Document:

EX-10.32

 Exhibit 10.32 

LEASE 
 BY AND BETWEEN

 MENLO PREPI I, LLC, 

a Delaware limited liability company, and 

TPI INVESTORS 9, LLC, 
 a
California limited liability company, as LANDLORD 
 AND 

ZAI LAB (US) LLC, 
 a
Delaware limited liability company, as TENANT 
 Menlo Business Park 

1440 O’Brien Drive, Suites A & C 

Menlo Park, California 94025 

August 14, 2019 

 TABLE OF CONTENTS 

Page 
  

							
	 1.
	 	 LEASE
	  	 	1	 
			
	 2.
	 	TERM	  	 	3	 
			
	 3.
	 	MONTHLY BASE RENT	  	 	5	 
			
	 4.
	 	ADDITIONAL RENT; OPERATING EXPENSES AND TAXES	  	 	6	 
			
	 5.
	 	PAYMENT OF RENT	  	 	11	 
			
	 6.
	 	SECURITY DEPOSIT/ LETTER OF CREDIT	  	 	12	 
			
	 7.
	 	PERMITTED USE	  	 	13	 
			
	 8.
	 	HAZARDOUS MATERIALS	  	 	13	 
			
	 9.
	 	TAXES ON TENANT’S PROPERTY	  	 	16	 
			
	 10.
	 	INSURANCE	  	 	16	 
			
	 11.
	 	INDEMNIFICATION	  	 	18	 
			
	 12.
	 	TENANT IMPROVEMENTS	  	 	19	 
			
	 13.
	 	MAINTENANCE AND REPAIRS; ALTERATIONS; SURRENDER AND RESTORATION	  	 	20	 
			
	 14.
	 	UTILITIES AND SERVICES	  	 	25	 
			
	 15.
	 	LIENS	  	 	26	 
			
	 16.
	 	ASSIGNMENT AND SUBLETTING	  	 	26	 
			
	 17.
	 	NON-WAIVER	  	 	30	 
			
	 18.
	 	HOLDING OVER	  	 	30	 
			
	 19.
	 	DAMAGE OR DESTRUCTION	  	 	30	 
			
	 20.
	 	EMINENT DOMAIN	  	 	32	 
			
	 21.
	 	REMEDIES	  	 	32	 
			
	 22.
	 	TENANT’S PERSONAL PROPERTY	  	 	34	 
			
	 23.
	 	NOTICES	  	 	35	 
			
	 24.
	 	ESTOPPEL CERTIFICATE	  	 	35	 
			
	 25.
	 	SIGNAGE	  	 	35	 
			
	 26.
	 	REAL ESTATE BROKERS	  	 	36	 
			
	 27.
	 	PARKING	  	 	36	 
			
	 28.
	 	SUBORDINATION; ATTORNMENT	  	 	36	 
			
	 29.
	 	NO TERMINATION RIGHT	  	 	37	 
			
	 30.
	 	LANDLORD’S ENTRY	  	 	37	 
			
	 31.
	 	ATTORNEYS’ FEES	  	 	37	 

  
 i 

							
	 32.
	 	QUIET ENJOYMENT	  	 	37	 
			
	 33.
	 	FINANCIAL INFORMATION	  	 	37	 
			
	 34.
	 	SDN LIST	  	 	37	 
			
	 35.
	 	SUSTAINABLE PRACTICES FOR THE BUILDING	  	 	38	 
			
	 36.
	 	TENANT AMENITIES	  	 	38	 
			
	 37.
	 	EMERGENCY GENERATOR	  	 	39	 
			
	 38.
	 	GENERAL PROVISIONS	  	 	39	 
			
	 39.
	 	AMENDMENTS	  	 	41	 
			
	 40.
	 	COUNTERPARTS: ELECTRONIC SIGNATURES	  	 	42	 

  
 ii 

 LEASE 

Menlo Business Park 
 1440
O’Brien Drive, Suites A & C 
 Menlo Park, California 94025 

THIS LEASE, referred to herein as this “Lease,” is made and entered into as of August 14, 2019, by and between MENLO
PREPI I, LLC, a Delaware limited liability company, and TPI INVESTORS 9, LLC, a California limited liability company, hereafter collectively referred to as “Landlord,” and ZAI LAB (US) LLC, a Delaware limited
liability company, hereafter referred to as “Tenant.” 
 RECITALS 

A. Landlord is the owner of the real property located in Menlo Business Park, Menlo Park, California, commonly referred to as 1430 and 1440
O’Brien Drive, more particularly described on Exhibit “A” attached hereto and incorporated by reference herein, together with all easements and appurtenances thereto (collectively, the “Land”) and the existing
buildings thereon, containing approximately 83,029 rentable square feet and all other improvements located thereon (collectively, the “Improvements”). The Land and Improvements are referred to herein collectively as the
“Property.” The Menlo Business Park Master Plan is attached hereto as Exhibit “B” and incorporated by reference herein, and identifies the properties that comprise the Menlo Business Park. The buildings at 1430 and
1440 O’Brien Drive are referred to, together, herein as the “Building.” The floor plan of the Building is attached hereto as Exhibit “C” and incorporated by reference herein. 

B. Landlord and Tenant wish to enter into this Lease of the Premises defined in Paragraph 1 upon the terms and conditions set forth herein.

 NOW, THEREFORE, the parties agree as follows: 
  

	1.	 Lease. 

(a) Beginning on the Commencement Date (as defined in Paragraph 2(a)), Landlord hereby leases to Tenant, and Tenant leases from Landlord, at
the rental rate and upon the terms and conditions set forth herein, the portions of the Building commonly referred to as Suite A on the first floor and Suite C on the second floor of 1440 O’Brien Drive, Menlo Park, California, together with
Tenant’s non-exclusive right to use the common areas within the Building and the other Improvements on the Property intended for use in common by the tenants of the Building (the “Common
Area”), and consisting of approximately Eighteen Thousand Seven Hundred Seven (18,707) rentable square feet, as shown on the floor plan of the Building attached hereto as Exhibit “C” (the “Premises”),
together with the right to use Tenant’s share of the on-site parking spaces pursuant to Paragraph 27 hereof. Tenant’s Pro Rata Share of the Building shall mean 22.53% (18,707/83,029). 

 (b) Except hereinafter provided, Landlord shall retain absolute dominion and control over
the Common Area and shall operate and maintain the Common Area in good order and condition; provided, however, such exclusive right shall not materially adversely affect Tenant’s access to the Premises nor shall it operate to materially
adversely affect Tenant’s benefit and enjoyment of the Premises for Tenant’s Permitted Use. Notwithstanding anything to the contrary herein, Landlord grants Tenant, its employees, invitees, licensees, and other visitors a non-exclusive license to use the Common Area for the Term hereof (as may be extended). Tenant acknowledges that, without advance notice to Tenant, and without any liability to Tenant in any respect so long as
Tenant’s access to nor its Permitted Use is not materially adversely affected, Landlord shall have the right to: 
 (i) Close off any of
the Common Area to whatever extent required, in the opinion of Landlord, to prevent a dedication of any of the Common Area or the accrual of any rights by any person or the public to the Common Area, provided such closure does not materially deprive
Tenant of the benefit and enjoyment of the Premises for its Permitted Use; 
 (ii) Temporarily close any of the Common Area for maintenance,
alteration or improvement purposes; 
 (iii) Select, appoint or contract with any person for the purpose of operating and maintaining the
Common Area, on such terms and conditions as Landlord deems reasonable; 
 (iv) Change the size, use, shape or nature of any such Common
Area, provided such change does not materially adversely affect Tenant’s benefit and enjoyment of the Premises, and access to the Premises is not materially adversely affected. So long as Tenant’s benefit and enjoyment of the Premises is
not materially adversely affected or access to the Premises is not materially adversely affected, Landlord will also have the right at any time to change the arrangement or location, or both, or to regulate or eliminate the use of any concourse, or
any elevator, stairs, toilet or other public conveniences in the Building and/or Property, without incurring any liability to Tenant or entitling Tenant to any abatement of Rent; 

(v) Expand the existing Building and/or any other buildings within the Property to cover a portion of the Common Area, convert the Common Area
to a portion of the Building or other buildings within the Property, or convert any portion of the Building (excluding the Premises) or any other buildings within the Property to Common Area, Tenant’s proportionate share shall not increase
(except to a de minimis extent). Upon erection of any buildings or expansion of the Building, or change in Common Area, the portion of the Building or other buildings upon which such structures have been erected will no longer be deemed to be a part
of the Common Area; and 
 (vi) In addition to the other rights of Landlord under this Lease, Landlord reserves to itself and its respective
successors and assigns the right to: (i) change the street address and/or name of the Building and/or Property; (ii) erect, use and maintain pipes and conduits in and through the Premises; provided that such pipes and conduits shall not be
visible from the interior of the Premises and in no event shall the usable area of the Premises be diminished by other than a de minimis amount nor shall Tenant’s use and enjoyment of the Premises be materially adversely affected;
(iii) grant to anyone the exclusive right to conduct any particular business or undertaking in the Property provided that Tenant shall not be bound thereby; (iv) grant to anyone the exclusive use of portions of any storage areas to
tenants; (v) control the use of the roof and exterior walls of the Building and/or other buildings in the Property; (vi) change the boundary lines of the lot on which the Building stands and/or Property is located and to make other
reasonable changes therein and grant other rights thereto, including, without limitation, the granting of easements, servitudes, rights of way and rights of ingress and egress and similar rights to users of adjacent parcels, utility companies,
governmental agencies or other tenants so long as Tenant’s access to the Property and Building is not materially changed; and (vii) make alterations, repairs or replacements within other premises within the Building or Property. Landlord
may exercise any or all of the foregoing rights without being deemed to be guilty of an eviction or disturbance or interruption of the business of Tenant or Tenant’s use or occupancy of the Premises. 

  
 2 

 (vii) Notwithstanding the foregoing or anything to the contrary herein, in the event that
Landlord reduces the square footage of the Common Area, this Lease shall be amended to reflect such reduced square footage, and Tenant’s pro rata share of the operating expenses of Menlo Business Park shall be adjusted accordingly. 

 

	2.	 Term. 

(a) The term of this Lease (the “Term”) shall commence on the earlier of: (i) the date that Landlord delivers the
Premises to Tenant with the Tenant Improvements Substantially Completed (as defined in the Work Letter attached hereto as Exhibit “G”), and (ii) the date such work would have been Substantially Completed but for the occurrence
of Tenant Delays (as defined in the Work Letter) (the “Commencement Date”). Landlord shall permit Tenant to have access to the Premises during normal business hours fourteen (14) days prior to Substantial Completion of the
Tenant Improvements for the purpose of installing Tenant’s wiring and cabling; provided that such access shall not interfere with Landlord’s Substantial Completion of the Landlord’s Work and Tenant Improvements (as defined in the
“Work Letter”). If Tenant’s early access interferes with Landlord’s Substantial Completion of the Landlord’s Work or Tenant Improvements, Landlord may, in its reasonable discretion, terminate Tenant’s early access by
twenty-four (24) hours’ written notice to Tenant; provided, however, Landlord and Tenant shall reasonably cooperate to minimize interference with each party’s activities and ensure compliance with all rules, ordinances and regulations
of the City of Menlo Park concerning such early access period. Such early access shall be at no cost (neither Base Rent nor Operating Expenses), but shall be at Tenant’s sole risk and subject to all the other provisions of this Lease, including
without limitation prior delivery to Landlord of insurance certificates evidencing that Tenant has obtained the insurance required pursuant to this Lease. Tenant shall not install any furniture, fixtures or equipment in the Premises or conduct its
business in the Premises at any time during this early access period. In addition to the foregoing, Landlord shall have the right to impose such reasonable additional conditions on Tenant’s early access as Landlord shall deem appropriate. The
Commencement Date shall be confirmed in writing by Landlord and Tenant by the execution and delivery of the Commencement Memorandum in the form attached hereto as Exhibit “D”. 

(b) The Term of this Lease shall expire, unless sooner terminated in accordance with the provisions hereof or as permitted by law, on the last
day of the Seventy-Second (72nd) full calendar month after the Commencement Date (“Expiration Date”) unless extended in accordance with Paragraph 2(c) below. 

  
 3 

 (c) Extension Option. Tenant shall have one (1) option to extend the Term of this Lease
(“Extension Option”) for an additional period of sixty (60) months (“Extended Term”) by giving Landlord written notice of such election (“Option Exercise Notice”) not earlier than twelve
(12) months nor later than nine (9) months prior to the Expiration Date. If Tenant does not timely deliver the Option Exercise Notice, Tenant’s right to exercise the Extension Option shall terminate. Tenant shall have no right to
exercise the Extension Option notwithstanding any provision in the grant to the contrary if Tenant does not occupy at least fifty percent (50%) of the Premises or is in default of this Lease after any applicable notice and cure period. The Extension
Option is personal to the originally-named tenant or a Permitted Transferee and may not be exercised or assigned, voluntarily or involuntarily, by or to any person or entity or exercised for the occupancy of any other person or entity. The Extended
Term shall be on the same terms and conditions as contained in this Lease except that (i) there shall be no further right to extend the Lease beyond the Extended Term, (ii) there shall be no obligation to
pre-pay monthly base rent, initial rent concessions or abatements or obligation of Landlord to construct tenant improvements or pay a tenant improvement allowance, and (iii) Monthly Base Rent during the
Extended Term shall equal the Fair Market Rental Rate determined in accordance with this Paragraph. 
 As used herein, the term
“Fair Market Rental Rate” means the rental rate that Landlord could obtain during the Extended Term from a third party desiring to lease the Premises, based upon the Permitted Use, as determined by rents then being obtained
for renewal leases of space comparable in age, build-out and quality to the Premises in the locality of the Premises, taking into account any initial rent concessions, abatements and/or tenant improvement
allowances then being obtained for comparable space for renewal leases in the locality of the Premises. 
 If Tenant delivers the Option
Exercise Notice, Landlord shall, within thirty (30) days of receipt thereof, send Tenant a written notice setting forth the Fair Market Rental Rate for the Extended Term. If Tenant disputes Landlord’s determination, Tenant shall, within
thirty (30) days of Landlord’s notice setting forth Landlord’s determination of the Fair Market Rental Rate, send to Landlord a notice stating that Tenant disagrees with Landlord’s determination and elects to resolve the
disagreement as set forth herein. If Tenant does not send Landlord a notice as provided in the previous sentence, Landlord’s determination of Fair Market Rental Rate shall be the Monthly Base Rent payable by Tenant during the Extended Term. If
Tenant elects to resolve the disagreement as provided below and such procedures are not concluded prior to the commencement date of the Extended Term, Tenant shall pay to Landlord as Monthly Base Rent the Fair Market Rental Rate set forth in
Landlord’s notice. If the Fair Market Rental Rate as finally determined pursuant to the provisions set forth below is greater than Landlord’s determination, Tenant shall pay Landlord the difference between the amount paid by Tenant and the
Fair Market Rental Rate as so determined within thirty (30) days after said determination. If the Fair Market Rental Rate as finally determined is less than Landlord’s determination, the difference between the amount paid by Tenant and the
Fair Market Rental Rate as so determined shall be credited against the next installments of Monthly Base Rent due from Tenant to Landlord hereunder. 

Any disagreement regarding the Fair Market Rental Rate shall be resolved as follows: 

(i) If within thirty (30) days of Tenant’s notice of disagreement with Landlord’s determination of Fair Market Rental, Landlord
and Tenant cannot reach agreement as to Fair Market Rental, Landlord and Tenant shall each select one appraiser to determine the Fair Market Rental Rate. Each such appraiser shall arrive at a determination of the Fair Market Rental Rate and submit
their conclusions to Landlord and Tenant within sixty (60) days of Tenant’s notice of disagreement of Landlord’s determination of the Fair Market Rental Rate. 

  
 4 

 (ii) If only one appraisal is submitted within the requisite time period, it shall be deemed
as the Fair Market Rental Rate. If both appraisals are submitted within such time period and the two appraisals so submitted differ by less than ten percent (10%), the average of the two shall be deemed as the Fair Market Rental Rate. If the two
appraisals differ by more than ten percent (10%), the appraisers shall immediately select a third appraiser who shall, within fifteen (15) days after his/her selection, determine which of the two appraisals most closely represents the Fair
Market Rental Rate. 
 (iii) All appraisers specified pursuant to this Paragraph shall be either members of the American Institute of Real
Estate Appraisers or a licensed California Real Estate Broker with not less than ten (10) years’ experience appraising office properties in the immediate geographic area of the Building. Each party shall pay the cost of the appraiser
selected by such party and one-half of the cost of the third appraiser. The “immediate geographic area of the Building” shall mean the cities of Palo Alto and Menlo Park. 

 

	3.	 Monthly Base Rent. 

(a) Commencing on the Commencement Date and continuing on the first day of each calendar month thereafter until the end of the Term, Tenant
shall pay to Landlord in monthly installments in advance the Monthly Base Rent for the Premises in lawful money of the United States as follows: 
  

													
	 Months
	  	Square Feet	 	  	$/SF/Mo./NNN	 	  	Monthly Base Rent	 
	 1
	  	 	18,707	 	  	$	0	 	  	$	0	 
	 2-12
	  	 	18,707	 	  	$	5.40	 	  	$	101,017.80	 
	 13-24
	  	 	18,707	 	  	$	5.59	 	  	$	104,553.42	 
	 25-36
	  	 	18,707	 	  	$	5.79	 	  	$	108,212.79	 
	 37-48
	  	 	18,707	 	  	$	5.99	 	  	$	112,000.24	 
	 49-60
	  	 	18,707	 	  	$	6.20	 	  	$	115,920.25	 
	 61-72
	  	 	18,707	 	  	$	6.41	 	  	$	119,977.46	 

 Upon the execution and delivery of this Lease by Tenant, Tenant shall pay to Landlord the cash sum of One
Hundred One Thousand Seventeen and 80/100 Dollars ($101,017.80) representing the installment of Monthly Base Rent due for the second month following the Commencement Date. Tenant shall also pay to Landlord upon execution and delivery of this Lease,
the amount of Thirty-Four Thousand Eight Hundred Seventy-One Dollars ($34,871.00), which amount shall be applied to the Additional Rent (as hereinafter defined) for the first calendar month of the Term. Tenant
shall also pay to Landlord upon the execution and delivery of this Lease the additional amount Six Hundred Six Thousand One Hundred Six and 80/100 Dollars ($606,106.80) representing the Security Deposit (as defined in Paragraph 6 below). 

  
 5 

	4.	 Additional Rent; Operating Expenses and Taxes. 

(a) In addition to the Monthly Base Rent payable by Tenant pursuant to Paragraph 3, commencing on the Commencement Date Tenant shall pay to
Landlord, as “Additional Rent,” (1) Tenant’s Pro Rata Share of the Operating Expenses of the Property, (2) Tenant’s pro rata share of the operating expenses for the Menlo Business Park of which the Property is a part (the
“Park Expenses”), and (3) Tenant’s Pro Rata Share of the Taxes (as defined in Paragraph 4(c) below). Tenant’s pro rata share of the operating expenses of Menlo Business Park is 1.68% based upon the ratio of the number of
square feet of the Land allocable to the Property to the total number of square feet of land in Menlo Business Park, as shown on Exhibit “B.” The Park Expenses, of which the Property is a part, currently include, but is not limited
to, maintenance of the Common Area of Menlo Business Park, parking lot lighting (cost of electricity and maintenance of the fixtures), costs associated with the Shared Amenities (as defined under Paragraph 36 below), maintenance of the network
conduit, all landscape maintenance and irrigation of Menlo Business Park, Landlord’s insurance coverages of Menlo Business Park, and security patrol. The Park Expenses may include other commercially reasonable and customary items from time to
time during the Term of this Lease (as may be extended). Monthly Base Rent and Additional Rent are referred to herein collectively as “rent” or “Rent” 

(b) “Operating Expenses,” as used herein, shall include all commercially reasonable and customary direct costs actually
incurred by Landlord in the ownership, management, operation, administration (including concierge services) maintenance, repair and replacement of the Property, including the cost of all maintenance, repairs, and restoration of the Property
performed by Landlord pursuant to Paragraphs 13(b) and 13(c) hereof, as determined by generally accepted accounting principles (unless excluded by this Lease), including, but not limited to: 

Personal property taxes related to the Premises; any parking taxes or parking levies imposed on the Premises in the future by any governmental
agency; a management fee charged for the management and operation of Menlo Business Park, in an amount equal to four percent (4%) of the total gross income received by Landlord from the Tenant (including Monthly Base Rent and Additional Rent), and
not just Tenant’s Pro Rata Share of this fee; water and sewer charges; waste disposal; insurance premiums for insurance coverages maintained by Landlord pursuant to Paragraph 10(e) hereof; license, permit, and inspection fees; charges for
electricity, heating, air conditioning, gas, and any other utilities (including, without limitation, any temporary or permanent utility surcharge or other exaction); security; maintenance, repair, and replacement of the roof membrane; painting and
repairing, interior and exterior; maintenance and replacement of floor and window coverings; repair, maintenance, and replacement of air-conditioning, heating, mechanical and electrical systems, elevators,
plumbing and sewage systems; janitorial service; landscaping, gardening, and tree trimming; glazing; repair, maintenance, cleaning, sweeping, striping, and resurfacing of the parking area; exterior Building lighting and parking lot lighting;
supplies, materials, equipment and tools in the maintenance of the Property; costs for accounting services incurred in the calculation of Operating Expenses and Taxes; and the cost of any other capital expenditures for any (a) new improvements
or changes to the Building which are required by (i) laws, ordinances, or other governmental regulations adopted after the Commencement Date, or (ii) for any items or capital expenditures voluntarily made by Landlord which are intended to
reduce Operating Expenses (including, without limitation, utility costs) or (iii) for life/safety reasons; (b) capital repairs; and (c) capital replacements. Notwithstanding the foregoing, except for capital expenses required because
of Tenant’s specific use of the Property, if Landlord is required to or voluntarily incurs any capital expenses, Landlord shall amortize such expenses over the useful life of the capital repairs, replacements or improvements calculated in
accordance with generally accepted accounting principles (together with interest on the unamortized balance at the rate equal to the effective rate of interest on Landlord’s bank line of credit at the time of completion of said repairs,
replacements or improvements, but in no event in excess of ten percent (10%) per annum) as an Operating Expense in accordance with generally accepted accounting principles, except that with respect to capital improvements made to save Operating
Expenses such amortization shall not be at a rate greater than the actual savings in Operating Expenses. Operating Expenses shall also include any other expense or charge, whether or not described herein but which is not specifically excluded by
other provisions of this Lease, which in accordance with generally accepted accounting principles would be considered an expense of managing, operating, maintaining, and repairing the Property. 

  
 6 

 (c) Real property taxes and assessments upon the Property, during each lease year or partial
lease year during the Term of this Lease (as may be extended) are referred to herein as “Taxes.” 
 As used herein, Taxes shall
mean: 
 (1) all real estate taxes, assessments, charges and any other taxes which are levied or assessed against the Property including the
Land, the Building, and all improvements located thereon, including any increase in Taxes resulting from a reassessment following any transfer of ownership of the Property or any interest therein or following any improvements to the Property, or
improvements to Menlo Business Park which are for the benefit of all occupants of Menlo Business Park; and 
 (2) all other taxes which may
be levied in lieu of real estate taxes, assessments, and other fees, charges, and levies, general and special, ordinary and extraordinary, unforeseen as well as foreseen, of any kind and nature by any authority having the direct or indirect power to
tax, including without limitation any governmental authority or any improvement or other district or division thereof, for public improvements, services, or benefits which are assessed, levied, confirmed, imposed, or become a lien (1) upon the
Property, and/or any legal or equitable interest of Landlord in any part thereof; or (2) upon this transaction or any document to which Tenant is a party creating or transferring any interest in the Property; and (3) any tax or excise,
however described, imposed in addition to, or in substitution partially or totally of, any tax previously included within the definition of “Taxes” or any tax the nature of which was previously included in the definition “Taxes.”

