, and Landlord is unaware of any condition or circumstance which, but for the passage of time or delivery of notice, or both, would constitute a default by Tenant under the Lease. Tenant has no claims, defenses or set-offs of any kind to the performance of Tenant's obligations and duties under the Lease. Tenant further acknowledges that, except as otherwise specifically set forth in this Amendment, nothing contained herein shall be deemed to waive any sum due from Tenant to Landlord. From and after the date of full execution and mutual delivery of this Amendment, each reference to the Lease shall be deemed to refer to the Lease, as modified by this Amendment.
10.Binding Effect. The submission of this Amendment shall not constitute an offer and this Amendment shall not be effective and binding unless and until fully executed and delivered by each of the parties hereto. All of the covenants contained in this Amendment, including, but not limited to, all covenants of the Lease as modified hereby, shall be binding upon and inure to the benefit of the parties hereto, their respective heirs, legal representatives, and permitted successors and assigns.
8

11.Counterparts. This Amendment may be executed in multiple counterparts, each of which shall be an original, but all of which shall constitute one and the same Amendment. Signatures transmitted electronically (including by facsimile, via e-mail in a “PDF” format or via DocuSign) may be used in place of original signatures on this Amendment. Each party intends to be bound by such party’s electronically submitted signage on this Amendment, is aware that the other parties are relying on such party’s electronically submitted signature, and hereby waives any defenses to the enforcement of this Amendment based upon the form of signature.
[SIGNATURE PAGE FOLLOWS]
9

IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment to be executed under seal as of the date first above written.
															
	LANDLORD:
	
	CP 200 STATE LLC, a Delaware limited liability company

		
	By: 
	CP MA REIT LLC, a Delaware limited liability company, its sole member

			
		By: 
	CARR PROPERTIES OC LLC,

			a Delaware limited liability company, its sole member

			
			By: 
	/s/ Jackson Prentice
	[SEAL]

			Name:
	Jackson Prentice

			Title:
	Senior Vice President

									
	TENANT:
	PEAR THERAPEUTICS, INC.,
			
	a Delaware corporation	
			
	By: 	/s/ Christopher D.T. Guiffre	[SEAL]
			
	Name: Christopher D. T. Guiffre
	Title: Chief Financial Officer & Chief
	Operating Officer

[Signature Page to Second Amendment to Office Lease Agreement – Pear Therapeutics]

EXHIBIT A-1
Plan Showing First Expansion Space

A-1-1

EXHIBIT A-2
Plan Showing Second Expansion Space

A-2-1

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00342-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00342-of-00352.parquet"}]]