 Not included within the definition of “Taxes” are any net income, profits, transfer, franchise, estate, gift, rental income, or
inheritance taxes imposed by any governmental authority. “Taxes” also shall not include penalties or interest charges assessed on delinquent Taxes so long as Tenant is not in default in the payment of Monthly Base Rent or Additional Rent.

  
 7 

 With respect to any assessments which may be levied against or upon the Property, which
under the laws then in force may be evidenced by improvement or other bonds, or may be paid in annual installments, only the amount of such annual installment (with appropriate proration of any partial year) and statutory interest shall be included
within the computation of the annual Taxes levied against the Property. 
 (d) The following costs (“Costs”) shall be
excluded from the definition of Operating Expenses: 
 (1) Costs occasioned by the act, omission or violation of law by Landlord, any other
occupant of Menlo Business Park, or their respective agents, employees or contractors; 
 (2) Costs for which Landlord receives
reimbursement from others, including reimbursement from insurance; 
 (3) Costs incurred in the provision of gas, steam, electric or other
utilities charged directly to and reimbursed directly by individual tenants (including Tenant) and costs of other services charged directly to tenants (including Tenant); 

(4) Interest, charges and fees incurred on debt or payments on any deed of trust or ground lease on the Property, or Menlo Business Park; 

(5) Advertising or promotional costs or other costs incurred by Landlord in procuring tenants for the Property or other portions of Menlo
Business Park; 
 (6) Costs incurred in repairing, maintaining or replacing any structural elements of the Building for which Landlord is
responsible pursuant to Paragraph 13(a) hereof; 
 (7) Costs incurred in connection with making any additions to the Building, the Property
or the Menlo Business Park, or adding buildings or other structures adjoining the Building (which increase the square footage of the Building), connecting the Building to the other structures adjoining or adjacent to the Building, or otherwise
within the Menlo Business Park; provided, however, such exclusion shall not apply to any costs incurred in connection with making any additions to any Common Area or other portions of the Building, Property or the Menlo Business Park enjoyed by
Tenant; 
 (8) Repair costs resulting from the negligence of Landlord or its agents, employees or contractors; 

(9) Any wages, bonuses or other compensation of employees above the grade of building manager and any executive salary of any officer or
employee of Landlord or for employees to the extent not stationed at Menlo Business Park, including fringe benefits other than insurance plans and tax-qualified benefit plans, or any fee, profit or
compensation retained by Landlord or its affiliates for management and administration of the Property in excess of the management fee referred to in Paragraph 4(b) of this Lease; 

  
 8 

 (10) General office overhead and general and administrative expenses of Landlord, except as
specifically provided in Paragraph 4; 
 (11) Costs of any political or charitable donations; 

(12) Leasing expenses and broker commissions payable by Landlord; 

(13) Costs occasioned by casualties or by the exercise of the power of eminent domain; 

(14) Costs to correct any construction defect in the Building or the Premises existing on the Commencement Date; 

(15) Costs of any renovation, improvement, painting or redecorating of any portion of the Property or the Menlo Business Park not made
available for Tenant’s use; 
 (16) Costs incurred in connection with negotiations or disputes with any other occupant of the Menlo
Business Park and Costs arising from the violation by Landlord or any other occupant of the Menlo Business Park of the terms and conditions of any lease or other agreement; 

(17) Costs incurred in connection with the presence of any Hazardous Materials on the Property or on other property in Menlo Business Park
that were not caused by or the result of a release by Tenant or its employees, agents, contractors, invitees, sublessees, successors or assigns; and 

(18) Expense reserves; and 

(19) Capital costs, except to the extent permitted in Paragraph 4(b) above. 

Landlord shall at all times use its best efforts to operate the Property in an economically reasonable manner at costs not disproportionately
higher than those experienced by other comparable premises in the market area in which the Property is located. 
 (e) Prior to the execution
of this Lease, Landlord has delivered to Tenant Landlord’s estimate of 2019 Operating Expenses, Taxes and Park Expenses. Throughout the Term of this Lease (as may be extended), as close as reasonably possible after the end of each calendar year
thereafter but no later than April 1 of the following year, Landlord shall notify Tenant of the Operating Expenses, Taxes and Park Expenses estimated by Landlord for each following calendar year. Concurrently with such notice, Landlord shall
provide a reasonably detailed description of such Operating Expenses, Taxes and Park Expenses. Commencing on the Commencement Date, and on the first (1st) day of each calendar month thereafter,
Tenant shall pay to Landlord, as Additional Rent, one-twelfth (1/12th) of the estimated Operating Expenses, Taxes and Park Expenses; provided, that the pre-paid Additional Rent (see Paragraph 4) shall be credited toward the payment due on the Commencement Date, and if the Commencement Date falls on any date other than the first day of a calendar month, then the pre-paid Additional Rent shall be credited to the partial first calendar month of the term and partially to the following month’s Additional Rent payment. If at any time during any such calendar year, it
appears to Landlord that the Operating Expenses, Taxes or Park Expenses for such year will vary from Landlord’s estimate, Landlord may, by written notice to Tenant, revise Landlord’s estimate for such year and the Additional Rent payments
by Tenant for such year shall thereafter be based upon such revised estimate. Landlord shall furnish to Tenant with such revised estimate written verification showing that the actual Operating Expenses, Taxes or Park Expenses are greater than or
equal to Landlord’s estimate. The increase in the monthly installments of Additional Rent resulting from Landlord’s revised estimate shall not be retroactive, but the Additional Rent for each calendar year shall be subject to adjustment
between Landlord and Tenant after the close of the calendar year, as provided below. 

  
 9 

 Within approximately ninety (90) days after the expiration of each calendar year of the
Term (as may be extended), Landlord shall furnish Tenant a statement certified by a responsible employee or agent of Landlord (the “Operating Statement”) with respect to such year, prepared by an employee or agent of Landlord,
showing the actual Operating Expenses, Taxes and Park Expenses for such year broken down by component expenses, and the total payments made by Tenant for such year on the basis of any previous estimate of such Operating Expenses, Taxes and Park
Expenses, all in sufficient detail for verification by Tenant. Unless Tenant raises any objections to the Operating Statement within ninety (90) days after receipt of the same, such statement shall conclusively be deemed correct and Tenant
shall have no right thereafter to dispute such statement or any item therein or the computation of Operating Expenses and/or Taxes and/or Park Expenses. Upon giving Landlord five (5) days advance written notice, Tenant or its accountants shall
have the right to inspect and audit Landlord’s books and records with respect to the Operating Statement in an office of Landlord, or Landlord’s agent, during normal business hours, once each Lease Year to verify actual Operating Expenses
and/or Taxes and/or Park Expenses. Should Tenant retain any accountant or accounting firm to audit or inspect Landlord’s books and records pursuant to this Paragraph 4(e), such accountant or accounting firm shall be one of national standing and
retained on an hourly rate basis or based upon a fixed fee and shall not be paid on a contingency basis. Landlord’s books and records shall be kept in accord with generally accepted accounting principles. If Tenant’s audit of the Operating
Expenses and/or Taxes and/or Park Expenses for any year reveals a net overcharge of more than five percent (5%), Landlord shall promptly reimburse Tenant for the cost of the audit; otherwise, Tenant shall bear the cost of Tenant’s audit. If
Tenant reasonably objects to Landlord’s Operating Statement, Tenant shall nonetheless continue to pay on a monthly basis the Operating Expenses, Taxes and Park Expenses based upon the Landlord’s most current estimate until such dispute is
resolved. 
 If Tenant’s Pro Rata Share of the Operating Expenses and Taxes and Tenant’s pro rata share of Park Expenses for any
year as finally determined exceed the total payments made by Tenant for such year based on Landlord’s estimates, Tenant shall pay to Landlord the deficiency, within thirty (30) days after the receipt of Landlord’s Operating Statement.
If the total payments made by Tenant based on Landlord’s estimate of the Operating Expenses and/or Taxes and/or Park Expenses exceed the Tenant’s Pro Rata Share of Operating Expenses and/or Taxes and/or Tenant’s pro rata share of Park
Expenses, Tenant’s extra payment, plus the cost of an audit which is the responsibility of Landlord as set forth herein, if any, shall be credited against payments of Monthly Base Rent and Additional Rent next due hereunder or returned within
thirty (30) days if the Term (as may be extended) has expired or this Lease has been terminated. 

  
 10 

 Notwithstanding the expiration or termination of this Lease, within thirty (30) days
after Tenant’s receipt of Landlord’s Operating Statement or the completion of Tenant’s audit regarding the Operating Expenses and/or Taxes and/or Park Expenses for the calendar year in which this Lease terminates, Tenant shall pay to
Landlord or shall receive from Landlord, as the case may be, an amount equal to the difference between the Operating Expenses and/or Taxes and/or Park Expenses for such year, as finally determined, and the amount previously paid by Tenant on account
thereof (prorated to the expiration date or the termination date of this Lease). 
  

	5.	 Payment of Rent. 

(a) All rent shall be due and payable in lawful money of the United States of America at the address of Landlord provided herein and otherwise
in accordance with Paragraph 23, “Notices,” without deduction or offset and without prior demand or notice, unless otherwise specified herein. Monthly Base Rent and Additional Rent shall be payable monthly, in advance, on the first
day of each month. Additional Rent shall be payable monthly, in advance, on the first day of each month for the entire Premises for the entire Term of this Lease (as may be extended). Tenant’s obligation to pay rent for any partial month at the
commencement of the Term (as may be extended), for any partial month immediately prior to a rental adjustment date (if the rental adjustment date is other than the first day of the calendar month), and for any partial month at the expiration or
termination of the Term (as may be extended) shall be based upon the number of days in such month. 
 (b) If any installment of Monthly Base
Rent, Additional Rent or any other sum due from Tenant is not received by Landlord within five (5) days after the same is due, Tenant shall pay to Landlord an additional sum equal to five percent (5%) of the amount overdue as a late charge. The
parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of the late payment by Tenant. Acceptance of any late charge shall not constitute a waiver of Tenant’s default with
respect to the overdue amount Any amount not paid within ten (10) days after Tenant’s receipt of written notice that such amount is due shall bear interest from the date due until paid at the lesser rate of (1) the prime rate of
interest as published in the “Wall Street Journal” plus two percent (2%) or (2) the maximum rate allowed by law (the “Interest Rate”), in addition to the late
payment charge. 
  

					
	 Initials:
	  	 Landlord /s/ RK
	  	 Tenant /s/ TF

  
 11 

 6. Security Deposit/ Letter of Credit. Tenant shall deposit with Landlord upon execution hereof the
sum of One Hundred Thirty-Five Thousand Eight Hundred Eighty-Eight and 80/100 Dollars ($135,888.80) (the “Security Deposit”), as security for Tenant’s faithful performance of Tenant’s obligations under this Lease, If
Tenant fails to pay Monthly Base Rent or Additional Rent or charges due hereunder within applicable notice and cure periods, or otherwise defaults under this Lease (as defined in Paragraph 21), Landlord may use, apply or retain all or any portion of
said Security Deposit to the extent reasonably necessary to cure the default, for the payment of any amount due Landlord, and to reimburse or compensate Landlord for any liability, cost, expense, loss or damage (including attorneys’ fees) which
Landlord may suffer or incur by reason thereof. If Landlord uses or applies all or any portion of the Security Deposit, Tenant shall within ten (10) days after written request therefor deposit with Landlord the amount sufficient to restore the
Security Deposit to the original amount required by this Lease. Landlord shall not be required to keep all or any part of the Security Deposit separate from its general accounts. In no event or circumstance shall Tenant have the right to any use of
the Security Deposit and, specifically, Tenant may not use the Security Deposit as a credit or to otherwise offset any payments required hereunder, including, but not limited to, rent or any portion thereof. Tenant waives (i) California Civil
Code Section 1950.7 and any and all other laws, rules and regulations applicable to security deposits in the commercial context (“Security Deposit Laws”), and (ii) any and all rights, duties and obligations either party
may now has, or in the future will have, relating to or arising from the Security Deposit Laws. Notwithstanding anything to the contrary herein, the Security Deposit may be retained and applied by Landlord (a) to offset rent which is unpaid
either before or after termination of this Lease, and (b) against other damages suffered by Landlord before or after termination of this Lease. No part of the Security Deposit shall be considered to be held in trust, to bear interest or other
increment for its use, or to be prepayment for any moneys to be paid by Tenant under this Lease. If Tenant fully and faithfully performs all of its obligations under this Lease, Landlord shall return the unused portion of the Security Deposit within
thirty (30) days following the expiration or earlier termination of this Lease and receipt of written closure reports from the San Mateo County Health Department and the Menlo Park Fire Protection District that provide written certification
that all Hazardous Materials have been removed from the Premises and that no further action is required in connection with the closure of the Premises as and to the extent required by Section 13(h) of this Lease. 

Tenant shall deliver to Landlord, within thirty (30) days following execution of this Lease, an unconditional, clean, irrevocable letter
of credit (the “L-C”) in the amount of Four Hundred Seventy Thousand Two Hundred Eighteen Dollars ($470,218.00) (the “L-C Amount”),
which L-C shall be issued by a money-center bank (a bank which accepts deposits, maintains accounts, has a local Silicon Valley and/or San Francisco office which will negotiate the L-C, and whose deposits are insured by the FDIC) acceptable to Landlord in its sole but reasonable discretion, and which L-C shall be in form and content as set forth on
Exhibit “H” attached hereto, or otherwise reasonably acceptable to Landlord. Tenant may, at its option, deposit with Landlord the amount of Four Hundred Seventy Thousand Two Hundred Eighteen Dollars ($470,218.00) in cash in lieu of
the L-C within thirty (30) days following execution of this Lease. Landlord hereby approves Silicon Valley Bank as the issuing bank for the L-C. Tenant shall pay
all expenses, points and/or fees incurred by Tenant in and maintaining the L-C. The L-C shall be held by Landlord as security for the faithful performance by Tenant of
all the terms, covenants, and conditions of this Lease to be kept and performed by Tenant during the Lease term (including renewals). The L-C shall not be mortgaged, assigned or encumbered in any manner
whatsoever by Tenant without the prior written consent of Landlord. If Tenant defaults with respect to any provisions of this Lease (following the expiration of all applicable cure periods without cure), including, but not limited to, the provisions
relating to the payment of rent, or if Tenant fails to renew the L-C at least thirty (30) days before its expiration, Landlord may, but shall not be required to, draw upon all or any portion of the L-C for payment of any rent or any other sum in default, or for the payment of any amount that Landlord may reasonably spend or may become obligated to spend by reason of Tenant’s default, or to compensate
Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. The use, application or retention of the L-C, or any portion thereof, by Landlord shall not prevent Landlord
from exercising any other right or remedy provided by this Lease or by law, it being intended that Landlord shall not first be required to proceed against the L-C and shall not operate as a limitation on any
recovery to which Landlord may otherwise be entitled. Any amount of the L-C which is drawn upon by Landlord, but is not used or applied by Landlord, shall be held by Landlord and deemed a security deposit (the
“L-C Security Deposit”). If any portion of the L-C is drawn upon, Tenant shall, within three (3) business days after written demand therefor, either
(i) deposit cash with Landlord (which cash shall be applied by Landlord to the L-C Security Deposit) in an amount sufficient to cause the sum of the L-C Security
Deposit and the amount of the remaining L-C to be equivalent to the amount of the L-C then required under this Lease or (ii) reinstate the L- C to the amount then required under this Lease, and if any portion of the L-C Security Deposit is so used or applied, Tenant shall, within three (3) business days
after written demand therefor, deposit cash with Landlord (which cash shall be applied by Landlord to the L-C Security Deposit) in an amount sufficient to restore the
L-C Security Deposit to the amount then required under this Lease, and Tenant’s failure to do so shall be a default under this Lease. Tenant acknowledges that Landlord has the right to transfer or
mortgage its interest in the Building and in this Lease and Tenant agrees that in the event of any such transfer or mortgage, Landlord shall have the right to transfer or assign the L-C Security Deposit and/or
the L-C to the transferee or mortgagee, and in the event of such transfer, Tenant shall look solely to such transferee or mortgagee for the return of the L-C Security
Deposit and/or the L-C, provided that Landlord delivers commercially reasonable written evidence of such transfer to Tenant. Tenant shall, within ten (10) business days of request by Landlord, execute
such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm Landlord’s transfer or assignment of the L-C Security Deposit and/or the L-C to such transferee or mortgagee. 
  

  
 12 

 7. Permitted Use. Tenant may only use and occupy the Premises for general office, laboratory research
and development, manufacturing, animal research on laboratory mice, rats and hamsters only, and related uses which are permitted by applicable zoning ordinances and the covenants, conditions, and restrictions for Menlo Business Park and which are
approved by Landlord in writing, (the “Permitted Use”), and for no other use or purpose without Landlord’s prior written consent; provided, that the use of the Premises for the manufacture of integrated circuits is expressly
prohibited. Tenant shall be responsible, at Tenant’s sole cost and expense, to provide all permits required by the City of Menlo Park and County of San Mateo in connection with such animal research. The use of any laboratory animals other than
laboratory mice, rats or hamsters in the Premises is subject to the prior written approval of Landlord, which approval may be withheld in Landlord’s sole discretion. Any use of the Premises by Tenant or by any sublessee or assignee approved by
Landlord pursuant to Paragraph 16 shall comply with the provisions of this Paragraph 7. 
  

	8.	 Hazardous Materials. 

(a) The term “Hazardous Materials” as used in this Lease shall include any substance defined or regulated as radioactive, flammable,
toxic, a biohazard, medical waste, “hazardous material”, “extremely hazardous material”, “hazardous waste”, “hazardous substance,” “toxic substance,” “industrial process waste,” or
“special waste” in any Environmental Laws as hereafter defined. Hazardous Materials shall include, but not be limited to, petroleum, gasoline, natural gas, natural gas liquids, liquefied natural gas, synthetic gas, and/or crude oil or any
products, by-products or fractions thereof. 

  
 13 

 (b) Except as otherwise specifically provided herein, Tenant shall not engage in any
activity in or on the Premises or the Property which constitutes a Reportable Use of Hazardous Materials without the express prior written consent of Landlord and timely compliance (at Tenant’s expense) with all Environmental Laws.
^Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of Hazardous Materials that require a permit
from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises or the Property of Hazardous Materials with respect to which any
Environmental Law requires that a notice be given to persons entering or occupying the Premises, or the Property, or neighboring properties. Notwithstanding the foregoing, Tenant may use the Hazardous Materials on the Premises that are listed on
Exhibit “E” attached hereto and incorporated by reference herein, and any ordinary and customary office supplies, cleaning materials, and other materials reasonably required to be used in the normal course of Tenant’s agreed
use of the Premises, so long as such use is in compliance with all Environmental Laws, and does not expose the Premises, or the Property, or neighboring property to any unusual or atypical risk of contamination or damage or expose Landlord to any
liability therefor. If Tenant’s use of Hazardous Materials changes during the Term of this Lease (as may be extended), Tenant shall complete, execute, and deliver to Landlord, a Hazardous Materials Disclosure Certificate (“HazMat
Certificate”), a copy of which is attached as Exhibit “F”, attached hereto and incorporated by reference herein, describing Tenant’s present use of the Hazardous Materials on the Premises, and any other reasonably
necessary documents as requested by Landlord. The HazMat Certificate required hereunder shall be in substantially the form as that which is attached hereto as Exhibit “F.” In addition, Landlord may condition its consent to any
Reportable Use upon receiving such additional assurances as Landlord reasonably deems necessary to protect itself, the public, the Premises and the Property, and/or the environment against damage, contamination, injury and/or liability, including,
but not limited to, the installation (and removal on or before Lease expiration or termination) of any protective modifications installed by Tenant (such as concrete encasements). Landlord hereby covenants and agrees that any and all information
provided to Landlord on Exhibit “E” or otherwise under this Paragraph 8(b) shall be kept strictly confidential and is not to be disclosed to any person without the prior written consent of Tenant, other than as required by law or at
the request or order of any statutory, regulatory or supervisory authority with whom Landlord regularly complies, or as may be necessary for Landlord to enforce its rights and remedies under this Lease. 

(c) “Environmental Laws” shall mean and include any Federal, State, or local statute, law, ordinance, code, rule, regulation,
order, or decree regulating, relating to, or imposing liability or standards of conduct concerning, any hazardous, toxic, or dangerous waste, substance, element, compound, mixture or material, as now or at any time hereafter in effect including,
without limitation, California Health and Safety Code §§25100 et seq., §§25300 et seq., Sections 25281(f) and 25501 of the California Health and Safety Code, Section 13050 of the Water Code, the Federal Comprehensive
Environmental Response, Compensation and Liability Act, as amended, 42 U.S.C. §§9601 et seq. (“CERCLA”), the Superfund Amendments and Reauthorization Act, 42 U.S.C. §§6901 et seq., the Federal Toxic Substances Control
Act, 15 U.S.C. §§2601 et seq., the Federal Resource Conservation and Recovery Act as amended, 42 U.S.C. §§9601 et seq., the Federal Hazardous Material Transportation Act, 49 U.S.C. §§1801 et seq., the Federal Clean Air
Act, 42 U.S.C. §7401 et seq., the Federal Water Pollution Control Act, 33 U.S.C. §1251 et seq., the River and Harbors Act of 1899, 33 U.S.C. §§401 et seq., and all rules and regulations of the Environmental Protection Agency, the
California Environmental Protection Agency, or any other state or federal department, board or any other agency or governmental board or entity having jurisdiction over the environment, as any of the foregoing have been, or are hereafter amended.

  
 14 

 (d) If Tenant knows, or has reasonable cause to believe, that Hazardous Materials have come
to be located in, on, under or about the Premises or the Property that constitutes a Reportable Use, other than as previously consented to by Landlord, Tenant shall immediately give written notice of such fact to Landlord and provide Landlord with a
copy of any report, notice, claim or other documentation which it has, concerning the presence of such Hazardous Materials. 
 (e) Tenant and
Tenant’s agents, employees, and contractors shall not cause any Hazardous Materials to be discharged or released into the Building or into the plumbing or sewage system of the Building or into or onto the Land underlying or adjacent to the
Building in violation of any Environmental Laws. Tenant shall promptly, at Tenant’s expense, take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination
in violation of Environmental Laws or the terms of this Lease caused by Tenant or caused by any of Tenant’s employees, agents, or contractors, and for the maintenance, security and/or monitoring of the Premises, the Property, or neighboring
properties if such contamination is caused by a release or emission of any Hazardous Materials by Tenant or by any of Tenant’s employees, agents, or contractors. 

(f) Tenant shall indemnify, defend and hold Landlord and its agents, employees, and lenders and the Premises and the Property harmless from any
and all claims, damages, fines, judgments, penalties, costs, liabilities or losses (including, without limitation, any and all sums paid for settlement of claims, attorneys’ fees, consultant and expert fees) arising during or after the Term of
this Lease (as may be extended) out of or involving any Hazardous Materials brought on to the Premises, the Property, or Menlo Business Park by or for Tenant or by anyone under Tenant’s control in violation of Environmental Laws or the terms of
this Lease. Tenant’s obligations under this Paragraph 8(f) shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Tenant, and the cost of investigation
(including consultants’ and attorneys’ fees and testing), removal, remediation, restoration and/or abatement thereof, or of any contamination therein involved, as required by Environmental Laws, and shall survive the expiration or earlier
termination of this Lease. No termination, cancellation or release agreement entered into by Landlord and Tenant shall release Tenant from its obligations under this Lease with respect to Hazardous Materials, unless specifically so agreed by
Landlord in writing at the time of such agreement. 
 (g) Landlord shall indemnify, defend and hold Tenant and its agents, employees, and
contractors harmless from any and all claims, damages, fines, judgments, penalties, costs, liabilities or losses (including, without limitation, any and all sums paid for settlement of claims, attorneys’ fees, consultant and expert fees)
arising prior during or after the Term of this Lease out of or involving any Hazardous Materials existing on, in or under the Premises, the Property, or Menlo Business Park as of the Commencement Date, or brought on to the Premises, the Property, or
Menlo Business Park by or for Landlord or by anyone under Landlord’s control, in violation of Environmental Laws. Landlord’s obligations under this Paragraph 8(g) shall include, but not be limited to, the effects of any contamination or
injury to person, property or the environment created or suffered by Tenant, and the cost of investigation (including consultants’ and attorneys’ fees and testing), removal, remediation, restoration and/or abatement thereof, or of any
contamination therein involved, as required by Environmental Laws, and shall survive the expiration or earlier termination of this Lease. No termination, cancellation or release agreement entered into by Landlord and Tenant shall release Landlord
from its obligations under this Lease with respect to Hazardous Materials, unless specifically so agreed by Tenant in writing at the time of such agreement. 

  
 15 

 (h) The terms of this Paragraph 8 shall survive the expiration or earlier termination of
this Lease. 
 9. Taxes on Tenant’s Property. Tenant shall pay before delinquency any and all taxes, assessments, license fees, and
public charges levied, assessed, or imposed and which become payable during the Term and any extension thereof upon Tenant’s equipment, fixtures, furniture, and personal property installed or located on the Premises. 

 

	10.	 Insurance. 

(a) Types of Insurance: Tenant shall maintain in full force and effect at all times during the Term of this Lease and any extension thereof, at
Tenant’s sole cost and expense, for the protection of Tenant and Landlord, as their interests may appear, policies of insurance issued by a carrier or carriers reasonably acceptable to Landlord and its lender(s) which afford the following
coverages: 
 (i) Commercial general liability insurance naming the Landlord as an additional insured against any and all claims for bodily
injury and property damage occurring in, or about the Premises arising out of Tenant’s use and occupancy of the Premises. Such insurance shall have a combined single limit of not less than One Million Dollars ($1,000,000) per occurrence with a
Two Million Dollar ($2,000,000) aggregate limit and excess umbrella liability insurance in the amount of Five Million Dollars ($5,000,000). Such liability insurance shall be primary and not contributing to any insurance available to Landlord and
Landlord’s insurance shall be in excess thereto. In no event shall the limits of such insurance be considered as limiting the liability of Tenant under this Lease. 

(ii) Personal property insurance insuring all equipment, trade fixtures, inventory, fixtures, and personal property located on or in the
Premises for perils covered by the causes of loss—special form (all risk) and in addition, coverage for flood, wind, earthquake, terrorism and boiler and machinery (if applicable). Such insurance shall be written on a replacement cost basis in
an amount equal to one hundred percent (100%) of the full replacement value of the aggregate of the foregoing. 
 (iii) Business interruption
and extra expense insurance in such amounts to reimburse Tenant for direct or indirect loss attributable to all perils commonly insured against by prudent Tenants or attributable to prevention of access to the Premises or the Building as result of
such perils. 
 (iv) Workers’ compensation insurance in accordance with statutory law and employers’ liability insurance with a
limit of not less than $1,000,000 per accident, $1,000,000 disease, policy limit and $1,000,000 disease limit each employee. 
 (v) Such
other insurance as Landlord deems necessary and prudent or required by Landlord’s beneficiaries or mortgagees of any deed of trust or mortgage encumbering the Premises. 

  
 16 

 (b) Insurance Policies: The policies required to be maintained by Tenant shall be with
companies rated A-X or better by A.M. Best. Insurers shall be licensed to do business in the state in which the Premises are located and domiciled in the USA. Any deductible amounts under any insurance
policies required hereunder shall not exceed $1,000. Certificates of insurance (certified copies of the policies may be required) shall be delivered to Landlord prior to the commencement date and annually thereafter at least thirty (30) days
prior to the policy expiration date. Tenant shall have the right to provide insurance coverage which it is obligated to carry pursuant to the terms hereof in a blanket policy, provided such blanket policy expressly affords coverage to the Premises
and to Landlord as required by this Lease. Each policy of insurance shall provide notification to Landlord at least thirty (30) days prior to any cancellation or modification to reduce the insurance coverage. 

(c) Additional Insureds and Coverage: Landlord, any property management company and/or agent of Landlord for the Premises, the Building, the
Lot or the Park, and any lender(s) of Landlord having a lien against the Premises, the Building, the Lot or the Park shall be named as additional insureds under all of the policies required in Section 10(a) above. Additionally, such policies
shall provide for severability of interest. All insurance to be maintained by Tenant shall, except for workers’ compensation and employer’s liability insurance, be primary, without right of contribution from insurance maintained by
Landlord. Any umbrella/excess liability policy (which shall be in “following form”) shall provide that if the underlying aggregate is exhausted, the excess coverage will drop down as primary insurance. The limits of insurance maintained by
Tenant shall not limit Tenant’s liability under this Lease. It is the parties’ intention that the insurance to be procured and maintained by Tenant as required herein shall provide coverage for any and all damage or injury arising from or
related to Tenant’s operations of its business and/or Tenant’s or Tenant’s Representatives’ use of the Premises and/or any of the areas within the Park, whether such events occur within the Premises (as described in Exhibit
“A” hereto) or in any other areas of the Park. It is not contemplated or anticipated by the parties that the aforementioned risks of loss be borne by Landlord’s insurance carriers, rather it is contemplated and anticipated by
Landlord and Tenant that such risks of loss be borne by Tenant’s insurance carriers pursuant to the insurance policies procured and maintained by Tenant as required herein. 

(d) Failure of Tenant to Purchase and Maintain Insurance: In the event Tenant does not purchase the insurance required in this Lease or keep
the same in full force and effect throughout the Term of this Lease (including any renewals or extensions), Landlord may, but without obligation to do so, purchase the necessary insurance and pay the premiums therefor. If Landlord so elects to
purchase such insurance, Tenant shall promptly pay to Landlord as Additional Rent, the amount so paid by Landlord, upon Landlord’s demand therefor. In addition, Landlord may recover from Tenant and Tenant agrees to pay, as Additional Rent, any
and all Enforcement Expenses and damages which Landlord may sustain by reason of Tenant’s failure to obtain and maintain such insurance. If Tenant fails to maintain any insurance required in this Lease, Tenant shall be liable for all losses,
damages and costs resulting from such failure. 

  
 17 

 (e) Landlord’s Insurance: Landlord shall obtain and carry in Landlord’s name, as
insured, as an Operating Expense of the Property to the extent provided in Paragraph 4, during the Term (including any renewals or extensions), “all risk” property insurance coverage (with rental loss insurance coverage for a period of one
(1) year), flood insurance, public liability and property damage insurance, and insurance against such other risks or casualties as Landlord shall reasonably determine, including, but not limited to, insurance coverages required of Landlord by
the beneficiary of any deed of trust which encumbers the Premises, including earthquake insurance coverage insuring Landlord’s interest in the Premises (including any other leasehold improvements to the Premises constructed by Landlord or by
Tenant with Landlord’s prior written approval) in an amount not less than the full replacement cost of the Building. The proceeds of any such insurance shall be payable solely to Landlord and Tenant shall have no right or interest therein.
Landlord shall have no obligation to insure against loss by Tenant to Tenant’s equipment, fixtures, furniture, inventory, or other personal property of Tenant in or about the Premises occurring from any cause whatsoever. 

(f) Waiver of Subrogation: Notwithstanding anything to the contrary contained in this Lease, the parties release each other, and their
respective authorized representatives, employees, officers, directors, shareholders, managers, members, trustees, beneficiaries, assignees, subtenants, invitees, successors, agents, contractors and property managers, from any claims for damage to
any person or to the Premises or the Property and to the fixtures, personal property, leasehold improvements and alterations of either Landlord or Tenant in or on the Premises or the Property, to the extent that are caused by or result from risks
required by this Lease to be insured against (or actually insured against) under any property insurance policies carried by the parties and such policy is in force at the time of any such damage, whichever is greater. This waiver applies whether or
not the loss is due to the negligent acts or omissions of Landlord or Tenant or their respective authorized representatives, employees, officers, directors, shareholders, managers, members, trustees, beneficiaries, assignees, subtenants, invitees,
successors, agents, contractors and property managers. Subject to the foregoing, this release and waiver shall be complete and total even if such loss or damage may have been caused by the negligence of the other party, its managers, members,
employees, agents, contractors, property managers or invitees. Tenant covenants that the insurance policies required to be maintained by Tenant under this Lease will contain waiver of subrogation endorsements. 

11. Indemnification. Tenant shall indemnify, defend, and hold harmless Landlord from claims, suits, actions, or liabilities for personal injury, death
or for loss or damage to property that arise from (1) any activity, work, or thing done or permitted by Tenant in or about the Premises, the Property or the Park, (2) bodily injury or damage to property which arises in or about the
Property to the extent the injury or damage to property results from the acts or omissions of Tenant, its employees, agents or contractors, or (3) based on any event of default by Tenant in the performance of any obligation on Tenant’s
part to be performed under this Lease. Tenant also waives all claims against Landlord and its employees, agents and contractors for damages to property, or to goods, wares, and merchandise stored in, upon, or about the Premises or the Property, and
for injuries to persons in, upon, or about the Premises or the Property from any cause arising at any time, except to the extent covered by an express indemnity provision of this Lease or caused by the active negligence or willful misconduct of
Landlord or its employees, agents or contractors. 
 (a) Landlord shall indemnify, defend, and hold harmless Tenant from claims, suits,
actions, or liabilities for personal injury, death or for loss or damage to property to the extent arising from (1) any activity, work, or thing done by Landlord in or about the Premises or the Property, (2) breach by Landlord in the
performance of any obligation on Landlord’s part to be performed under this Lease beyond all applicable cure periods without cure, or (3) bodily injury or damage to property which arises in or about the Property to the extent the injury or
damage to property results from the active negligent acts of Landlord, its employees, agents or contractors. 

  
 18 

 (b) In the absence of comparative or concurrent negligence on the part of Tenant or
Landlord, their respective agents, affiliates, and subsidiaries, or their respective officers, directors, members, employees or contractors, the foregoing indemnities by Tenant and Landlord shall also include reasonable costs, expenses and
attorneys’ fees incurred in connection with any indemnified claim or incurred by the indemnitee in successfully establishing the right to indemnity. The indemnitor shall have the right to assume the defense of any claim subject to the foregoing
indemnities with counsel reasonably satisfactory to the indemnitee. The indemnitee agrees to cooperate fully with the indemnitor and its counsel in any matter where the indemnitor elects to defend, provided the indemnitor shall promptly reimburse
the indemnitee for reasonable costs and expenses incurred in connection with its duty to cooperate. 
 The foregoing indemnities shall
survive the expiration or earlier termination of this Lease and are conditioned upon the indemnitee providing prompt notice to the indemnitor of any claim or occurrence that is likely to give rise to a claim, suit, action or liability that will fall
within the scope of the foregoing indemnities, along with sufficient details that will enable the indemnitor to make a reasonable investigation of the claim. 

When the claim is caused by the joint negligence or willful misconduct of Tenant and Landlord or by the indemnitor party and a third party
unrelated to the indemnitor party (except indemnitor’s agents, officers, employees or invitees), the indemnitor’s duty to indemnify and defend shall be proportionate to the indemnitor’s allocable share of joint negligence or willful
misconduct. 
 (c) Landlord shall not be liable to Tenant for any damage because of any act or negligence of any other occupant of the
Building or any other owner or occupant of adjoining or contiguous property, nor for overflow, breakage, or leakage of water, steam, gas, or electricity from pipes, wires, or otherwise in the Premises or the Building, except to the extent caused by
the gross negligence or willful misconduct of Landlord or Landlord’s employees, agents, or contractors. Except as otherwise provided herein, Tenant will pay for damage to the Premises or the Property caused by the misuse or neglect of the
Premises or the Property by Tenant or its employees, agents, or contractors, including, but not limited to, the breakage of glass in the Building. 
 12.
Tenant Improvements. 
 (a) Landlord shall cause to be constructed the interior tenant improvements and modifications to the Premises
described in Exhibit “G” attached hereto (the ‘“Work Letter”). The Tenant Improvements shall be performed in accordance with the Work Letter. 

  
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 13. Maintenance and Repairs; Alterations; Surrender and Restoration. 

(a) Landlord shall, at Landlord’s sole expense, keep in good order, condition, and repair and replace when necessary, the structural
elements of the roof (excluding the roof membrane which Landlord shall maintain, but the cost of which shall be included as an Operating Expense as permitted under Paragraph 4), the structural elements of the foundation and exterior walls (except
the interior faces thereof) of the Building, and other structural elements of the Building and the Property as “structural elements” are defined in building codes applicable to the Building, excluding any alterations, structural or
otherwise, made by Tenant to the Building which are not approved in writing by Landlord prior to the construction or installation thereof by Tenant. Landlord shall perform and construct, and Tenant shall not be responsible for performing or
constructing, any repairs, maintenance, or improvements (1) required as a result of any casualty damage (not caused by the willful or negligent acts or omissions of Tenant or its employees, agents, contractors or invitees), which shall be
subject to Paragraph 19 below, or as a result of any taking pursuant to the exercise of the power of eminent domain, or (2) for which Landlord has a right of reimbursement from third parties based on construction or other warranties, contractor
guarantees, or insurance claims. 
 (b) Landlord shall provide or cause to be provided and shall supervise the performance of, as an
Operating Expense of the Property to the extent permitted under Paragraph 4 hereof, all services and work relating to the operation, maintenance, repair, and replacement, as needed, of the Property, including the HVAC, mechanical, electrical, and
plumbing systems in the Building; the interior of the Building; the roof membrane; the outside areas of the Property; the janitorial service for the Building; landscaping, tree trimming, resurfacing and restriping of the parking lot, repairing and
maintaining the walkways; exterior building painting, exterior building lighting, parking lot lighting, and exterior security patrol. In the event Tenant provides Landlord with written notice of the need for any repairs, Landlord shall commence any
such repairs promptly following receipt by Landlord of such notice and Landlord shall diligently prosecute such repairs to completion. 
 (c)
Subject to the foregoing and except as provided elsewhere in this Lease, Tenant shall at all times use and occupy the Premises in a manner which keeps the Premises in good and safe order, condition, and repair. Landlord shall execute and maintain in
full force and effect throughout the term as an Operating Expense of the Property to the extent permitted under Paragraph 4 a service contract with a recognized air conditioning service company. Landlord may, if Landlord determines that it is
necessary to do so, obtain on a semi-annual basis an inspection report of the HVAC system from a separate HVAC service firm designated by Landlord for the purpose of monitoring the performance of the HVAC maintenance and repair work performed by the
HVAC service firm which performs the regular repair and maintenance. The cost of such inspection report shall be an Operating Expense pursuant to Paragraph 4. Subject to the release of claims and waiver of subrogation contained in Paragraph 10(f),
if Landlord is required to make any repairs to the Property by reason of Tenant’s negligent acts or omissions, Landlord may add the cost of such repairs to the next installment of rent which shall thereafter become due, and Tenant shall
promptly pay the same upon receipt of an invoice therefor. 

  
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 (d) Tenant may, from time to time, at its own cost and expense and without the consent of
Landlord, make nonstructural alterations to the interior of the Premises that do not affect the Building systems, including without limitation, the HVAC, life-safety, mechanical, electrical, and plumbing systems in the Building, and the cost of
which in any one instance is Fifty Thousand Dollars ($50,000) or less, and the aggregate cost of all such work during the Term this Lease (as may be extended) does not exceed One Hundred Thousand Dollars ($100,000), provided Tenant first notifies
Landlord in writing of any such nonstructural alterations. Otherwise, Tenant shall not make any additional alterations, improvements, or additions to the Premises without delivering to Landlord a complete set of plans and specifications for such
work, obtaining and delivering copies to Landlord of all permits or other governmental approvals required for such work and obtaining Landlord’s prior written consent thereto. All alterations and additions requiring Landlord’s prior
written consent shall be installed by a licensed contractor reasonably approved by Landlord, at Tenant’s sole cost and expense and in compliance with all applicable laws, rules, regulations and ordinances. Tenant shall keep the Premises and the
Property on which the Premises are situated free from any liens arising out of any work performed, materials furnished or obligations incurred by or on behalf of Tenant. If any nonstructural alterations to the interior of the Premises exceed Fifty
Thousand Dollars ($50,000) in cost in any one instance, or exceed the aggregate cost of One Hundred Thousand Dollars ($100,000) during the Term of this Lease (as may be extended), Tenant shall employ, at Tenant’s expense, Tarlton Properties,
Inc. as construction manager for such alterations at a fee equal to four point five percent (4.5%) of the first Two Hundred Fifty Thousand Dollars ($250,000) of hard construction costs (i.e., the amounts paid to any general contractor,
subcontractors, vendors, and suppliers for labor and materials for the construction of the alterations or improvements) and then four percent (4%) of such hard construction costs in excess of Two Hundred Fifty Thousand Dollars ($250,000). Landlord
may condition its consent to, among other things, Tenant agreeing in writing to remove any such alterations prior to the expiration of the Lease term and Tenant agreeing to restore the Premises to its condition prior to such alterations at
Tenant’s expense. Upon Tenant’s written request, Landlord shall advise Tenant in writing at the time consent is granted whether Landlord reserves the right to require Tenant to remove any alterations from the Premises prior to the
expiration or sooner termination of this Lease. 
 All alterations, trade fixtures and personal property installed in the Premises solely at
Tenant’s expense shall during the term of this Lease remain Tenant’s property and Tenant shall be entitled to all depreciation, amortization and other tax benefits with respect thereto (excluding the Tenant Improvements). 

(e) Tenant shall, at Tenant’s sole cost and expense, fully, diligently and in a timely manner, comply with all present and future
“Laws,” which term is used in this Lease to mean all laws, rules, regulations, ordinances, directives, orders, covenants, permits of all governmental agencies and authorities, easements and restrictions of record, the requirements of any
applicable fire insurance underwriter or rating bureau or board of fire underwriters, relating in any manner to the Premises and/or Tenant’s use or occupancy of the Premises (including but not limited to matters pertaining to industrial
hygiene, environmental conditions on, in, under or about the Premises, including soil and groundwater conditions, subject to the provisions of Paragraph 8 hereof, and the use, generation, manufacture, production, installation, maintenance, removal,
transportation, storage, spill, or release of any Hazardous Materials (which are addressed in Paragraph 8 hereof)), now in effect or which may hereafter come into effect. Tenant shall, within five (5) days after receipt of Landlord’s
written request, provide Landlord with copies of all documents and information, including but not limited to permits, registrations, manifests, applications, reports and certificates, evidencing Tenant’s compliance with any Laws specified by
Landlord, and shall immediately upon receipt, notify Landlord in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving failure by Tenant or the
Premises to comply with any Laws. Notwithstanding the foregoing, any structural changes or repairs or other changes or repairs to the Property of any nature which would be considered a capital expenditure under generally accepted accounting
principles to the Premises shall be made by Landlord at Tenant’s expense if such structural repairs or changes are required by reason of the specific nature of the use of the Premises by Tenant. If such changes or repairs are not required by
reason of the specific nature of Tenant’s use of the Premises and are capital expenditures, the cost of such changes or repairs shall be treated as an Operating Expense and amortized in accordance with the provisions of Paragraph 4(b). 

  
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 (f) Subject to Paragraph 30, Landlord, Landlord’s agents, employees, contractors and
designated representatives, and the holders of any mortgages, deeds of trust or ground leases on the Premises (“Lenders”) shall have the right to enter the Premises at any time in the case of an emergency, and otherwise at
reasonable times after at least 24 hours prior notice to Tenant, for the purpose of inspecting the condition of the Premises and for verifying compliance by Tenant with this Lease and all Laws, and Landlord shall be entitled to employ experts and/or
consultants in connection therewith to advise Landlord with respect to Tenant’s activities, including but not limited to Tenant’s installation, operation, use, monitoring, maintenance, or removal of any Hazardous Substance on or from the
Premises. The costs and expenses of any such inspections shall be paid by the party requesting same, unless a default or breach of this Lease by Tenant or a violation of Laws or a contamination, caused or materially contributed to by Tenant, is
found to exist or to be imminent, or unless the inspection is requested or ordered by a governmental authority as the result of any such existing or imminent violation or contamination. In such case, Tenant shall upon request reimburse Landlord or
Landlord’s Lender, as the case may be, for the costs and expenses of such inspections. In connection with the provision of janitorial services, Landlord shall comply with reasonable access restrictions established by Tenant from time to time
with respect to the animal facility where Tenant’s laboratory mice are kept in the Premises; provided, however, Landlord shall have access to such facility in the case of an emergency. 

(g) During the term of this Lease, Tenant shall comply, at Tenant’s expense, with all of the covenants, conditions, and restrictions
affecting the Premises which are recorded in the Official Records of San Mateo County, California, and which are in effect as of the date of this Lease. 

(h) Tenant shall surrender the Premises by the last day of the lease Term (as may be extended) or any earlier termination date, with all of the
improvements to the Premises, parts, and surfaces thereof clean and free of debris and in good operating order, condition, and state of repair, ordinary wear and tear excepted. Tenant’s failure to surrender the Premises in accordance with the
terms and conditions of this Lease, including, without limitation, this Paragraph 13(h) shall be deemed to be a material default under the Lease. “Ordinary wear and tear” shall not include any damage or deterioration that would have been
prevented by good maintenance practice or by Tenant performing all of its obligations under this Lease. Notwithstanding the foregoing, prior to the last day of the Term, as may be extended, (or earlier termination of the Lease), Tenant shall
(i) restore all walls in the Premises to the same condition existing immediately following completion of the Tenant Improvements, including patching and sanding all holes to match the original texture of the walls and painting; and
(ii) vacuum and steam clean all carpets and remove all stains. In addition to the foregoing, the obligations of Tenant shall include the repair of any damage occasioned by the installation, maintenance, or removal of Tenant’s trade
fixtures, furnishings, equipment, and alterations, and the restoration by Tenant of the Premises to its condition upon completion of the Tenant Improvements (Tenant shall not be required to remove any of the Tenant Improvements) (A) if
Landlord’s consent to alteration, additions or improvements was conditioned upon such removal and restoration upon expiration or sooner termination of the Lease term, or (B) if Tenant made any such alterations, additions, or improvements
without obtaining Landlord’s prior written consent, and within a reasonable time after the expiration or sooner termination of the Lease term Landlord gives written notice to Tenant requiring Tenant to perform such removal and restoration.
Subject to the foregoing, upon the expiration or sooner termination of this Lease all alterations, fixtures and improvements to the Premises, whether made by Landlord or installed by Tenant at Tenant’s expense, shall be surrendered by Tenant
with the Premises and shall become the property of Landlord; provided, however, that Tenant’s furniture and other personal property, not provided by or paid for by Landlord and not permanently affixed to the Premises which can be removed
without damaging the Premises may be removed by Tenant. Tenant shall repair to Landlord’s reasonable satisfaction all damage to the Premises occasioned by removal of Tenant’s Property. Prior to the expiration of the term of this Lease or
any earlier termination date, Tenant shall, at Tenant’s expense, obtain written closure reports from the San Mateo County Health Department and from the Menlo Park Fire Protection District with respect to any Hazardous Materials used, stored,
or released by Tenant on or about the Premises. Both written closure reports shall provide written certification that all Hazardous Materials have been removed from the Premises and that no further action is required in connection with the closure
of the Premises. Any removal and remediation of Hazardous Materials by Tenant shall be certified in writing as (1) complete and (2) having been properly performed, by the San Mateo County Health Department and the Menlo Park Fire
Protection District and a copy of such written certifications shall be delivered by Tenant to Landlord no later than the last day of the Term of this Lease (as may be extended). 

  
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 (i) Tenant waives all right to make repairs at the expense of Landlord, or to deduct the
costs thereof from the rent, and Tenant waives all rights under Section 1941 and 1942 of the Civil Code of the State of California. 

(j) Compliance with Americans with Disabilities Act: Landlord and Tenant hereby agree and acknowledge that the Premises, the Building and/or
the Menlo Business Park may be subject to the requirements of the Americans with Disabilities Act, a federal law codified at 42 U.S.C. 12101 et seq, including, but not limited to Title III thereof, all regulations and guidelines related thereto,
together with any and all Laws now or hereafter enacted by local or state agencies having jurisdiction thereof, including all requirements of Title 24 of the State of California, as the same may be in effect on the date of this Lease and may be
hereafter modified, amended or supplemented (collectively, the “ADA”). Any Tenant Improvements to be constructed hereunder shall be in compliance with the requirements of the ADA, and all costs incurred for purposes of compliance
therewith shall be a part of and included in the costs of the Tenant Improvements. Tenant shall be solely responsible for conducting its own independent investigation of this matter and for ensuring that the design of all Tenant Improvements
strictly comply with all requirements of the ADA. Subject to reimbursement pursuant to Paragraph 5 of the Lease, if any barrier removal work or other work is required to the Building, the Common Areas or the Menlo Business Park under the ADA, then
such work shall be the responsibility of Landlord; provided, if such work is required under the ADA as a result of Tenant’s specific use of the Premises or any work or alteration made to the Premises by or on behalf of Tenant, then such work
shall be performed by Landlord at the sole cost and expense of Tenant. Except as otherwise expressly provided in this provision, Tenant shall be responsible at its sole cost and expense for fully and faithfully complying with all applicable
requirements of the ADA, including without limitation, not discriminating against any disabled persons in the operation of Tenant’s business in or about the Premises, and offering or otherwise providing auxiliary aids and services as, and when,
required by the ADA. Within ten (10) days after receipt, Landlord and Tenant shall advise the other party in writing, and provide the other with copies of (as applicable), any notices alleging violation of the ADA relating to any portion of the
Premises or the Building; any claims made or threatened in writing regarding noncompliance with the ADA and relating to any portion of the Premises or the Building; or any governmental or regulatory actions or investigations instituted or threatened
regarding noncompliance with the ADA and relating to any portion of the Premises or the Building. Tenant shall and hereby agrees to protect, defend (with counsel reasonably acceptable to Landlord) and hold Landlord and the other Indemnitees harmless
and indemnify the Indemnitees from and against all liabilities, damages, claims, losses, penalties, judgments, charges and expenses (including reasonable attorneys’ fees, costs of court and expenses necessary in the prosecution or defense of
any litigation including the enforcement of this provision) arising from or in any way related to, directly or indirectly, Tenant’s or Tenant’s Representatives’ violation or alleged violation of the ADA. Tenant agrees that the
obligations of Tenant herein shall survive the expiration or earlier termination of this Lease. 

  
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 (k) CASp Disclosure: For purposes of Section 1938 of the California Civil Code,
Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that (check one): 
 To Landlord’s actual knowledge, the Premises
have undergone inspection by a Certified Access Specialist (CASp). 
 If the Premises have undergone inspection by a CASp prior to the
execution of this Lease and, to the best of Landlord’s knowledge, there have been no modifications or alterations completed or commenced between the date of the inspection and the date of this Lease which have impacted the Premises’
compliance with construction-related accessibility standards, Section 1938 requires Landlord to provide to Tenant, prior to execution of this Lease, a copy of any report prepared by the CASp. If, prior to the date of this Lease, the Premises
were issued an inspection report by a CASp indicating that it meets applicable standards, as defined in paragraph (4) of subdivision (a) of California Civil Code Section 55.52, Landlord is required to provide a copy of the current
disability access inspection certificate and any inspection report to Tenant that was not already provided pursuant to the foregoing sentence, within seven (7) days of the date of the execution of this Lease. 

☒  To Landlord’s actual knowledge, the Premises have not undergone inspection by a CASp. 

or 
 ☐  To Landlord’s actual knowledge, the
Premises have undergone inspection by a CASP but, to the best of Landlord’s knowledge, there have been intervening modifications or alterations completed or commenced which have impacted the Premises compliance with construction related
accessibility standards. 
 California Civil Code Section 1938 states: 

“A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable
construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or Landlord may not prohibit the Tenant or tenant from obtaining a CASp
inspection of the subject premises for the occupancy or potential occupancy of the Tenant, if requested by the Tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for
the CASp inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards within the premises.” 

  
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 Notwithstanding anything to the contrary in this Lease, Landlord and Tenant hereby agree that, during the
Term of this Lease (as may be extended), as the same may be extended, Tenant shall be responsible for (i) the payment of the fee for any CASp inspection that Tenant desires, and (ii) making, at Tenant’s cost, any repairs necessary to
correct violations of construction-related accessibility standards within the Premises provided that such repairs shall be in accordance with the terms of the Lease (as amended). Tenant hereby agrees that: any CASp inspecting the Premises shall be
selected by Landlord; Tenant shall promptly deliver to Landlord any CASp report regarding the Premises obtained by Tenant; and Tenant shall keep information contained in any CASp report regarding the Premises confidential, except as may be necessary
for Tenant or its agents to complete any repairs or correct violations with respect to the Premises that Tenant agrees to undertake. Tenant shall have no right to cancel or terminate the Lease (as amended) due to violations of construction-related
accessibility standards within the Premises identified in a CASp report obtained during the Term of the Lease (as may be extended). 
  

	14.	 Utilities and Services. 

(a) Landlord shall contract for and pay for, and Tenant shall reimburse Landlord therefor pursuant to Paragraph 4 as an Operating Expense, all
electricity, gas, water, heat and air conditioning service, janitorial service1, refuse pick-up, sewer charges, and all other utilities or services supplied
to or consumed by Tenant, its agents, employees, contractors, and invitees on or about the Premises, excluding telephone service to the Premises for which Tenant shall contract and pay directly. 

(b) Landlord shall not be liable to Tenant for any interruption or failure of any utility services to the Building or the Premises which is not
caused by the active negligence or willful acts of Landlord. Tenant shall not be relieved from the performance of any covenant or agreement in this Lease because of any such failure. Landlord shall make all repairs to the Premises required to
restore such services to the Premises and the cost thereof shall be payable by Tenant pursuant to Paragraph 4 as a current Operating Expense, or as a capital expense which is amortized over its useful life (together with interest thereon) as an
Operating Expense in accordance with generally accepted accounting principles as described in Paragraph 4(b); provided, however, if such failure is caused by the active negligence or willful acts of Landlord, then Landlord shall bear such costs.

  

	1 	 Note to Landlord: To discuss janitorial services. Landlord’s vendors cannot be permitted into the animal
lab. Also, Tenant may need to secure certain portions of the Premises as part of its safety protocols and confidentiality concerns. 

  
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 (c) In the event that Tenant is permitted and elects to contract directly for the provision
of electricity, gas and/or water services to the Premises with the third-party provider thereof (all in Landlord’s reasonable discretion), Tenant shall within ten (10) business days following its receipt of written request from Landlord,
provide Landlord with a copy of each requested invoice 
 from the applicable utility provider. Tenant acknowledges that pursuant to California Public
Resources Code Section 25402.10 and the regulations adopted pursuant thereto (collectively, the “Energy Disclosure Requirements”), Landlord may be required to disclose information concerning Tenant’s energy usage at the
Building to certain third parties, including without limitation, prospective purchasers, lenders and Tenants of the Building (the “Tenant Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant Energy Use
Disclosures, and (B) acknowledges that Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Further, Tenant hereby releases Landlord from any and all losses, costs, damages, expenses and liabilities relating to,
arising out of and/or resulting from any Tenant Energy Use Disclosure. The terms of this Paragraph shall survive the expiration or earlier termination of this Lease. 

15. Liens. Tenant agrees to keep the Premises free from all liens arising out of any work performed, materials furnished, or obligations incurred by
Tenant. Tenant shall give Landlord at least ten (10) calendar days prior written notice before commencing any work of improvement on the Premises, the contract price for which exceeds Ten Thousand Dollars ($10,000). Landlord shall have the
right to post notices of non-responsibility with respect to any such work. If Tenant shall, in good faith, contest the validity of any such lien, claim or demand, then Tenant shall, at its sole expense, defend
and protect itself, Landlord and the Property against the same, and shall pay and satisfy any such adverse judgment that may be rendered thereon before the enforcement thereof against the Landlord or the Property. If Landlord shall require, Tenant
shall furnish to Landlord a surety bond satisfactory to Landlord in an amount equal to one and one-half times the amount of such contested claim or demand, indemnifying Landlord against liability for the same,
as required by law for the holding of the Property free from the effect of such lien or claim. 
  

	16.	 Assignment and Subletting. 

(a) Except as otherwise provided in this Paragraph 16, Tenant shall not assign this Lease, or any interest, voluntarily or involuntarily, and
shall not sublet the Premises or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person (the agents and servants of Tenant excepted) to occupy or use the Premises, or any portion thereof, without the prior
written consent of Landlord in each instance pursuant to the terms and conditions set forth below, which consent shall not be unreasonably withheld or delayed, subject to the following provisions; provided, however, Tenant shall not assign this
Lease, or any interest, voluntarily or involuntarily, and shall not sublet the Premises or any part thereof, or any right or privilege appurtenant thereto, or suffer any other person (the agents and servants of Tenant excepted) to occupy or use the
Premises, or any portion thereof, if Tenant shall be in default under this Lease past any applicable cure period. 

  
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 (b) Prior to any assignment or sublease which Tenant desires to make, other than a Permitted
Transfer (as defined in Paragraph 16(f) below), Tenant shall provide to Landlord the name and address of the proposed assignee or sublessee, and true and complete copies of all documents relating to Tenant’s prospective agreement to assign or
sublease, a copy of a current financial statement for such proposed assignee or sublessee (or if unavailable, such other information as may be reasonably acceptable to Landlord with regard to the financial capacity of such proposed assignee or
sublessee), and any other relevant information requested by Landlord within five (5) days after receipt of notice of the proposed assignment or sublease and Tenant shall specify all consideration to be received by Tenant for such assignment or
sublease in the form of lump sum payments, installments of rent, or otherwise. For purposes of this Paragraph 16, the term “consideration” shall include all money or other consideration to be received by Tenant for such assignment or
sublease. Within ten (10) days after the receipt of such documentation and other information, Landlord (1) shall notify Tenant in writing that Landlord elects to consent to the proposed assignment or sublease subject to the terms and
conditions hereinafter set forth; (2) shall notify Tenant in writing that Landlord refuses such consent, specifying reasonable grounds for such refusal; or (3) except with respect to a Permitted Transferee, if at the time Tenant requests
that Landlord consent to an assignment or sublease Tenant has vacated thirty-three percent (33%) or more of the Premises and is not conducting on-going operations in the Building, and to the extent that any
proposed sublease is for the substantial remainder of the Term, Landlord may notify Tenant that Landlord elects to terminate this Lease, provided that with respect to a proposed sublease of a portion of the Premises Landlord’s termination right
shall apply only to the proposed sublease space, and specifying the effective date of termination which shall be the same as the commencement date of the proposed sublease. If Landlord elects to terminate this Lease pursuant to the foregoing
provision, upon the effective date of termination, Landlord and Tenant shall each be released and discharged from any liability or obligation to the other under this Lease accruing thereafter with respect to the Premises or the portion thereof to
which the termination applies, except for any obligations then outstanding and except for any indemnity obligations which survive the expiration or termination of this Lease by the express terms hereof, and Tenant agrees that Landlord may enter into
a direct lease with such proposed assignee or sublessee without any obligation or liability to Tenant. Notwithstanding the foregoing, or anything to the contrary contained herein, if Landlord exercises its option to terminate this Lease in
accordance with this Paragraph, then Tenant shall have the right to withdraw its request for consent by delivering written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise
Landlord’s option to terminate this Lease. In the event Tenant withdraws its request as provided in this Paragraph, then the Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease
shall be deemed to be Landlord’s consent to a proposed assignment or sublease. 
 In deciding whether to consent to any proposed
assignment or sublease, Landlord may take into account whether reasonable conditions have been satisfied, including, but not limited to, the following: 

(1) In Landlord’s reasonable judgment, the proposed assignee or subtenant is engaged in such a business, that the Premises, or the
relevant part thereof, will be used in such a manner which complies with Paragraph 7 hereof entitled the “Permitted Use” and Tenant or the proposed assignee or sublessee submits to Landlord, documentary evidence reasonably satisfactory to
Landlord that such proposed use constitutes a permitted use of the Premises pursuant to the ordinances and regulations of the City of Menlo Park; 

(2) The proposed assignee or subtenant is a reputable entity or individual with sufficient financial net worth so as to reasonably indicate
that it will be able to meet its obligations under this Lease or the sublease in a timely manner; 
 (3) If at the time of the proposed
transfer, Landlord has substantially similar space available for rent in the Menlo Business Park, the proposed assignee or subtenant is not a tenant of the Building or any other building in the Menlo Business Park; and 

  
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 (4) The proposed assignment or sublease is approved by Landlord’s mortgage lender if
such lender has the right to approve or disapprove proposed assignments or subleases. Landlord shall use its good faith efforts to obtain such approval from its lender within ten (10) days after receipt by Landlord of Tenant’s written
request for consent and the documentation and information referred to in the first sentence of Paragraph 16(b) above. 
 (c) As a condition
to Landlord’s granting its consent to any assignment or sublease, except with respect to any Permitted Transferees, (1) Landlord may require that Tenant pay to Landlord, as and when received by Tenant, fifty percent (50%) of the amount of
any excess of the consideration to be received by Tenant in connection with said assignment or sublease over and above the Monthly Base Rent and Additional Rent fixed by this Lease and payable by Tenant to Landlord, after deducting only (A) a
standard leasing commission payable by Tenant in consummating such assignment or sublease, (B) the cost of reasonable tenant improvements performed specifically for the sublease and required to be made to the Premises to effectuate the
sublease, provided that such improvements are performed in compliance with Paragraph 13(d) of this Lease, and (C) reasonable attorneys’ fees incurred by Landlord in negotiating and reviewing the assignment or sublease documentation; and
(2) Tenant and the proposed assignee or sublessee shall demonstrate to Landlord’s reasonable satisfaction that each of the criteria referred to in subparagraph (b) above is satisfied. 

(d) Each assignment or sublease agreement to which Landlord has consented shall be an instrument in writing in form satisfactory to Landlord,
and shall be executed by both Tenant and the assignee or sublessee, as the case may be. Each such assignment or sublease agreement shall recite that it is and shall be subject and subordinate to the provisions of this Lease, that the assignee or
sublessee accepts such assignment or sublease, that Landlord’s consent thereto shall not constitute a consent to any subsequent assignment or subletting by Tenant or the assignee or sublessee, and, except as otherwise set forth in a sublease
approved by Landlord, agrees to perform all of the obligations of Tenant hereunder (to the extent such obligations relate to the portion of the Premises assigned or subleased), and that the termination of this Lease shall, at Landlord’s sole
election, constitute a termination of every such assignment or sublease. 
 (e) In the event Landlord shall consent to an assignment or
sublease, Tenant shall nonetheless remain primarily liable for all obligations and liabilities of Tenant under this Lease, including but not limited to the payment of rent. 

(f) Notwithstanding the foregoing, Tenant may, without Landlord’s prior written consent and without any participation by Landlord in
assignment and subletting proceeds, but with prior notice and documentation, as required pursuant to this Paragraph 16(f), provided to Landlord, sublet a portion or the entire Premises or assign this Lease to (i) a subsidiary, affiliate,
division or corporation controlled or under common control with Tenant (“affiliate”); (ii) to a successor corporation related to Tenant by merger, consolidation or reorganization; or (iii) to a purchaser of substantially all of
Tenant’s business operations conducted on the Premises (each such transaction referred to herein as a “Permitted Transfer” and each of the foregoing transferees referred to herein as a “Permitted Transferee”),
provided that any such Permitted Transferee shall have a current verifiable net worth prior to the transfer at least equal to that of Tenant on the Commencement Date of this Lease, or, if less, financial resources sufficient, in Landlord’s
reasonable good faith judgment, to perform the obligations under the assignment or sublease, as applicable. Tenant’s foregoing rights in this Paragraph 16(f) to assign this Lease or to sublease all or a portion of the entire Premises shall be
subject to the following conditions: (1) Tenant shall not be in default hereunder past any applicable cure period; (2) in the case of an assignment or subletting to an affiliate, Tenant shall remain liable to Landlord hereunder if Tenant
is a surviving entity; (3) the transferee or successor entity shall expressly assume in writing all of Tenant’s obligations hereunder; and (4) Tenant shall provide Landlord with prior notice of such proposed transfer and deliver to
Landlord all documents reasonably requested by Landlord relating to such transfer, including but not limited to documentation sufficient to establish such proposed transferee’s current verifiable net worth prior to the transfer at least equal
to that of Tenant on the Commencement Date of this Lease, or, if less, financial resources sufficient, in Landlord’s reasonable good faith judgment, to perform the obligations under the assignment or sublease, as applicable. 

  
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 (g) Neither the sale nor transfer of Tenant’s capital stock shall be deemed an
assignment, subletting, or other transfer of this Lease or the Premises, provided, that in the event of the sale, transfer or issuance of Tenant’s securities to an affiliate or in connection with a transaction described in Paragraph 16(f), the
conditions set forth in Paragraph 16(f) shall apply. 
 (h) Subject to the provisions of this Paragraph 16 any assignment or sublease (if
such consent is required hereunder) without Landlord’s prior written consent shall at Landlord’s election be void. The consent by Landlord to any assignment or sublease shall not constitute a waiver of the provisions of this Paragraph 16,
including the requirement of Landlord’s prior written consent, with respect to any subsequent assignment or sublease. If Tenant shall purport to assign this Lease, or sublease all or any portion of the Premises, or permit any person or persons
other than Tenant to occupy the Premises, without Landlord’s prior written consent (if such consent is required hereunder), Landlord may collect rent from the person or persons then or thereafter occupying the Premises and apply the net amount
collected to the rent reserved herein, but no such collection shall be deemed a waiver of Landlord’s rights and remedies under this Paragraph 16, or the acceptance of any such purported assignee, sublessee, or occupant, or a release of Tenant
from the further performance by Tenant of covenants on the part of Tenant herein contained. 
 (i) Tenant shall not hypothecate or encumber
its interest under this Lease or any rights of Tenant hereunder, or enter into any license or concession agreement respecting all or any portion of the Premises, without Landlord’s prior written consent which consent Landlord may grant or
withhold in Landlord’s absolute discretion without any liability to Tenant. Tenant’s granting of any such encumbrance, license, or concession agreement shall constitute an assignment for purposes of this Paragraph 16. 

(j) In the event of any sale or exchange of the Premises by Landlord and assignment of this Lease by Landlord, Landlord shall, upon providing
Tenant with written confirmation that the assignee has assumed all obligations of Landlord under this Lease and Landlord has delivered any Security Deposit held by Landlord to Landlord’s successor in interest, be and hereby is entirely relieved
of all liability under any and all of Landlord’s covenants and obligations contained in or derived from this Lease with respect to the period commencing with the consummation of the sale or exchange and assignment. 

  
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 (k) Tenant hereby acknowledges that the foregoing terms and conditions are reasonable and,
therefore, that Landlord has the remedy described in California Civil Code Section 1951.4 (Landlord may continue the Lease in effect after Tenant’s breach and abandonment and recover rent as it becomes due, if Tenant has the right to
sublet or assign, subject only to reasonable limitations). 
 17. Non-Waiver. 

(a) No waiver of any provision of this Lease shall be implied by any failure of Landlord to enforce any remedy for the violation of that
provision, even if that violation continues or is repeated. Any waiver by Landlord of any provision of this Lease must be in writing. 
 (b)
No receipt of Landlord of a lesser payment than the rent required under this Lease shall be considered to be other than on account of the earliest rent due, and no endorsement or statement on any check or letter accompanying a payment or check shall
be considered an accord and satisfaction. Landlord may accept checks or payments without prejudice to Landlord’s right to recover all amounts due and pursue all other remedies provided for in this Lease. 

Landlord’s receipt of any rent or other payment from Tenant after giving notice to Tenant terminating this Lease shall in no way
reinstate, continue, or extend the Lease term or affect the termination notice given by Landlord before the receipt of such rent or payment. After serving notice terminating this Lease, filing an action, or obtaining final judgment for possession of
the Premises, Landlord may receive and collect any rent, and the payment of that rent shall not waive or affect such prior notice, action, or judgment. 

18. Holding Over. Tenant shall vacate the Premises and deliver the same to Landlord upon the expiration or sooner termination of this Lease. In the
event of holding over by Tenant after the expiration or termination of this Lease, such holding over shall be on a month-to-month tenancy and all of the terms and
provisions of this Lease shall be applicable during such period, except that in addition to the payment of Additional Rent, Tenant shall pay Landlord as Monthly Base Rent during such holdover an amount equal to the greater of (i) one hundred
fifty percent (150%) of the Monthly Base Rent in effect at the expiration of the term, or (ii) the then market rent for comparable research and development/office space. If such holdover is without Landlord’s written consent, Tenant shall
be liable to Landlord for all costs, expenses, and consequential damages incurred by Landlord as a result of such holdover, including but not limited to damages resulting from Landlord’s inability to timely deliver possession of the Premises to
a new tenant. The rental payable during such holdover period without Landlord’s written consent shall be payable to Landlord on demand. 
 19. Damage
or Destruction. 
 (a) In the event of a total destruction of the Building during the term from any cause, either party may elect to
terminate this Lease by giving written notice of termination to the other party within thirty (30) days after the casualty occurs. A total destruction shall be deemed to have occurred for this purpose if the Building or the Premises that are
the subject of this Lease are destroyed to the extent of seventy-five percent (75%) or more of the replacement cost thereof. If the Lease is not terminated, Landlord shall repair and restore the Premises in a diligent manner and this Lease shall
continue in full force and effect, except that Monthly Base Rent and Additional Rent of the Premises which are the subject of this Lease shall be abated in accordance with Paragraph 19(d) below. 

  
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 (b) In the event of a partial destruction of the Building or the Premises to an extent less
than seventy-five percent (75%) of the replacement cost thereof, and if Landlord reasonably believes that the damage thereto can be repaired, reconstructed, or restored within a period of two hundred seventy (270) days from the date of such
casualty, there are at least twelve (12) months remaining in the term of this Lease, and the casualty is from a cause which is insured under Landlord’s “all risk” property insurance, or is insured under any other coverage then
carried by Landlord, Landlord shall forthwith repair the same, and this Lease shall continue in full force and effect, except that Monthly Base Rent and Additional Rent shall be abated in accordance with Paragraph 19(d) below. If any of the
foregoing conditions are not met, Landlord shall have the option of either repairing and restoring the Building and Improvements, or terminating this Lease by giving written notice of termination to Tenant within sixty (60) days after the
casualty. Notwithstanding anything to the contrary contained in this Paragraph 20, Landlord shall not have the right to terminate this Lease if the cost to repair the damage to the Building or to restore the Premises would cost less than five
percent (5%) of the replacement cost of the Building, regardless of whether or not the casualty is insured provided that there are at least twelve (12) months remaining in the term of this Lease. 

(c) Landlord’s election to repair and restore the Building and Improvements or to terminate this Lease, shall be made and written notice
thereof shall be given to Tenant within sixty (60) days after the casualty. Notwithstanding the foregoing, (1) Tenant may terminate this Lease by written notice to Landlord if Landlord has not obtained all necessary governmental permits
for the restoration and commenced construction of the restoration within ninety (90) days after the casualty; or (2) if Landlord elects to repair and restore the Building and Improvements under Paragraph 19(b) above, but the repairs and
restoration are not substantially completed within two hundred seventy (270) days after the casualty plus the period of any force majeure delays (as defined in subparagraph (e)), Tenant may terminate this Lease by written notice to Landlord
given within thirty (30) days after the expiration of said period of two hundred seventy (270) days after the casualty, provided that the repairs and restoration are not substantially completed prior to the receipt by Landlord of such
notice of termination. 
 (d) In the event of repair, reconstruction, or restoration as provided herein, the Monthly Base Rent and Additional
Rent shall be abated proportionally in the ratio which the Tenant’s use of the Premises is completely impaired and Tenant does not use such portion of the Premises during the period of such repair, reconstruction, or restoration, from the date
of the casualty until such repair, reconstruction or restoration is substantially completed. 
 (e) With respect to any destruction of the
Building and Improvements which Landlord is obligated to repair, or may elect to repair, under the terms of this Paragraph 19, the provisions of Section 1932, Subdivision 2, and of Section 1933, Subdivision 4, of the Civil Code of the
State of California are waived by the parties. Landlord’s obligation to repair and restore the Building and Improvements shall include the Tenant Improvements referred to in Paragraph 12(a) up to the cost of the Tenant Improvement Allowance.
Landlord’s time for completion of the repairs and restoration of the Building and Improvements referred to above shall be extended by a period equal to any delays (“force majeure delays”) caused by strikes, labor disputes,
unavailability of materials, inclement weather, circumstances not within Landlord’s control, or acts of God, but in no event by more than sixty (60) days. 

  
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 (f) In the event of termination of this Lease pursuant to any of the provisions of this
Paragraph 19, the Monthly Base Rent and Additional Rent shall be apportioned on a per diem basis and shall be paid to the date of the casualty. In no event shall Landlord be liable to Tenant for any damages resulting to Tenant from the occurrence of
such casualty, or from the repairing or restoration of the Building and Improvements, or from the termination of this Lease as provided herein, nor shall Tenant be relieved thereby from any of Tenant’s obligations hereunder, except to the
extent and upon the conditions expressly set forth in this Paragraph 19. 
 20. Eminent Domain. 

(a) If the whole or any substantial part of the Property is taken or condemned by any competent public authority for any public use or purpose,
the term of this Lease shall end upon the earlier to occur of the date when the possession of the part so taken shall be required for such use or purpose or the vesting of title in such public authority. Rent shall be apportioned as of the date of
such termination. Any award arising from the condemnation of any portion of the Property or the settlement thereof shall belong to and be paid to Landlord. However, Tenant may file a separate claim at Tenant’s sole cost and expense for
(i) leasehold improvements installed at Tenant’s expense or other property owned by Tenant, and (ii) reasonable costs of moving by Tenant to another location in San Mateo County or surrounding areas within the San Francisco Bay Area.
In all events, Landlord shall be solely entitled to any award with respect to the real property, including the bonus value of the leasehold. 

(b) If there is a partial taking of the Property by eminent domain which is not a substantial part of the Property and the Premises remain
reasonably suitable for continued use and occupancy by Tenant for the purposes referred to in Paragraph 7, Landlord shall complete any necessary repairs in a diligent manner and this Lease shall remain in full force and effect with a just and
proportionate abatement of the Monthly Base Rent and Additional Rent, based on the extent to which Tenant’s use of the Premises is completely impaired thereafter. If after a partial taking, the Premises are not reasonably suitable for
Tenant’s continued use and occupancy for the uses permitted herein, Tenant may terminate this Lease effective on the earlier of the date title vests in the public authority or the date possession is taken. Subject to the provisions of Paragraph
20(a), the entire award for such taking shall be the property of Landlord. 
 21. Remedies. If Tenant fails to make any payment of rent or any other
sum due under this Lease for five (5) days after receipt by Tenant of written notice from Landlord; or if Tenant fails to comply with any term, provision or covenant of this Lease and does not cure such failure within fifteen (15) days
after receipt by Tenant of written notice from Landlord or such shorter time period specified in this Lease (unless such default is incapable of cure within fifteen (15) days and Tenant commences cure within fifteen (15) days and
thereafter diligently prosecutes the cure to completion within a reasonable time, not to exceed thirty (30) days); or if Tenant’s interest herein, or any part thereof, is assigned or transferred, either voluntarily or by operation of law
(except as expressly permitted by other provisions of this Lease); or if Tenant makes a general assignment for the benefit of its creditors; or if this Lease is rejected (i) by a bankruptcy trustee for Tenant, (ii) by Tenant as debtor in
possession, or (iii) by failure of Tenant as a bankrupt debtor to act timely in assuming or rejecting this Lease; then any of such events shall constitute an event of default and breach of this Lease by Tenant and Landlord may, at its option,
elect the remedies specified in either subparagraph (a) or (b) below. Any such rejection of this Lease referred to above shall not cause an automatic termination of this Lease. Whenever in this Lease reference is made to a default by Tenant,
such reference shall refer to an event of default as defined in this Paragraph 21.Landlord may repossess the Premises and remove all persons and property therefrom. If Landlord repossesses the Premises because of a breach of this Lease, this Lease
shall terminate and Landlord may recover from Tenant: 

  
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 (1) the worth at the time of award of the unpaid rent which had been earned at the time of
termination including interest thereon at a rate equal to the discount rate established by the Federal Reserve Bank of San Francisco for member banks, plus one percent (1%), or the maximum legal rate of interest, whichever is less, from the time of
termination until paid; 
 (2) the worth at the time of award of the amount by which the unpaid rent which would have been earned after
termination until the time of award exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided, including interest thereon at a rate equal to the Federal discount rate plus one percent (1%) per annum, or the maximum
legal rate of interest, whichever is less, from the time of termination until paid; 
 (3) the worth at the time of award of the amount by
which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss for the same period that Tenant proves could be reasonably avoided discounted at the discount rate established by the Federal Reserve
Bank of San Francisco for member banks at the time of the award plus one percent (1%); and 
 (4) any other amount necessary to compensate
Landlord for all the detriment proximately caused by Tenant’s breach or by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom. 

(c) If Landlord does not repossess the Premises, then this Lease shall continue in effect for so long as Landlord does not terminate
Tenant’s right to possession and Landlord may enforce all of its rights and remedies under this Lease, including the right to recover the rent and other sums due from Tenant hereunder. For the purposes of this Paragraph 21, the following do not
constitute a repossession of the Premises by Landlord or a termination of the Lease by Landlord: 
 (1) Acts of maintenance or preservation
by Landlord or efforts by Landlord to relet the Premises; or 
 (2) The appointment of a receiver by Landlord to protect Landlord’s
interests under this Lease. 

  
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 (d) Landlord’s failure to perform or observe any of its obligations under this Lease or
to correct a breach of any warranty or representation made in this Lease within thirty (30) days after receipt of written notice from Tenant setting forth in reasonable detail the nature and extent of the failure referencing pertinent Lease
provisions or if more than thirty (30) days is required to cure the breach, Landlord’s failure to begin curing within the thirty (30) day period and diligently prosecute the cure to completion, shall constitute a default. If Landlord
commits a default, Tenant’s sole remedy shall be to institute an action against Landlord for damages or for equitable or injunctive relief, but Tenant shall not have the right to punitive damages, consequential damages, rent abatement, offset
against rent, or to terminate this Lease in the event of any default by Landlord. 
 (e) All covenants and agreements to be performed by
Tenant under this Lease shall be at its sole cost and expense and without abatement of rent or other sums due under this Lease, unless otherwise specified in this Lease. If Tenant shall fail to pay any sum of money required to be paid by Tenant
under this Lease or shall fail to perform any other act on Tenant’s part to be performed under this Lease within the time periods described in the first paragraph of Paragraph 21(a), Landlord may, but shall not be obligated so to do and without
waiving or releasing Tenant from any obligations of Tenant, make any such payment or perform any such other act on Tenant’s part to be made or performed as provided in this Lease. All sums paid by Landlord, whether to fulfill Tenant’s
unfulfilled payment obligations, to perform Tenant’s unfulfilled performance obligations, or to compel Tenant to fulfill or perform its obligations under this Lease, and all incidental costs, including attorneys’ fees, plus an
administrative fee of five percent (5%) of all amounts so expended by Landlord, shall be deemed additional rent hereunder and shall be payable to Landlord upon demand. 

22. Tenant’s Personal Property. If any personal property of Tenant remains on the Premises after (1) Landlord terminates this
Lease pursuant to Paragraph 21 above following an event of default by Tenant, or (2) after the expiration of the Lease Term (as may be extended) or after the termination of this Lease pursuant to any other provisions hereof, Landlord shall give
written notice thereof to Tenant pursuant to applicable law. Landlord shall thereafter release, store, and dispose of any such personal property of Tenant in accordance with the provisions of applicable law. 

  
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23. Notices. All notices required under the Lease and other information concerning this Lease
(“Communications”) shall be personally delivered or sent by first class mail, postage prepaid, by overnight courier. In addition, the Landlord may, in its sole discretion, send such Communications to the Tenant electronically, or permit
Tenant to send such Communications to the Landlord electronically, in the manner described in this Paragraph. 

Such Communications sent by personal delivery, mail or overnight courier will be sent to the addresses on the
signature page of this Lease, or to such other addresses as the Landlord and Tenant may specify from time to time in writing. Communications shall be effective (i) if mailed, upon the earlier of receipt or five (5) days after deposit in
the U.S. mail, first class, postage prepaid, or (ii) if hand-delivered, by courier or otherwise (including telegram, lettergram or mailgram), when delivered. 

Such Communications may be sent electronically by the Landlord and Tenant (i) by
transmitting the Communication to the electronic address provided by the Tenant or to such other electronic address as the Tenant may specify from time to time in writing, or (ii) by posting the Communication on a website and sending the Tenant
a notice to the Tenant’s postal address or electronic address telling the Tenant that the Communication has been posted, its location, and providing instructions on how to view it. Communications sent electronically to the Tenant will be
effective when the Communication, or a notice advising of its posting to a website, is sent to the Tenant’s electronic address. 
  

	
	Acknowledged &  
	 Accepted:     /s/ TF      

	Tenant  

 
 24. Estoppel Certificate. Tenant and Landlord shall within ten (10) days following written request by
the other party (the “Requesting Party”), execute and deliver to the Requesting Party an estoppel certificate (1) certifying that this Lease has not been modified and certifying that this Lease is in full force and effect, or,
if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect; (2) stating the date to which the rent and other charges are paid in advance, if at all; (3) stating the
amount of any Security Deposit held by Landlord; (4) acknowledging that there are not, to the responding party’s knowledge, any uncured defaults on the part of the Requesting Party hereunder, or if there are uncured defaults on the part of
the Requesting Party, stating the nature of such uncured defaults; and (5) any other provisions reasonably requested by either party. 
 25.
Signage. Tenant shall have the use of Tenant’s Pro Rata Share of the monument sign for the Building for Tenant’s sign. Tenant may place Tenant’s vinyl lettering signage on the glass near the front door entrance to the Building
and in the interior of the Building, subject to Landlord’s reasonable requirements and consent and subject to the requirements of the City of Menlo Park. All of Tenant’s signage shall comply with the City of Menlo Park sign ordinances and
regulations and shall be subject to Landlord’s approval as to the specific location, size and design thereof. The cost of the installation of Tenant’s signage on the glass near the front entrance to the Building and within the interior of
the Building shall be paid by Tenant. Any additional signage shall be subject to Landlord’s prior approval and, if approved, shall be installed at Tenant’s expense. 

  
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 26. Real Estate Brokers. Tenant’s broker is Kidder Mathews (“Tenant’s
Broker”) and Landlord’s brokers are Kidder Matthews Newmark Cornish & Carey (“Landlord’s Broker” and collectively with Tenant’s Broker, the “Brokers”). Landlord shall
pay a leasing commission to the Brokers pursuant to a separate agreement. Each party represents and warrants to the other party that it has not had any dealings with any real estate broker, finder, or other person with respect to this Lease other
than the Brokers and each party shall hold harmless the other party from all damages, expenses, and liabilities resulting from any claims that may be asserted against the other party by any broker, finder, or other person with whom the other party
has or purportedly has dealt, other than the Brokers. 
 27. Parking. Tenant shall have the right to the nonexclusive use of nineteen
(19) unreserved on-site vehicular parking spaces on the Land at no additional cost to Tenant in the parking area for the Building or nearby parking areas in Menlo Business Park, provided that if the City
of Menlo Park requires that the number of striped parking spaces located at the Building to be reduced to conform to maximum parking allowances adopted by the City of Menlo, and so long as such requirement was not triggered by Landlord, the number
of parking spaces identified in the first sentence of this Paragraph 27 shall be proportionately reduced. Parking shall be subject to such rules and regulations for such parking facilities which may be established or altered by Landlord at any time
from time to time during the Lease Term (as may be extended), provided that such rules and regulations shall not unreasonably interfere with Tenant’s parking rights. Vehicles of Tenant or its employees shall not park in driveways or occupy
parking spaces or other areas reserved for deliveries, or loading or unloading. 
 28. Subordination; Attornment. 

(a) This Lease, without any further instrument, shall at all times be subject and subordinate to the lien of any and all mortgages and deeds of
trust which may now or hereafter be placed on, against or affect Landlord’s estate in the real property of which the Premises form a part, and to all advances made or hereafter to be made upon the security thereof, and to all renewals,
modifications, consolidations, replacements and extensions thereof. Notwithstanding anything to the contrary in this Paragraph 28, at Tenant’s request, Landlord hereby agrees to use commercially reasonable efforts to obtain from its current
mortgagee a subordination and non-disturbance and attornment agreement (“SNDA”) in substantially the form attached hereto as Exhibit “I” and made a part hereof, or in any other
commercially reasonable form provided by any future mortgagee. Tenant is required to pay a lender fee of $1,500.00 for any such SNDA. If Tenant chooses to negotiate the language of the SNDA, additional fees may apply. 

(b) In confirmation of such subordination, Tenant covenants and agrees to execute and deliver within ten (10) days of Landlord’s
request any certificate or other instrument which Landlord may reasonably deem proper to evidence such subordination in commercially reasonable form (which document recognizes Tenant’s rights under this Lease), without expense to Tenant;
provided, however, that if any person or persons purchasing or otherwise acquiring the real property of which the Premises form a part by any sale, sales and/or other proceedings under such mortgages and/or deeds of trust, shall elect to continue
this Lease in full force and effect in the same manner and with like effect as if such person or persons had been named as Landlord herein, then this Lease shall continue in full force and effect as aforesaid, and Tenant hereby attorns and agrees to
attorn to such person or persons in writing upon request. 

  
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 (c) If Tenant is notified in writing of Landlord’s default under any deed of trust
affecting the Premises and if Tenant is instructed in writing by the party giving notice to make Tenant’s rental payments to such beneficiary, Tenant shall comply with such request without liability to Landlord (and with full credit of any
amounts paid to such party by Tenant to the corresponding amounts owed to Landlord) until Tenant receives written confirmation that such default has been cured by Landlord and that the deed of trust has been reinstated. 

29. No Termination Right. Tenant shall not have the right to terminate this Lease as a result of any default by Landlord, and Tenant’s remedies in
the event of a default by Landlord shall be limited to the remedy set forth in Paragraph 21(c). Tenant expressly waives the defense of constructive eviction. 

30. Landlord’s Entry. Except in the case of an emergency, which may occur without prior notice to Tenant, Landlord and
Landlord’s agents shall provide Tenant with at least twenty-four (24) hours’ notice prior to entry of the Premises. Provided Tenant makes a representative available by the end of the applicable notice period provided for above and
excluding any entry in the event of an emergency, Tenant may request that Landlord or any representative of Landlord entering the Premises pursuant to the provisions of this Paragraph 30, be accompanied at all times by a representative of Tenant.
Landlord may enter the Premises for any reasonable purpose related to Landlord’s ownership and operation of the Property. Such entry by Landlord and Landlord’s agents shall not impair Tenant’s operations more than reasonably
necessary. Landlord may enter the Premises at any time without prior notice to Tenant if the Premises are vacant, if Tenant is no longer conducting its ordinary business at the Premises, or if Tenant has made a general assignment for the benefit of
creditors. 
 31. Attorneys’ Fees. If any action at law or in equity shall be brought to recover any rent under this Lease, or for
or on account of any breach of or to enforce or interpret any of the provisions of this Lease or for recovery of the possession of the Premises (including litigation, or a proceeding in a bankruptcy court), the prevailing party shall be entitled to
recover from the other party costs of suit and reasonable attorneys’ fees, the amount of which shall be fixed by the court and shall be made a part of any judgment rendered. 

32. Quiet Enjoyment. Upon payment by Tenant of the rent for the Premises and the observance and performance of all of the covenants, conditions, and
provisions on Tenant’s part to be observed and performed under this Lease within applicable notice and cure periods, Tenant shall have quiet enjoyment and possession of the Premises for the entire term hereof subject to all of the provisions of
this Lease. 
 33. Financial Information. Tenant represents and warrants to Landlord that all financial and other information that it has provided to
Landlord prior to the date of this Lease is true, correct and complete. 
 34. SDN List. Tenant represents and warrants to Landlord that Tenant is
not, and the entities or individuals that constitute Tenant, that may own or control Tenant, or that may be owned or controlled by Tenant (in all cases, other than through the ownership of publicly traded, direct or indirect ownership interests)
(each a “Subject Tenant Party”) are not, (i) in violation of any laws relating to terrorism or money laundering, or (ii) among the individuals or entities identified on any list compiled pursuant to Executive Order 13224 or
published by the Office of Foreign Assets Control, U.S. Department of the Treasury (“OFAC”) for the purpose of identifying suspected terrorists or on the most current list published by the OFAC at its official website,
http://www.treas.gov/ofac/tllsdn.pdf or any replacement website or other replacement official publication of such list which identifies an “Specially Designated National” or “blocked person” (either of which are referred to
herein as a “SDN”). If at any time during the Lease Term (as may be extended) Landlord discovers that Tenant has breached the foregoing representations and warranties, or Landlord reasonably believes that Tenant or any Subject Tenant Party
is in violation of any laws relating to terrorism or money laundering or that Tenant or any Subject Tenant Party is identified as an SDN, Tenant shall be deemed in default under this Lease following three (3) days written notice from Landlord
to Tenant unless, within such three day period, Tenant delivers written evidence, reasonably acceptable to Landlord, that Tenant is not in violation of such laws or that Tenant (or the Subject Tenant Party, as applicable) is not a person or entity
identified as an SDN. Except as otherwise expressly provided in the foregoing sentence, and without further notice, any default by Tenant under this Paragraph 34 shall be deemed an incurable default by Tenant and, in addition to any other rights and
remedies that Landlord may have upon such default, Landlord shall also have the right to immediately terminate this Lease upon written notice to Tenant and recover possession of the Premises. 

  
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 35. Sustainable Practices for the Building. Landlord and Tenant acknowledge and agree that Landlord
is committed to employing sustainable operating and maintenance practices for the Building. Tenant shall fully cooperate with Landlord in any programs in which Landlord may elect to participate relating to the Building’s (i) energy
efficiency, management and conservation; (ii) water conservation and management; (iii) environmental standards and efficiency; (iv) recycling and reduction programs; and/or (v) safety, which participation may include, without
limitation, the Leadership in Energy and Environmental Design (LEED) program and related Green Building Rating System promoted by the U.S. Green Building Council. All carbon tax credits and similar credits, offsets and deductions are the sole and
exclusive property of Landlord. Tenant affirms its support of these practices, and agrees to cooperate with Landlord by implementing reasonable conservation practices. Periodically, Landlord may offer additional examples, guidance and practices
related to energy conservation measures, which Tenant agrees to consider for implementation. Notwithstanding anything herein to the contrary, Tenant shall not be restricted from operating its business in the fashion and manner which it deems
appropriate for itself, in accordance with the Use provisions of this Lease. Should any specific practice(s) proposed by Landlord be deemed to be inconsistent with Tenant’s business operations, Tenant shall so advise Landlord in writing as its
reason for declining to implement such specific practice(s). 
 36. Tenant Amenities. During the Term of this Lease (as may be extended), Tenant shall
have the right to use, in common with Landlord, its employees, tenants and invitees, certain shared amenities of the Property which include the Gym (including the pool located at the Gym), Restaurant and the Event Room and Conference Room located at
1430/1440 O’Brien Drive, Menlo Park, California together with the Sports Courts (which consist of the volleyball, basketball and tennis courts) located immediately adjacent to the building located at 1505 O’Brien Drive, Menlo Park,
California (the “Shared Amenities”). Tenant’s use of the Shared Amenities shall be subject to such rules and regulations as Landlord may reasonably prescribe from time to time upon notice to Tenant and shall be without any additional
charge or cost therefore other than with respect to all food and beverages consumed within the Restaurant or any classes or personal training, individual services or separately or additionally charged services offered at the Gym. Landlord reserves
the right to make all such changes, additions, improvements and replacements to the Shared Amenities as Landlord may elect, in its sole and absolute discretion, and nothing set forth herein in this Paragraph 36 shall be deemed a covenant or
representation that Landlord shall offer the Shared Amenities during certain hours nor shall it be deemed a covenant or representation that Landlord shall not cease operation of (i.e., entirely shut down) all, or a portion of, the Shared Amenities
during the Term (as may be extended). In addition, in Landlord’s sole and absolute discretion, Tenant may, without any additional cost therefore, reserve and utilize such Event Room and Conference Room on an
as-available basis. Tenant must use Landlord’s reservation system for its use of the Event Room and Conference Room. Notwithstanding the foregoing or anything to the contrary contained herein, under no
circumstances shall the Shared Amenities be deemed to be a part of the Common Area square footage allocations for the purposes of this Lease; provided, however the foregoing shall not prohibit Landlord from including in Park Expenses the costs
associated with the Shared Amenities in accordance with Section 4 above. 

  
 38 

 37. Emergency Generator. Subject to the waivers of liability as set forth in the Paragraph 14 in
connection with the occurrence of any utility service interruptions, Landlord shall connect the Premises to the existing back-up generator servicing the Property and owned, operated and maintained by Landlord.
During the Term of this Lease (as may be extended), Landlord shall use its commercially reasonable efforts to keep such back-up generator in good condition and repair, shall provide for periodic maintenance
and repair in accordance with manufacturer’s recommendations and shall cause sufficient quantities of fuel to be present in the storage tank servicing such back-up generator; provided that Tenant
acknowledges and agrees that Landlord makes no representations, warranties or guarantees concerning the performance of such back-up generator and Tenant further understands and acknowledges that upon the
occurrence of a force majeure delay causing a disruption in the electrical service to the Property, Landlord may be unable to obtain sufficient quantities of fuel necessary to allow the back-up generator to
provide uninterrupted electrical service to such data and telephone systems upon such inability to refuel the Property’s storage tanks. 
 38.
General Provisions 
 (a) Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third person to
create the relationship of principal and agent or of partnership or of joint venture of any association between Landlord and Tenant, and neither the method of computation of rent nor any other provisions contained in this Lease nor any acts of the
parties hereto shall be deemed to create any relationship between Landlord and Tenant other than the relationship of landlord and tenant. 

(b) Each and all of the provisions of this Lease shall be binding upon and inure to the benefit of the parties hereto, and except as otherwise
specifically provided elsewhere in this Lease, their respective heirs, executors, administrators, successors, and assigns, subject at all times, nevertheless, to all agreements and restrictions contained elsewhere in this Lease with respect to the
assignment, transfer, encumbering, or subletting of all or any part of Tenant’s interest in this Lease. 

  
 39 

 (c) The captions of the paragraphs of this Lease are for convenience only and shall not be
considered or referred to in resolving questions of interpretation or construction. 
 (d) This Lease is and shall be considered to be the
only agreement between the parties hereto and their representatives and agents. All negotiations and oral agreements acceptable to both parties have been merged into and are included herein. There are no other representations or warranties between
the parties and all reliance with respect to representations is solely upon the representations and agreements contained in this instrument. 

(e) Governing Law. This Lease is governed by federal law, including without limitation the Electronic Signatures in Global and National
Commerce Act (15 U.S.C. §§ 7001 et and, to the extent that state law applies, the laws of the State of California without regard to its conflicts of law rules. 

(f) Recourse by Tenant for breach of this Lease by Landlord shall be expressly limited to the amount of Landlord’s interest in the
Property and the rents, issues, insurance, condemnation, and sales proceeds actually received by Landlord, and profits therefrom, and in the event of any such breach or default by Landlord, Tenant hereby waives the right to proceed against any other
assets of Landlord or against any other assets of any manager or member of Landlord. 
 (g) Any provision or provisions of this Lease which
shall be found to be invalid, void or illegal by a court of competent jurisdiction, shall in no way affect, impair, or invalidate any other provisions hereof, and the remaining provisions hereof shall nevertheless remain in full force and effect.

 (h) This Lease may only be amended by a writing signed by the parties hereto, or by an electronic record that has been electronically
signed by the parties hereto and has been rendered tamper-evident as part of the signing process. The exchange of email or other electronic communications discussing an amendment to this Lease, even if such communications are signed, does not
constitute a signed electronic record agreeing to such an amendment. 
 (i) Each party represents to the other that the person signing this
Lease on its behalf is properly authorized to do so, and in the event this Lease is signed by an agent or other third party on behalf of either Landlord or Tenant, written authority to sign on behalf of such party in favor of the agent or third
party shall be provided to the other party hereto either prior to or simultaneously with the return to such other party of a fully executed copy of this Lease. 

(j) No binding agreement between the parties with respect to the Premises shall arise or become effective until this Lease has been duly
executed by both Tenant and Landlord and a fully executed copy of this Lease has been delivered to both Tenant and Landlord. 
 (k) Landlord
and Tenant acknowledge that the terms and conditions of this Lease constitute confidential information of Landlord and Tenant. Each party shall use its reasonable good faith efforts to prevent the dissemination orally or in written form, of this
Lease, lease proposals, lease drafts, or other documentation containing the terms, identity of the parties, details or conditions contained herein to any third party without obtaining the prior written consent of the other party, except to the
attorneys, accountants, lenders, investors, potential investors, potential business or merger partners, potential subtenants and assignees, or other authorized business representatives or agents of the parties, or except to the extent required to
comply with applicable laws, including any filings by Tenant pursuant to state or federal securities laws. Neither Landlord nor Tenant shall make any public announcement of the consummation of this Lease transaction without the prior approval of the
other party. A violation of this subparagraph (1) shall not permit either party to terminate this Lease. Nothing in this Paragraph shall prevent Landlord from submitting a copy of this Lease to the Court in connection with any action to enforce
the provisions hereof. 

  
 40 

 (l) Except as provided in Paragraph 21(c), the rights and remedies that either party may
have under this Lease or at law or in equity, upon any breach, are distinct, separate and cumulative and shall not be deemed inconsistent with each other, and no one of them shall be deemed to be exclusive of any other. 

(m) Tenant waives any claim for consequential damages which Tenant may have against Landlord for breach of or failure to perform or observe the
requirements and obligations created by this Lease. 
 (n) Landlord and Tenant each agree to and they hereby do, to the maximum extent
permitted by law, waive trial by jury in any action, proceeding or counterclaim brought by either of the parties hereto against the other on any matters whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord
and Tenant, Tenant’s use or occupancy of the Premises and/or any claim of injury or damage, and any statutory remedy. 
 (o) This Lease
shall not be recorded, however, Landlord and Tenant each hereby agree that a memorandum of Lease may be recorded by Tenant in the jurisdiction where the Premises are located. 

(p) Whenever this Lease requires an approval, consent, determination, selection or judgment by either Landlord or Tenant, unless another
standard is expressly set forth, such approval, consent, determination, selection or judgment and any conditions imposed thereby shall be reasonable and shall not be unreasonably withheld or delayed and, in exercising any right or remedy hereunder,
each party shall at all times act reasonably and in good faith. 

 

	
	 39. Amendments. This Lease may only be amended by a writing signed by the parties hereto, or by an electronic record
that has been electronically signed by the parties hereto and has been rendered tamper-evident as part of the signing process. The exchange of email or other electronic communications discussing an amendment to this Lease, even if such
communications are signed, does not constitute a signed electronic record agreeing to such an amendment.
  

 
	
	Acknowledged &  
	Accepted:     /s/ TF      
	Tenant  

 

  
 41 

 
40. Counterparts: Electronic Signatures. This Lease may be executed in counterparts, including both
counterparts that are executed on paper and counterparts that are in the form of electronic records and are executed electronically. An electronic signature means any electronic sound, symbol or process attached to or logically associated with a
record and executed and adopted by a party with the intent to sign such record, including facsimile or e-mail electronic signatures. All executed counterparts shall constitute one agreement, and each
counterpart shall be deemed an original. The parties hereby acknowledge and agree that electronic records and electronic signatures, as well as facsimile signatures, may be used in connection with the execution of this Lease and electronic
signatures, facsimile signatures or signatures transmitted by electronic mail in so-called pdf format shall be legal and binding and shall have the same full force and effect as if an a paper original of this
Lease had been delivered had been signed using a handwritten signature. Landlord and Tenant (i) agree that an electronic signature, whether digital or encrypted, of a party to this Lease is intended to authenticate this writing and to have the
same force and effect as a manual signature, (ii) intend to be bound by the signatures (whether original, faxed or electronic) on any document sent or delivered by facsimile or, electronic mail, or other electronic means, (iii) are aware
that the other party will rely on such signatures, and (iv) hereby waive any defenses to the enforcement of the terms of this Lease based on the foregoing forms of signature. If this Lease has been executed by electronic signature, all parties
executing this document are expressly consenting under the Electronic Signatures in Global and National Commerce Act (“E-SIGN”) and Uniform Electronic Transactions Act
(“UETA”), that a signature by fax, email or other electronic means shall constitute an Electronic Signature to an Electronic Record under both E-SIGN and UETA with respect to this specific
transaction. 
  

	
	Acknowledged &  
	Accepted:     /s/ TF       
	Tenant  

 

  
 42 

 IN WITNESS WHEREOF, the Landlord and Tenant have duly executed this Lease as of the date
first set forth herein. 
  

					
	“LANDLORD”
	
	MENLO PREPI I, LLC, a Delaware limited liability company
		
	By:	 	PRINCIPAL REAL ESTATE INVESTORS, LLC, a Delaware limited liability company, its authorized signatory
			
		 	By:	 	 /s/ Jeff Uittenbogaard

		 	Name: Jeff Uittenbogaard
		 	Title: Investment Director
			
		 	By:	 	 /s/ Mike Benson

		 	Name: Mike Benson
		 	Title: Managing Director

  

					
	TPI INVESTORS 9, LLC,
	a California limited liability company,
		
	By:	 	 /s/ Ron Krietemeyer

	Name: Ron Krietemeyer
	Title: COO
	
	Address: 1530 O’Brien Dr. Suite C, Menlo Park, CA 94025
	
	“TENANT”
	
	ZAI LAB (US) LLC,
	a Delaware limited liability company
		
	By:	 	 Tao Fu        /s/Tao Fu

		
	Its:	 	President & COO
		
	By:	 	
                     
                

		
	Its:	 	  

	Address: The Premises

 EXHIBIT A 

Legal Description 
 Real property in the City of
Menlo Park, County of San Mateo, State of California, described as follows: 
 PARCEL I: 

PARCEL A AS SHOWN ON THAT CERTAIN MAP ENTITLED, “PARCEL MAP FOR THE PURPOSE OF ELIMINATING THE LINE BETWEEN LOT 7 AND LOT 8 OF MENLO BUSINESS PARK AS
SHOWN ON THE MAP FILED APRIL, 09, 1983 IN BOOK 111 OF MAPS AT PAGES 50-52, SAN MATEO COUNTY, RECORDS”, FILED IN THE OFFICE OF THE COUNTY RECORDER OF THE COUNTY OF SAN MATEO, STATE OF CALIFORNIA, ON AUGUST 19, 1986 IN BOOK 57 OF PARCEL MAPS AT
PAGES 88 AND 89. 
 PARCEL II; 
 NON-EXCLUSIVE APPURTENANT
EASEMENTS FOR PARKING, INGRESS, EGRESS, AND LANDSCAPING, AS CREATED, LIMITED AND DEFINED IN DOCUMENT ENTITLED “GRANT OF EASEMENT”, RECORDED APRIL 27, 1983, DOCUMENT NO. 83039672, ON AND ACROSS THE FOLLOWING DESCRIBED PARCEL: 

BEGINNING AT THE NORTHWESTERLY CORNER OF LOT 7 ABOVE DESCRIBED AND RUNNING 

THENCE NORTH 2° 12’ 04” WEST 80 FEET; 
 THENCE NORTH
89° 11’ 17” EAST 550,17 FEET; 
 THENCE SOUTH 2° 12’ 04” EAST 80 FEET TO THE NORTHERLY LINE OF SAID LOT 8; 

THENCE ALONG SAID LAST MENTIONED LINE, AND THE NORTHERLY LINE OF LOT 7, 

SOUTH 89° 11’ 17” WEST 550.17 FEET TO THE POINT OF BEGINNING. 

APN: 055-473-160; JPN: 111-050-000-07 T (Affects: a portion of the Land) 

And 
 APN: 055-473-170; JPN: 111-050-000-08 T (Affects: a portion
of the Land) 

  
 EXHIBIT “A”

 EXHIBIT B 

MENLO BUSINESS PARK MASTER PLAN 
  

 

  
 EXHIBIT “B”

 EXHIBIT C 
  

 

  
 EXHIBIT “C”

 

 

  
 EXHIBIT “C”

 EXHIBIT “D” 

Commencement Memorandum 
  

			
	To:                     	  	Date:                     , 2019

  

	Re:	 Re: Lease dated
                     between MENLO PREPI I, LLC, a Delaware limited liability company, and TPI INVESTORS 9, LLC, a California limited
liability company, hereafter collectively referred to as Landlord, and ZAI LAB (US), LLC, a Delaware limited liability company, Tenant, concerning the Premises consisting of approximately 18,707 rentable square feet in the building commonly known as
1440 O’Brien Drive, Suites A& C, Menlo Park, California. 

 Gentlemen: 

In accordance with the subject Lease, we hereby confirm the following: 

1. That Tenant has possession of the Premises and acknowledges that pursuant to the Lease, the initial term of the Lease commenced on
                    , 20         (the “Commencement Date”), and shall expire
on                     , 20        . 

2. That in accordance with the provisions of the Lease, Monthly Base Rent and Additional Rent commenced to accrue on
                    , 20        . 

3. Thereafter, rent is due and payable in advance on the first day of each month during the term of the Lease. Rent checks should be made
payable to Menlo Park Portfolio, Property, 435010 P.O. Box 310300, Des Moines, IA 50331-0300. 
 AGREED AND ACCEPTED 

 

					
	 TENANT:
  
	 	        	  	 LANDLORD:
  

  
 EXHIBIT “D”

 Exhibit E 

Hazardous Materials Inventory 
  

 

  
 EXHIBIT “E”

 

 

  
 EXHIBIT “E”

 

 

  
 EXHIBIT “E”

 Exhibit E 

Hazardous Materials Inventory 
  

 

  
 EXHIBIT “E”

 EXHIBIT “F” 

Hazardous Materials Disclosure Certificate 
 Your
cooperation in this matter is appreciated. Initially, the information provided by you in this Hazardous Materials Disclosure Certificate is necessary for the Landlord (identified below) to evaluate and finalize a lease agreement with you as tenant.
After a lease agreement is signed by you and the Landlord (the “Lease Agreement”), on an annual basis in accordance with the provisions of the signed Lease Agreement, you are to provide an update to the information initially provided by
you in this certificate. The information contained in the initial Hazardous Materials Disclosure Certificate and each annual certificate provided by you thereafter will be maintained in confidentiality by Landlord subject to release and disclosure
as required by (i) any lenders and owners and their respective environmental consultants, (ii) any prospective purchaser(s) of all or any portion of the property on which the Premises are located, (iii) Landlord to defend itself or
its lenders, partners or representatives against any claim or demand, and (iv) any laws, rules, regulations, orders, decrees, or ordinances, including, without limitation, court orders or subpoenas. Any and all capitalized terms used herein,
which are not otherwise defined herein, shall have the same meaning ascribed to such term in the signed Lease Agreement. Any questions regarding this certificate should be directed to, and when completed, the certificate should be delivered to: 

 

			
	Landlord:	 	  

	  

  

			
	Name of (Prospective) Tenant:	 	  

  

			
	Mailing Address:	 	  

	  

  

			
	Contact Person, Title and Telephone Number(s):	 	
                 

  

	
	Contact Person for Hazardous Waste Materials Management and Manifests and Telephone Number(s):
                                         
                       
	  

 

			
	Address of (Prospective) Premises:	 	
                     
        

	Length of (Prospective) initial Term:	 	  

	  

  

	1.	 GENERAL INFORMATION: 

Describe the initial proposed operations to take place in, on, or about the Premises, including, without limitation, principal products
processed, manufactured or assembled services and activities to be provided or otherwise conducted. Existing tenants should describe any proposed changes to on-going operations. 

  
 EXHIBIT “E”

			
	        	 	  

		 	  

  

	2.	 USE, STORAGE AND DISPOSAL OF HAZARDOUS MATERIALS 

 

	2.1	 Will any Hazardous Materials be used, generated, stored or disposed of in, on or about the Premises (excluding
nominal amounts of ordinary household cleaners and janitorial supplies which are not regulated by any Environmental Laws)? Existing tenants should describe any Hazardous Materials which continue to be used, generated, stored or disposed of in, on or
about the Premises. 

  

					
	Wastes	  	Yes, indicate amounts stored below	  	No
	Chemical Products	  	Yes, indicate amounts stored below	  	No
	Other	  	Yes, indicate amounts stored below	  	No

 If Yes is marked, please explain and indicate amounts of each item stored:
                                        
                                     

			
	        	 	  

		 	  

  

	2.2	 If Yes is marked in Section 2.1, attach a list of any Hazardous Materials to be used, generated, stored or
disposed of in, on or about the Premises, including the applicable hazard class and an estimate of the quantities of such Hazardous Materials at any given time; estimated annual throughput; the proposed location(s) and method of storage); and the
proposed location(s) and method of disposal for each Hazardous Material, including, the estimated frequency, and the proposed contractors or subcontractors. Existing tenants should attach a list setting forth the information requested above and such
list should include actual data from on-going operations and the identification of any variations in such information from the prior year’s certificate. 

 

	3.	 STORAGE TANKS AND SUMPS 

 

	3.1	 Is any above or below ground storage of gasoline, diesel, petroleum, or other Hazardous Materials in tanks or
sumps proposed in, on or about the Premises? Existing tenants should describe any such actual or proposed activities. 

Yes                       
                              No 

 

									
		 		 	         
	 	 If yes, please explain:
	 	
              
                       

									
	  
	 		 		 	         
	 	  

	  
	 		 		 		 	  

  

	4.	 WASTE MANAGEMENT 

  

	4.1	 Has your company been issued an EPA Hazardous Waste Generator I D. Number? Existing tenants should describe any
additional identification numbers issued since the previous certificate. 

Yes                       
                              No 

  
 EXHIBIT “F”

	4.2	 Has your company filed a biennial or quarterly reports as a hazardous waste generator? Existing tenants should
describe any new reports filed. 

Yes                       
                              No 

If yes, attach a copy of the most recent report filed. 
  

	5.	 WASTEWATER TREATMENT AND DISCHARGE 

 

	5.1	 Will your company discharge wastewater or other wastes to: 

_____ storm drain? _____ sewer? 

_____ surface water? _____ no wastewater or other wastes discharged. 

Existing tenants should indicate any actual discharges. If so, describe the nature of any proposed or actual discharge(s). 

 

	5.2	 Will any such wastewater or waste be treated before discharge? 

Yes                       
                              No 

If yes, describe the type of treatment proposed to be conducted. Existing tenants should describe the actual treatment conducted. 

 

	6.	 AIR DISCHARGES 

  

	6.1	 Do you plan for any air filtration systems or stacks to be used in your company’s operations in, on or
about the Premises that will discharge into the air; and will such air emissions be monitored? Existing tenants should indicate whether or not there are any such air filtration systems or stacks in use in, on or about the Premises which discharge
into the air and whether such air emissions are being monitored. 

Yes                       
                              No 

If yes, please describe:  
  

	6.2	 Do you propose to operate any of the following types of equipment, or any other equipment requiring an air
emissions permit? Existing tenants should specify any such equipment being operated in, on or about the Premises. 

 _____
Spray booth(s) _____ Incinerator(s) 
 _____ Dip tank(s) _____ Other (Please describe) 

_____ Drying oven(s) _____No Equipment Requiring Air Permits 
  

			
	        If yes, please describe: : 	  	  

			
	        	  	
                 

		  	  

  
 EXHIBIT “F”

	7.	 HAZARDOUS MATERIALS DISCLOSURES 

 

	7.1	 Has your company prepared or will it be required to prepare a Hazardous Materials management plan
(“Management Plan”) pursuant to Fire Department or other governmental or regulatory agencies’ requirements? Existing tenants should indicate whether or not a Management Plan is required and has been prepared. 

Yes                       
                              No 

If yes, attach a copy of the Management Plan. Existing tenants should attach a copy of any required updates to the Management Plan. 

 

	7.2	 Are any of the Hazardous Materials, and in particular chemicals, proposed to be used in your operations in, on
or about the Premises regulated under Proposition 65? Existing tenants should indicate whether or not there are any new Hazardous Materials being so used which are regulated under Proposition 65. (California Only) 

Yes                       
                              No 

 

			
	        	  	If yes, please explain: :
                                         
                                         
                                         
                                         

		  	  

		  	  

  

	8.	 ENFORCEMENT ACTIONS AND COMPLAINTS 

 

	8.1	 With respect to Hazardous Materials or Environmental Laws, has your company ever been subject to any agency
enforcement actions, administrative orders, or consent decrees or has your company received requests for information, notice or demand letters, or any other inquiries regarding its operations of similar nature to the space in question? Existing
tenants should indicate whether or not any such actions, orders or decrees have been, or are in the process of being, undertaken or if any such requests have been received. 

Yes                       
                              No 

If yes, describe the actions, orders or decrees and any continuing compliance obligations imposed as a result of these actions, orders or
decrees and also describe any requests, notices or demands, and attach a copy of all such documents. Existing tenants should describe and attach a copy of any new actions, orders, decrees, requests, notices or demands not already delivered to
Landlord pursuant to the provisions of Section 29 of the signed Lease Agreement. 
  

	8.2	 Have there ever been, or are there now pending, any lawsuits against your company regarding any environmental
or health and safety concerns? 

Yes                       
                              No 

If yes, describe any such lawsuits and attach copies of the complaint(s), cross-complaint(s), pleadings and all other documents related thereto
as requested by Landlord. Existing tenants should describe and attach a copy of any new complaint(s), cross-complaint(s), pleadings and other related documents not already delivered to Landlord pursuant to the provisions of Section 29 of the
signed Lease Agreement. 
  

			
	        	  	  

		  	  

		  	  

  
 EXHIBIT “F”

	8.3	 Have there been any problems or complaints from adjacent tenants, owners or other neighbors at your
company’s current facility with regard to environmental or health and safety concerns? Existing tenants should indicate whether or not there have been any such problems or complaints from adjacent tenants, owners or other neighbors at, about or
near the Premises. 

Yes                       
                              No 

If yes, please describe. Existing tenants should describe any such problems or complaints not already disclosed to Landlord under the
provisions of the signed Lease Agreement. 
  

	9.	 PERMITS AND LICENSES 

 

	9.1	 Attach copies of all Hazardous Materials permits and licenses including a Transporter Permit number issued to
your company with respect to its proposed operations in, on or about the Premises, including, without limitation, any wastewater discharge permits, air emissions permits, and use permits or approvals. Existing tenants should attach copies of any new
permits and licenses as well as any renewals of permits or licenses previously issued. 

 The undersigned hereby acknowledges and agrees
that (A) this Hazardous Materials Disclosure Certificate is being delivered in connection with, and as required by, Landlord in connection with the evaluation and finalization of a Lease Agreement and will be attached thereto as an exhibit;
(B) that this Hazardous Materials Disclosure Certificate is being delivered in accordance with, and as required by, the provisions of the Lease Agreement; and (C) that Tenant shall have and retain full and complete responsibility and
liability with respect to any of the Hazardous Materials disclosed in the HazMat Certificate notwithstanding Landlord’s/Tenant’s receipt and/or approval of such certificate. Tenant further agrees that none of the following described acts
or events shall be construed or otherwise interpreted as either (a) excusing, diminishing or otherwise limiting Tenant from the requirement to fully and faithfully perform its obligations under the Lease with respect to Hazardous Materials,
including, without limitation, Tenant’s indemnification of the Indemnitees and compliance with all Environmental Laws, or (b) imposing upon Landlord, directly or indirectly, any duty or liability with respect to any such Hazardous
Materials, including, without limitation, any duty on Landlord to investigate or otherwise verify the accuracy of the representations and statements made therein or to ensure that Tenant is in compliance with all Environmental Laws; (i) the
delivery of such certificate to Landlord and/or Landlord’s acceptance of such certificate, (ii) Landlord’s review and approval of such certificate, (iii) Landlord’s failure to obtain such certificate from Tenant at any time,
or (iv) Landlord’s actual or constructive knowledge of the types and quantities of Hazardous Materials being used, stored, generated, disposed of or transported on or about the Premises by Tenant or Tenant’s Representatives. This
should not be interpreted as a relief of tenant’s responsibility to follow environmental laws and best practices so as not to impact the property by the use of the disclosed materials. Notwithstanding the foregoing or anything to the contrary
contained herein, the undersigned acknowledges and agrees that Landlord and its partners, lenders and representatives may, and will, rely upon the statements, representations, warranties, and certifications made herein and the truthfulness thereof
in entering into the Lease Agreement and the continuance thereof throughout the term, and any renewals thereof, of the Lease Agreement. 

  
 EXHIBIT “F”

 I (print name) ______________________, acting with full authority to bind the (proposed) Tenant and on
behalf of the (proposed) Tenant, certify, represent and warrant that the information contained in this certificate is true and correct. 
  

			
	(PROSPECTIVE) TENANT:	 	
                     
    

		 	 Name of Tenant

 

			
	By:	 	
                 

	Title:	 	  

	Date:	 	  

  
 EXHIBIT “F”

 EXHIBIT “G” 

Work Letter 
 This Work Letter is
attached to and made a part of that certain Lease dated August 14 , 2019, between MENLO PREPI I, LLC, a Delaware limited liability company and TPI Investors 9, LLC, a California limited liability company, hereafter collectively referred to as
Landlord, and ZAI LAB (US), LLC, a Delaware limited liability company, as Tenant, concerning the Premises consisting of approximately 18,707 rentable square feet in the building commonly known as 1440 O’Brien Drive, Suites A& C, Menlo Park,
California. 
 In consideration of the mutual covenants contained below, Landlord and Tenant agree as follows: 

1. Definitions. For purposes of this Work Letter, (i) capitalized terms not defined in this Work Letter but defined in the Lease shall have the
same meaning ascribed to such terms in the Lease and (ii) other terms used in this Work Letter shall have the meaning ascribed to such term as set forth in this paragraph 1 or elsewhere in this Work Letter. 

a. “Tenant Improvements” shall mean the work and improvements to be performed by Landlord as shown on the Construction Drawings. All
such work shall be performed by Landlord at Tenant’s sole cost and expense, subject to reimbursement in the amount of the Tenant Improvement Allowance (as hereinafter defined). 

b. “Construction Drawings” shall mean the approved plans and specifications for the Tenant Improvements (“Plans”). 

c. [Intentionally omitted.] 
 d.
“Substantially Completed” or “Substantial Completion” shall mean Landlord has completed the Tenant Improvements subject only to items which need correction or completion and are of a nature and degree as to typically appear on a
construction project punch list (“Punch List Items”) and to a state of completion to allow Tenant to have unhindered access to the Premises to install its trade fixtures, furniture, equipment, cabling, telecommunications and similar
alterations within the Premises, which installation shall be Tenant’s responsibility, at Tenant’s cost. Within five (5) business days after Substantial Completion, Landlord and Tenant shall perform a joint walk-through of the Premises
and mutually and reasonably identify in a written statement executed by each of them (“Punch List”) the remaining Punch List Items. Landlord shall cause the Punch List Items to be corrected or completed as soon as reasonably possible. 

2. Landlord’s Work. Except as provided in this Work Letter, the Premises shall be delivered to Tenant in its
AS-IS condition. Landlord shall, at Landlord’s cost deliver the Building in “warm shell condition” (collectively, “Landlord’s Work”). “Warm shell condition” shall mean:
(i) a Building lobby, elevator, equipment lift and restroom core; (ii) HVAC installed on roof with capacity of 1 ton/300 sf; (iii) electrical subpanel in each suite; (iv) exterior walls furred; (v) insulated roof; and
(viii) lab waste/drain line to each suite. 

  
 EXHIBIT “G”

 3. Design Process/Working Drawings 

a. Architect and Contractor. Upon execution of the Lease, Landlord will retain the services of an architect (“Architect”) and a
licensed general contractor (the “Contractor”) to build the Tenant Improvements in accordance with the Budget and the Construction Drawings. 

b. Submission of Plans and Specifications. Landlord shall work with the Architect for the purpose of creating construction drawings and
specifications for the Tenant Improvements. Tenant shall advise Landlord within five (5) days of receipt of Landlord’s proposed construction drawings and specifications under this Work Letter whether Tenant approves or disapproves such
construction drawings and specifications. If Tenant reasonably disapproves Landlord’s construction drawings and specifications, or any portion thereof, Tenant shall, within a reasonable time, but in any event within the five (5) days,
notify Landlord thereof and of the revisions which Tenant reasonably requires in order to obtain Tenant’s reasonable approval. If Tenant does not advise Landlord within such five (5) day period of its disapproval setting forth the basis of
such disapproval in reasonable detail, such approval shall be deemed granted. As promptly as reasonably possible thereafter, Landlord shall request the Architect to submit to Tenant construction drawings and specifications incorporating the
revisions reasonably requested by Tenant. All such revisions shall be subject to Tenant’s and Landlord’s approval (which shall not be unreasonably withheld) and such consent shall be withheld or granted by Tenant or Landlord (as the case
may be) within five (5) days. If Tenant does not advise Landlord within such five (5) day period of its disapproval of the revisions, such approval shall be deemed granted. This process shall be repeated until Landlord and Tenant
reasonably approve the constructing drawings and specifications. Notwithstanding the foregoing, if Landlord and Tenant are unable to approve the construction drawings and specifications on or before September 30, 2019, Landlord’s last
version of such construction drawings and specifications shall be deemed approved. The final approved, or deemed approved, construction drawings and specifications shall be referred to as the “Plans”. 

c. Budget. Landlord shall work with the Architect and Contractor for the purpose of creating a budget or the Tenant Improvements. Tenant shall
advise Landlord within five (5) days of receipt of Landlord’s proposed budget under this Work Letter whether Tenant approves or disapproves such budget. If Tenant reasonably disapproves Landlord’s budget, or any portion thereof,
Tenant shall, within a reasonable time, but in any event within the five (5) days, notify Landlord thereof and of the revisions which Tenant reasonably requires in order to obtain Tenant’s reasonable approval. If Tenant does not advise
Landlord within such five (5) day period of its disapproval setting forth the basis of such disapproval in reasonable detail, such approval shall be deemed granted. As promptly as reasonably possible thereafter, Landlord shall revise the Budget
incorporating the revisions reasonably requested by Tenant. All such revisions shall be subject to Tenant’s and Landlord’s approval (which shall not be unreasonably withheld) and such consent shall be withheld or granted by Tenant or
Landlord (as the case may be) within five (5) days. If Tenant does not advise Landlord within such five (5) day period of its disapproval of the revisions, such approval shall be deemed granted. This process shall be repeated until
Landlord and Tenant reasonably approve the budget. Notwithstanding the forgoing, if Landlord and Tenant are unable to approve the budget on or before September 30, 2019, Landlord’s last version of such budget shall be deemed approved. The
final approved, or deemed approved, budget shall be referred to as the “Budget”. 

  
 EXHIBIT “G”

 d. Commencement of Construction. At such time as all necessary governmental permits and
other required approvals have been obtained by Landlord, Landlord shall commence construction of and, once commenced, shall diligently pursue the completion of the Tenant Improvements substantially in compliance with the Construction Drawings, the
Budget and this Work Letter. 
 4. Tenant Improvement Allowance. 

a. Provided that Tenant is not in default under the Lease or this Work Letter (following the expiration of all applicable notice and cure
periods without cure), Landlord shall contribute $125/psf or Two Million Three Hundred Thirty-Eight Thousand Three Hundred Seventy-Five and 00/100ths Dollars ($2,338,375.00) (the “Tenant Improvement Allowance”) as set forth herein toward
the cost of the Tenant Improvements. The Tenant Improvement Allowance shall be used to pay for the cost of (i) the Construction Drawings for the Tenant Improvements within the Premises, (ii) engineering required in connection with the
performance of such work, (iii) all permit fees required by any administrative or governmental agency in connection with the performance of the Tenant Improvements or other costs expended in obtaining approvals and permits, (iv) actual
contractor costs and charges for materials, supplies and labor, contractor’s profit, overhead and general conditions, (v) any other costs incurred in connection with the hard and soft costs of construction of the Tenant Improvements;
provided, however, that no portion of the Tenant Improvement Allowance shall be used to pay for furniture, moving or Tenant’s trade fixtures, furniture, furnishings or equipment. Tenant shall be solely responsible for all costs of Tenant
Improvements in excess of the Tenant Improvement Allowance (“Excess TI Costs”). Until the Budget is approved, Landlord shall pay all invoices coming due before the Budget is approved in connection with the Tenant Improvements
(“Interim Construction Payments”). Once the Budget is approved, Tenant shall reimburse Landlord its proportionate share (in the proportion of the Excess TI Costs payable by Tenant to the Tenant Improvement Allowance payable by Landlord) of
the Interim Construction Payments on a pari passu basis within fifteen (15) days of the first invoicing by Landlord, and thereafter, Tenant shall pay its proportion of the Excess TI Costs payable by Tenant to the Tenant Improvement Allowance
payable by Landlord on a pari passu basis with Landlord as the costs become due, within fifteen (15) days of invoicing by Landlord. For clarity, Landlord shall not be required to pay any costs of the Tenant Improvements in excess of the Tenant
Improvement Allowance and Tenant shall pay any costs of the Tenant Improvements in excess of the Tenant Improvement Allowance (once such Tenant Improvement Allowance is exhausted as set forth herein) within ten (10) days after written demand by
Landlord accompanied by supporting materials including invoices. 
 5. Consents/Approvals/Representatives. Landlord has appointed Ron Krietemeyer, as
its authorized representative (“Landlord’s Representative”) to act for Landlord in all matters covered by this Work Letter. Tenant hereby designates Peter Brams, as its authorized representative (“Tenant’s
Representative”) with full power and authority to bind Tenant for all actions taken with regard to the Tenant Improvements. Except as otherwise provided in this Work Letter, within three (3) Business Days of receipt of any requested
approval of any item or document, Landlord’s Representative shall approve or disapprove (with sufficient detail) any such request, unless the scope of Tenant’s request is such that Landlord’s Representative cannot, using commercially
reasonable efforts, complete the required modifications within three (3) Business Days, in which case such three (3) Business Day period shall be extended for such period after Landlord receives the request as is reasonably necessary to
respond to such request. 

  
 EXHIBIT “G”

 6. Construction Management Fee. Landlord shall employ Tarlton Properties, Inc. as the construction
manager for construction of the Tenant Improvements at a fee equal to four percent (4%) of hard construction costs (i.e., amounts paid to any general contractor, subcontractors, vendors and suppliers of labor and materials for the construction of
the Tenant Improvements). Such construction management fee shall be a cost of the Tenant Improvements. 
 7. Miscellaneous. Tenant shall not be
required to post any bond or other security for the performance of Tenant’s Improvements performed pursuant to this Work Letter. In the event of a conflict between the Lease (including the Work Letter) and the Construction Drawings, the
Construction Drawings shall control. 
 8. Construction of the Tenant Improvements. All materials (as well as methods and processes) used in the
performance of the Tenant Improvements shall be new and of good quality and conform to all reasonable standards of the Building. All of the Tenant Improvements shall be performed in a good and workmanlike manner and in accordance with any and all
applicable codes, statutes, rules, regulations, ordinances and orders of any federal, state, county or municipal agency or other governmental body having jurisdiction over the Premises, and in substantial compliance with the Construction Drawings
and Budget. 
 9. Tenant Delays. Any delay directly related to or arising from any interference by Tenant or its employees, agents or contractors
with Landlord’s completion of the Tenant Improvement, or any default by Tenant under the Lease or failure to comply with the terms of this Work Letter which causes delay in construction of the Tenant Improvements shall constitute a “Tenant
Delay”. Landlord shall give Tenant written notice of any claimed Tenant Delay within four (4) business days after the beginning of the delay, which notice includes a specific description of the claimed Tenant Delay. Should a Tenant Delay
occur, Landlord shall not be responsible for such Tenant Delay, including without limitation, increased construction costs, increased general condition costs and other costs, the construction schedule and Tenant’s ability to conduct business or
occupy the Premises. 
 10. Tenant Default. If Tenant is in default of the Lease (following the expiration of all applicable notice and cure periods
without cure), at any time on or before the Substantial Completion of the Tenant Improvements, then in addition to all other rights and remedies granted to Landlord under the Lease, Landlord shall have the right to immediately cease all construction
of the Tenant Improvements and all other obligations of Landlord under this Work Letter shall be suspended until such time as such default is cured pursuant to the terms of the Lease. 

  
 EXHIBIT “G”

 EXHIBIT “H” 

Form of Letter of Credit 

[Insert Name and Address of Issuing Bank] 

IRREVOCABLE LETTER OF CREDIT 
  

			
	  
	  	Letter of Credit No. ______________________
	  
	  	Date:______________________, 20__
	  
	  	
	  
	  	

 Ladies and Gentlemen: 

At the request and for the account of [Name of Tenant] [Address of Tenant],we hereby establish our Irrevocable Letter of Credit in your favor
in the amount of _____________Dollars ($______) available with us at our above office by payment of your draft(s) drawn on us at sight in the form of Exhibit H-l hereto with the instructions in brackets
therein complied with accompanied by your signed and dated statement in the form of Exhibit H-2 hereto with the instructions in brackets therein complied with. 

Each drawing must also be accompanied by the original of this Letter of Credit for our endorsement on this Letter of Credit of our payment of
such drawing. Partial and multiple drawings are permitted under this Letter of Credit. 
 If any instructions accompanying a drawing under
this Letter of Credit request that payment is to be made by transfer to an account with us or at another bank, we and/or such other bank may rely on an account number specified in such instructions even if the number identifies a person or entity
different from the intended payee. 
 This Letter of Credit expires at our above office on __________________, 20___ but shall be
automatically extended, without written amendment, to _________________ in each succeeding calendar year up to, but not beyond, ___________, 20___ unless we have sent written notice to you at your address above by registered mail or express courier
that we elect not to renew this Letter of Credit beyond the date specified in such notice (the “Non-Renewal Expiration Date”), which Non-Renewal Expiration
Date will be, __________________ 20__ or any subsequent _________ occurring before _________, 20__ and be at least sixty (60) calendar days after the date we send you such notice. 

This Letter of Credit is transferable one or more times, but in each instance to a single transferee and only in the full amount available to
be drawn under this Letter of Credit at the time of such transfer. Any such transfer may be effected only through ourselves and only upon presentation to us at our above-specified office of a duly executed instrument of transfer in the form attached
hereto as Exhibit H-3 with the instructions in brackets therein complied with together with the original of this Letter of Credit. Any transfer of this Letter of Credit may not change the place of expiration
of this Letter of Credit from our above-specified office. Each transfer shall be evidenced by our endorsement on the reverse of the original of this Letter of Credit, and we shall deliver the original of this Letter of Credit so endorsed to the
transferee. All commissions and charges in connection with this transfer are for the account of [Name of Tenant]. 

  
 EXHIBIT “H”

 This Letter of Credit is subject to the Uniform Customs and Practice for Documentary Credits
(2007 revision), International Chamber of Commerce Publication No. 600, and engages us in accordance therewith. 
  

	
	 Very truly yours,

	 [Insert name of issuing bank]

  
 EXHIBIT “H”

 EXHIBIT “H-1” 

[Insert name of issuing bank] 

Letter of Credit No. 
 [Insert name and
address of issuing bank] 
 Attention: 

DRAFT 
 Date of Draft:
[insert date] 
 To the order of [insert Beneficiary Name], pay [insert amount of drawing in words] UNITED STATES DOLLARS (US. $ [insert
amount of drawing in numbers]) at sight for value received under Letter of Credit No.__________________. 
 “Drawn under
__________________ Letter of Credit __________________ No _______________ dated ____________, 20___.” 
  

	
	 [Insert Beneficiary Name]

	  

	  

	 By: [insert typed or printed name]

	 Its: [insert title]

  
 EXHIBIT “H-1”

 EXHIBIT “H-2” 

[Insert name of issuing bank] 

Letter of Credit No. 
 [Insert name and
address of issuing bank] 
 Attention: _________________________ 

Re: Letter of Credit No. ____________________ 
 Ladies and
Gentlemen: 
 1. The undersigned Beneficiary, [insert Beneficiary Name], is Landlord under that certain Office Lease dated ____________, 20
(“Lease”) with [Name of Tenant], as Tenant. 
 2. The undersigned Beneficiary is entitled to payment under the Office Lease in the
amount of US$[insert amount of draft which accompanies this statement] (the “Draw Amount”) in accordance with the applicable provisions of the Office Lease (as the same may have been amended to date), which is the same amount as the Draft
accompanying this Certificate and is less than or equal to the amount currently available under the Letter of Credit. 
 3. The individual
executing this Certificate on behalf of Beneficiary is a duly authorized officer of Beneficiary. 
  

							
	Date: [Insert Date]	 		 	[Insert Beneficiary Name]
		 		 	          

		 		 	By:	 	[insert typed or printed name]
		 		 	Its:	 	[insert title]

  
 EXHIBIT “H-2” 

 EXHIBIT “H-3” 

[Insert name of issuing bank] 

Letter of Credit No. 
 Date: [insert date]

 [Insert name and address of issuing bank] 
 Attention:
_________________________ 
 Subject: Your Letter of Credit No. ______________________ 

Ladies and Gentlemen: 
 For value received, we
hereby irrevocably assign and transfer all our rights under the above-captioned Letter of Credit, as heretofore and hereafter amended, extended or increased, to: 

[Insert Name of Transferee] 

[Insert Address of Transferee] 

By this transfer, all of our rights in the Letter of Credit are transferred to the transferee, and the transferee shall have sole rights as
beneficiary under the Letter of Credit, including sole rights relating to any amendments, whether increases or extensions or other amendments, and whether now existing or hereafter made. You are hereby irrevocably instructed to advise future
amendment(s) of the Letter of Credit to the transferee without our consent or notice to us, right, title and interest under that certain Office Lease dated __________________, 20___ (as the same may have been amended to date), with [Name of Tenant],
as Tenant. 
 Enclosed are the original Letter of Credit and the original of all amendments to this date. Please notify the transferee of
this Transfer and of the terms and conditions of the Letter of Credit as transferred. All fees and charges in connection with this Transfer are for the account of [Name of Tenant]. 

 

			
	Very truly yours,
	[Insert Name of Beneficiary]
	              

	By:	 	[insert typed or printed name]
	Its:	 	[insert title]
	Signature of Transferor Guaranteed
	[Insert Name of Bank]
	By:	 	[insert signature]
	Name: [insert typed or printed name]
	Its:	 	[insert title]

  
 EXHIBIT “H-3” 

 EXHIBIT “I” 

Form of Non-Disturbance and Attornment Agreement 

Record and return to: 
 Principal Real Estate Investors, LLC 

801 Grand Avenue 
 Des Moines, IA 50392-1370 

ATTN: Jill Lauckner 
 NON-DISTURBANCE 
 AND ATTORNMENT AGREEMENT 

Loan 757406 
 THIS AGREEMENT, made
and entered into as of the _____ day of ______________, 2019, by and between PRINCIPAL LIFE INSURANCE COMPANY, an Iowa corporation, with an address for purposes of notice at c/o Principal Real Estate Investors, LLC, 801 Grand Avenue, Des Moines,
Iowa 50392-1450 (hereinafter called “Lender”) and ________________________________________________________________________ with its principal office at ________________________________________________________________ (hereinafter called
“Lessee”); 
 WITNESSETH: 

WHEREAS, Lessee has by a written lease dated _______________, as amended by ______________________________ (hereinafter called the
“Lease” and the definition of “Lease” shall also include any future amendments or modifications specifically approved in writing by Lender), leased from the landlord named in the Lease (hereinafter called “Lessor”), all
or part of certain real estate and improvements thereon located at ________________________________________, as more particularly described in Exhibit A attached hereto (the “Demised Premises”); and 

WHEREAS, Lessor is encumbering (or has previously encumbered) the Demised Premises as security for a loan (the “Loan”) from Lender
to Lessor (the “Mortgage”); and 
 WHEREAS, Lessee and Lender have agreed to the following with respect to their mutual rights and
obligations pursuant to the Lease and the Mortgage; 
 NOW, THEREFORE, for and in consideration of Ten Dollars ($10.00) paid by each party
to the other and the mutual covenants and agreements herein contained and other good and valuable consideration, the receipt whereof is hereby acknowledged, the parties hereto do hereby covenant and agree as follows: 

  
 EXHIBIT “I”

 (1) In the event of any foreclosure of the Mortgage or any conveyance in lieu of
foreclosure, provided that the Lessee shall not then be in default beyond any grace period under the Lease and that the Lease shall then be in full force and effect, then Lender shall neither terminate the Lease nor join Lessee in foreclosure
proceedings, nor disturb Lessee’s possession, and the Lease shall continue in full force and effect as a direct lease between Lessee and Lender. Lender further agrees not to join Lessee in any foreclosure proceeding except to the extent
necessary under applicable law, but such joinder shall not be in derogation of the rights of Lessee as set forth in this Agreement. 
 (2)
After the receipt by Lessee of notice from Lender of any foreclosure of the Mortgage or any conveyance of the Demised Premises in lieu of foreclosure, Lessee will thereafter attorn to and recognize Lender or any purchaser at any foreclosure sale or
otherwise as its substitute lessor on the terms and conditions set forth in the Lease. 
 (3) Lessee hereby agrees that if Lessee has the
right to terminate the Lease or to claim a partial or total eviction, or to abate or reduce rent due to a Lessor default under the Lease, Lessee will not exercise such right until it has given written notice to Lender, and Lender has failed within
thirty (30) days after both receipt of such notice and the date when it shall have become entitled to remedy the same, to commence to cure such default and thereafter diligently prosecute such cure to completion within ninety (90) days of
Lender’s commencement to cure such default. 
 (4) Lessee agrees that if the Lease is terminated pursuant to the terms of the Lease, or
otherwise, Lessee will remit any payments made in connection with such termination directly and immediately to Lender. 
 (5) In no event
shall Lender be liable for: (a) the return of any security deposit provided to Lessor under the Lease unless said security deposit is actually received by Lender and then only pursuant to the terms of the Lease; (b) any act or omission of
the Lessor; (c) any covenant of Lessor to undertake or complete the initial construction or installation of improvements on the Demised Premises; (d) any sums due Lessee under the Lease related to the costs of preparing, furnishing or
moving into the Demised Premises (for example, a construction or tenant improvement allowance); or (e) any covenant of Lessor related to restrictive uses or exclusives which pertain to properties outside of the Demised Premises and which Lender
could not reasonably comply with if it became Lessor under the Lease. Further, Lender shall not be subject to any offsets or deficiencies which Lessee may be entitled to assert against the Lessor as a result of any act or omission of Lessor
occurring prior to Lender’s obtaining title to the Demised Premises, it being understood that nothing in this clause shall be deemed to exclude Lender from responsibility for repairs and maintenance required of the Lessor under the Lease from
and after the date Lender takes title to the Demised Premises, whether or not the need for such repairs or maintenance accrued before or after such date; provided, however, that in no event shall Lender be responsible for consequential damages
resulting from the failure of Lessor to undertake such repairs and maintenance. 
 (6) This Agreement and its terms shall be governed by the
laws of the state where the Demised Premises are located and shall be binding upon and inure to the benefit of Lender and Lessee and their respective successors and assigns, including, without limitation, any purchaser at any foreclosure sale or
otherwise. This Agreement may not be modified orally or in any manner other than by an agreement, in writing, signed by the parties. 

  
 EXHIBIT “I”

 (7) This Agreement may be executed in counterparts, each of which shall be deemed to be an
original, and such counterparts when taken together shall constitute but one agreement. 
 IN WITNESS WHEREOF, this Agreement has been fully
executed on the day and year first above written. 
 LESSEE: 

Signature block here 
 Insert Notary Form 

  
 EXHIBIT “I”EX-10.33

 Exhibit 10.33 

314 MAIN STREET 

CAMBRIDGE, MASSACHUSETTS 

LEASE SUMMARY SHEET 
  

			
		
	Execution Date:	  	December 22, 2020
		
	Tenant:	  	Zai Lab (US) LLC, a Delaware limited liability company
		
	Tenant’s Mailing Address Prior to Occupancy:	  	 c/o Ropes & Gray LLP

1211 Avenue of the Americas

New York, NY 10036

Attention: Laurie C. Nelson

		
	Landlord:	  	MIT 314 Main Street Leasehold LLC, a Massachusetts limited liability company
		
	Building:	  	A 17-story building commonly known as 314 Main Street, Cambridge, Massachusetts. The Building consists of approximately 440,506 rentable square feet1 of retail, institutional and office space. The land on which the Building is located (the “Land”) is more particularly described in Exhibit 1 attached hereto and made a
part hereof (the Land, together with the Building, are hereinafter collectively referred to as the “Property”).
		
	Premises:	  	Approximately 6,766 rentable square feet1 of space on the fourth (4th) floor of the Building, as more particularly shown as
hatched, highlighted or outlined on the plan attached hereto as Exhibit 2A and made a part hereof (the “Lease Plan”).
		
	Commencement Date:	  	The date on which the Premises are delivered to Tenant in the condition required by Section 3.1 of this Lease.
		
	Rent Commencement Date:	  	Subject to Section 2(e) of the Work Letter, the Rent Commencement Date shall occur on the Commencement Date.
		
	Expiration Date:	  	The last day of the seventh (7th) Rent Year.2
		
	Extension Term:	  	Subject to Section 1.2 below, one (1) extension term of five (5) years.
		
	Parking Passes:	  	Subject to Section 1.4(c) below, 0.80 parking pass for each 1,000 rentable square feet of the Premises.

  
  

	1 	 Measured in accordance with the BOMA 2010 (ANSI Z65.l-2010)] standard
for measuring office space 

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

  
 PAGE 1 

									
		
	Permitted Uses:	  	Subject to Legal Requirements (hereinafter defined) as of right, general office use and uses ancillary thereto in proportions consistent with the design of the Building.
					
	Base Rent:	  	 RENT

YEAR
	  	 ANNUAL

BASE RENT
	  	 MONTHLY

PAYMENT
	  	 RATE

PER RSF

					
		  	1	  	$696,898.00	  	$58,074.83	  	$103.00
					
		  	2	  	$717,804.94	  	$59,817.08	  	$106.09
					
		  	3	  	$739,339.09	  	$61,611.59	  	$109.27
					
		  	4	  	$761,519.26	  	$63,459.94	  	$112.55
					
		  	5	  	$784,364.84	  	$65,363.74	  	$115.93
					
		  	6	  	$807,895.78	  	$67,324.65	  	$119.41
					
		  	7	  	$832,132.66	  	$69,344.39	  	$122.99
		
	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 premises demised under the Master Lease. As of the
Execution Date, Tenant’s Share is 1.85%.
		
	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 buildings on the Tax Lot (hereinafter defined) 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. As of the Execution Date, Tenant’s Tax Share is estimated to be
1.85%.
		
	Letter of Credit:	  	Two Hundred Thirty-Two Thousand Three Hundred Dollars ($232,300)

  

  
 PAGE 2 

 TABLE OF CONTENTS 

 

							
	 1.  LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS
	  	 	1	 
			
	 1.1
	 	Lease Grant	  	 	1	 
	 1.2
	 	Extension Term	  	 	1	 
	 1.3
	 	Notice of Lease	  	 	3	 
	 1.4
	 	Appurtenant Rights	  	 	3	 
	 1.5
	 	Tenant’s Access	  	 	5	 
	 1.6
	 	Exclusions	  	 	6	 
		
	 2.  RIGHTS RESERVED TO LANDLORD
	  	 	6	 
			
	 2.1
	 	Additions and Alterations	  	 	6	 
	 2.2
	 	Additions to the Property	  	 	6	 
	 2.3
	 	Landlord’s Access	  	 	7	 
	 2.4
	 	Pipes, Ducts and Conduits	  	 	7	 
	 2.5
	 	Minimize Interference	  	 	7	 
	 2.6
	 	Name and Address of Building	  	 	7	 
	 2.7
	 	Master Declaration; SOMA REA; REA; Condominium	  	 	8	 
	 2.8
	 	Construction in Vicinity	  	 	8	 
		
	 3.  CONDITION OF PREMISES; CONSTRUCTION
	  	 	9	 
			
	 3.1
	 	Condition of Premises	  	 	9	 
	 3.2
	 	Tenant’s Fitout	  	 	9	 
		
	 4.  USE OF PREMISES
	  	 	9	 
			
	 4.1
	 	Permitted Uses	  	 	9	 
	 4.2
	 	Prohibited Uses	  	 	9	 
		
	 5.  RENT; ADDITIONAL RENT
	  	 	10	 
			
	 5.1
	 	Base Rent	  	 	10	 
	 5.2
	 	Operating Costs	  	 	11	 
	 5.3
	 	Taxes	  	 	14	 
	 5.4
	 	Late Payments	  	 	16	 
	 5.5
	 	No Offset; Independent Covenants; Waiver	  	 	16	 
	 5.6
	 	Survival	  	 	17	 
		
	 6.  INTENTIONALLY OMITTED
	  	 	17	 
		
	 7.  LETTER OF CREDIT
	  	 	17	 
			
	 7.1
	 	Amount	  	 	17	 
	 7.2
	 	Application of Proceeds of Letter of Credit	  	 	17	 
	 7.3
	 	Transfer of Letter of Credit	  	 	18	 
	 7.4
	 	Credit of Issuer of Letter of Credit	  	 	18	 
	 7.5
	 	Security Deposit	  	 	18	 
	 7.6
	 	Return of Security Deposit or Letter of Credit	  	 	18	 
		
	 8.  SECURITY INTEREST IN TENANT’S PROPERTY
	  	 	19	 
		
	 9.  UTILITIES, HVAC; WASTE REMOVAL
	  	 	19	 
			
	 9.1
	 	Electricity	  	 	19	 
	 9.2
	 	Water	  	 	19	 
	 9.3
	 	Condenser Water	  	 	20	 

  
 -i- 

							
	 9.4
	 	Heat, Ventilating and Air Conditioning	  	 	20	 
	 9.5
	 	Other Utilities; Utility Information	  	 	20	 
	 9.6
	 	Interruption or Curtailment of Utilities	  	 	20	 
	 9.7
	 	Telecommunications Providers	  	 	21	 
	 9.8
	 	Trash Removal; Recycling Removal; Composting Removal	  	 	21	 
	 9.9
	 	Landlord’s Services	  	 	21	 
		
	 10.  MAINTENANCE AND REPAIRS
	  	 	22	 
			
	 10.1
	 	Maintenance and Repairs by Tenant	  	 	22	 
	 10.2
	 	Maintenance and Repairs by Landlord	  	 	22	 
	 10.3
	 	Accidents to Sanitary and Other Systems	  	 	22	 
	 10.4
	 	Floor Load—Heavy Equipment	  	 	23	 
		
	 11.  ALTERATIONS AND IMPROVEMENTS BY TENANT
	  	 	23	 
			
	 11.1
	 	Landlord’s Consent Required	  	 	23	 
	 11.2
	 	Supervised Work	  	 	24	 
	 11.3
	 	Harmonious Relations	  	 	25	 
	 11.4
	 	Liens	  	 	25	 
	 11.5
	 	General Requirements	  	 	25	 
		
	 12.  SIGNAGE
	  	 	26	 
			
	 12.1
	 	Restrictions	  	 	26	 
	 12.2
	 	Building Directory	  	 	26	 
		
	 13.  ASSIGNMENT, MORTGAGING AND SUBLETTING
	  	 	26	 
			
	 13.1
	 	General; Transfer Defined	  	 	26	 
	 13.2
	 	Landlord’s Recapture Right	  	 	27	 
	 13.3
	 	Request for Consent	  	 	27	 
	 13.4
	 	Permitted Transfers	  	 	28	 
	 13.5
	 	Listing Confers no Rights	  	 	29	 
	 13.6
	 	Profits in Connection with Transfers	  	 	29	 
	 13.7
	 	Prohibited Transfers	  	 	29	 
	 13.8
	 	Restrictions on Subleases	  	 	29	 
	 13.9
	 	No Release	  	 	29	 
	 13.10
	 	Investment Policies	  	 	30	 
		
	 14.  INSURANCE; INDEMNIFICATION; EXCULPATION
	  	 	30	 
			
	 14.1
	 	Tenant’s Insurance	  	 	30	 
	 14.2
	 	Indemnification	  	 	30	 
	 14.3
	 	Property of Tenant	  	 	30	 
	 14.4
	 	Limitation of Landlord’s Liability for Damage or Injury	  	 	31	 
	 14.5
	 	Waiver of Subrogation; Mutual Release	  	 	31	 
	 14.6
	 	Tenant’s Acts - Effect on Insurance	  	 	32	 
		
	 15.  CASUALTY; TAKING
	  	 	32	 
			
	 15.1
	 	Damage	  	 	32	 
	 15.2
	 	Termination Rights	  	 	33	 
	 15.3
	 	Taking for Temporary Use	  	 	34	 
	 15.4
	 	Disposition of Awards	  	 	34	 
		
	 16.  ESTOPPEL CERTIFICATE
	  	 	34	 
		
	 17.  HAZARDOUS MATERIALS
	  	 	34	 

  
 -ii- 

							
	 17.1
	 	Prohibition	  	 	34	 
	 17.2
	 	Environmental Laws	  	 	35	 
	 17.3
	 	Hazardous Material Defined	  	 	35	 
	 17.4
	 	Hazardous Materials Indemnity	  	 	35	 
	 17.5
	 	Non-Tenant Contamination	  	 	35	 
		
	 18.  RULES AND REGULATIONS
	  	 	36	 
			
	 18.1
	 	Rules and Regulations	  	 	36	 
	 18.2
	 	Energy Conservation	  	 	36	 
	 18.3
	 	Recycling	  	 	36	 
		
	 19.  LAWS AND PERMITS
	  	 	37	 
			
	 19.1
	 	Legal Requirements	  	 	37	 
	 19.2
	 	Required Permits	  	 	37	 
		
	 20.  DEFAULT
	  	 	37	 
			
	 20.1
	 	Events of Default	  	 	37	 
	 20.2
	 	Remedies	  	 	39	 
	 20.3
	 	Damages - Termination	  	 	40	 
	 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	  	 	42	 
	 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	  	 	43	 
	 21.3
	 	Holdover	  	 	43	 
		
	 22.  SUBORDINATION; MORTGAGES AND MASTER LEASE
	  	 	44	 
			
	 22.1
	 	Subordination	  	 	44	 
	 22.2
	 	Mortgagee Notices	  	 	44	 
	 22.3
	 	Mortgagee Liability	  	 	44	 
	 22.4
	 	Mortgagee Consent	  	 	44	 
	 22.5
	 	Master Lease	  	 	45	 
		
	 23.  QUIET ENJOYMENT
	  	 	45	 
		
	 24.  NOTICES
	  	 	45	 
		
	 25.  MISCELLANEOUS
	  	 	46	 
			
	 25.1
	 	Separability	  	 	46	 
	 25.2
	 	Captions; Interpretation	  	 	46	 
	 25.3
	 	Broker	  	 	46	 
	 25.4
	 	Entire Agreement	  	 	46	 
	 25.5
	 	Governing Law; Personal Jurisdiction	  	 	47	 
	 25.6
	 	Tenant Representations	  	 	47	 
	 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	 

  
 -iii- 

							
	 25.11
	 	Landlord Obligations upon Transfer	  	 	48	 
	 25.12
	 	Grants of Interest	  	 	48	 
	 25.13
	 	No Air Rights	  	 	48	 
	 25.14
	 	Office of Workforce Development	  	 	48	 
	 25.15
	 	Intentionally Omitted	  	 	48	 
	 25.16
	 	Financial Information	  	 	48	 
	 25.17
	 	Measurements	  	 	49	 
	 25.18
	 	OFAC	  	 	49	 
	 25.19
	 	Confidentiality	  	 	49	 
	 25.20
	 	Security	  	 	49	 
	 25.21
	 	Time	  	 	50	 
	 25.22
	 	WAIVER OF JURY TRIAL	  	 	50	 
	 25.23
	 	Bankruptcy	  	 	50	 
	 25.24
	 	Not Binding Until Executed	  	 	50	 
	 25.25
	 	MBTA Red Line	  	 	50	 
	 25.26
	 	Force Majeure	  	 	51	 

 EXHIBIT 1 LEGAL DESCRIPTION 

EXHIBIT 2A LEASE PLAN 
 EXHIBIT 2B PLAN OF CERTAIN COMPLEX AREAS

 EXHIBIT 2C PLAN OF MEETING SPACE 
 EXHIBIT 3 MEMORIALIZATION
OF DATES AGREEMENT 
 EXHIBIT 4 FORM OF NOTICE OF LEASE 

EXHIBIT 5 WORK LETTER 
 EXHIBIT 6 PROHIBITED USES 

EXHIBIT 7 FORM OF LETTER OF CREDIT 
 EXHIBIT 8 LANDLORD’S
SERVICES 
 EXHIBIT 9 ALTERATIONS CHECKLIST 
 EXHIBIT 9A
ALTERATIONS INSURANCE SCHEDULE 
 EXHIBIT 10 TENANT’S INSURANCE REQUIREMENTS 

EXHIBIT 10A SAMPLE INSURANCE CERTIFICATE 
 EXHIBIT 11 RULES AND
REGULATIONS 
 EXHIBIT 12 FORM OF MASTER LEASE RNDA 
 EXHIBIT 13
MIT COVENANT IN FAVOR OF MBTA 

  
 -iv- 

 THIS INDENTURE OF LEASE (this “Lease”) is hereby made and entered
into on the Execution Date by and between Landlord and Tenant. 
 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
matters of record as of the Execution Date and subject further to the terms and conditions of this Lease, for a term of years commencing on the 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 the Extension Term, if duly exercised, are hereinafter collectively referred to as the “Term”). Once the Commencement Date and the Rent
Commencement Date are determined, Landlord and Tenant shall execute an agreement confirming the Commencement Date, the Rent Commencement Date and the Expiration Date in substantially the form attached hereto as Exhibit 3. Tenant’s
failure to execute and return any such agreement proposed by Landlord, or to provide written objection to the statements contained therein, within ten (10) business days after the date of Tenant’s receipt thereof, shall be deemed an
approval by Tenant of Landlord’s determination of such dates as set forth therein. 
 1.2 Extension Term. 

(a) Provided that the following conditions (the “Extension Conditions”), any or all of which may be waived by
Landlord in its sole discretion, are satisfied: (i) Tenant, an Affiliate (hereinafter defined) and/or a Successor (hereinafter defined) is/are then occupying one hundred percent (100%) of the Premises; and (ii) there is no Monetary Default
(hereinafter defined) nor any Event of Default (1) as of the date of the Extension Notice (hereinafter defined), nor (2) at the commencement of the Extension Term (hereinafter defined), Tenant shall have the option to extend the Initial
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, if at all, by giving Landlord written
notice (the “Extension Notice”) no earlier than eighteen (18) months and no later than twelve (12) months prior to the expiration of the Initial Term, 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 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 Nullification Notice. Upon the satisfaction of the Extension Conditions and the timely giving of the Extension Notice without a subsequent valid nullification by Landlord, the Term shall be deemed extended for the Extension Term upon all of
the terms and conditions of this Lease, except that Base Rent during such 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 Initial Term. If Tenant fails to give a timely Extension Notice, as aforesaid, Tenant shall have no further right to extend the Initial Term. Notwithstanding the fact that Tenant’s proper and
timely exercise of such option to extend the Initial Term shall be self-executing, the parties shall promptly execute a lease amendment reflecting such Extension Term after Tenant validly exercises its 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. 

  
 1 

 (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) the Base Rent for the last Rent Year of the Initial Term, increased by three percent (3%) on the
first day of such Extension Term and annually thereafter, 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 office space in the Kendall Square area of equivalent quality, size, utility and location, with the length of the Extension Term, the credit standing of Tenant and all other relevant factors to be taken into account, with fair market
escalations. On or before the date which is eleven (11) months prior to the expiration of the Initial Term, Landlord shall deliver to Tenant written notice of its determination of the Extension Term Base Rent. 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 the determination process described in
this Section 1.2(c) (the “Determination Process”), 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 the Determination Process, 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”). If Landlord’s Appraiser and
Tenant’s Appraiser are unable to agree within thirty (30) days on the Extension Term Base Rent, Landlord’s Appraiser and Tenant’s Appraiser shall then jointly select a third appraiser (the “Third
Appraiser”) within ten (10) days after the end of such 30-day period. All of the appraisers selected shall be individuals with at least ten (10) consecutive years’ commercial
appraisal experience in the area in which the Premises are located, shall be members of the Appraisal Institute (M.A.I.), 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 the cost of the Third Appraiser shall be paid by the party whose determination is not selected. 

  
 2 

 1.3 Notice of Lease. Neither party shall record this Lease, but, after the
Rent Commencement Date, each of the parties hereto agrees to join in the execution of a statutory notice of lease in substantially the form attached hereto as Exhibit 4, 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 of termination of lease and Tenant shall promptly execute, acknowledge and deliver the same (together with any other instrument(s) that may
be necessary in order to record and/or file the same with the Registry) to Landlord for Landlord’s execution and recordation with the Registry, which obligation shall survive the expiration or earlier termination of the Lease. 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 lobby(ies), hallways, elevators and stairways of the Building serving the Premises, (ii) the loading dock serving the Building (it being understood and
agreed that Tenant shall not have exclusive use of any portion thereof); (iii) common walkways necessary for access to the Building, (iv) if the Premises include less than the entire rentable area of any floor, the common restrooms and other
common facilities of such floor; (v) bicycle storage areas, and (vi) 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) Complex Areas. Subject to the terms of this Lease and reasonable rules and regulations promulgated with respect thereto (including
rules regarding scheduling of access to the loading facilities serving the Building), Tenant shall have, as appurtenant to the Premises, rights to use in common with others entitled thereto, the areas designated from time to time pursuant to the
SOMA REA and/or any REA (as such terms are hereinafter defined) for the common use of tenants of the Property, including the Parking Areas, roadways, driveways and other areas serving and/or providing access to/from the Building’s loading
dock(s), open space and indoor and outdoor bicycle storage with access to bicycle repair equipment (such areas are hereinafter referred to as the “Complex Areas”). As of the Execution Date, it is contemplated that the areas
shown on the plan attached hereto as Exhibit 2B and made a part hereof, inter alia, shall be designated as Complex Areas. 

  
 3 

 (c) Parking. During the Term, commencing on the Commencement Date, Landlord shall,
subject to the terms hereof, make available to Tenant monthly parking passes for the shared subsurface parking garage serving the Building (the “Parking Areas”), based upon a ratio of 0.80 parking pass for each 1,000 rentable
square feet of the Premises, for the parking of passenger vehicles in unreserved stalls in the Parking Areas by Tenant’s employees and the employees of any transferee pursuant to a Transfer permitted by Article 13 of this Lease
(“Permitted Pass Holders”). Tenant shall receive one (1) parking pass, or other suitable device providing access to the Parking Areas, for each parking privilege paid for by Tenant. The number of parking passes provided
to Tenant, as modified pursuant to this Lease or as otherwise permitted by Landlord, are hereinafter referred to as the “Parking Passes.” Tenant shall have no right to hypothecate or encumber the Parking Passes, and shall not
sublet, assign, or otherwise transfer the Parking Passes except in connection with a Transfer permitted by Article 13 of this Lease. During the Term, commencing on the Commencement Date, Tenant shall pay Landlord (or at Landlord’s
election, directly to the parking operator3) for all of the Parking Passes 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 $400 per Parking Pass per month. Landlord shall deliver (or cause to be delivered) written notice to Tenant of any change in the monthly parking charge. If, for any reason, Tenant shall fail timely to pay the charge for any of
said Parking Passes two (2) or more times, upon the second (2nd) (or any subsequent) occurrence of such default continuing for ten (10) days after written notice thereof, Landlord shall
have the right to revoke Tenant’s right to the Parking Passes for which Tenant failed to pay the charge under this Section 1.4(b) and Landlord may allocate such Parking Passes for use by others free and clear of
Tenant’s rights under this Section 1.4(b). Use of the Parking Areas and the Parking Passes will be subject to such reasonable rules and regulations as may be in effect from time to time (including Landlord’s
right, without additional charge to Tenant above the prevailing rate for Parking Passes, to institute a valet or attendant-managed parking system). Tenant shall provide Landlord and/or the operator of the Parking Areas with such information as may
be reasonably requested, including a monthly identification roster listing, for each Parking Pass, the name of the employee and the make, color and registration number of the vehicle to which it has been assigned. Except to the extent prohibited by
Legal Requirements, neither Landlord nor the operator of the Parking Areas assumes any responsibility whatsoever for loss or damage due to casualty or theft or otherwise to any automobile or to any personal property therein, howsoever caused, and
Tenant agrees to notify each Permitted Pass Holder of such limitation of liability. No bailment is intended or shall be created by the provision of, or use of, the parking privileges described herein. Reserved and handicap parking spaces must be
honored. Notwithstanding anything to the contrary contained herein, Landlord shall have the right to relocate the parking privileges from time to time to other property owned, leased or controlled by Landlord or its affiliates, so long as such other
property is within 1,000 feet of the Land. If Landlord exercises such relocation right, Landlord shall not relocate more than Tenant’s Share of the total number of parking spaces relocated. 

 

	3 	 E.g., in the event that Landlord has leased or subleased the parking garage/areas to a third party.

  
 4 

 (d) Meeting Space. Subject to the terms of this Lease and reasonable rules and
regulations (including rules and regulations pertaining to security and decorum), Tenant shall have, as appurtenant to the Premises, the right to use in common with others entitled thereto, portions of the fourth (4th) floor of the Building designated by Landlord from time to time (“Meeting Space”) for meetings and events held and hosted by Tenant (“Events”). The
current configuration of the Meeting Space is shown on the plan attached hereto as Exhibit 2C and incorporated herein. The Meeting Space shall be available on a first-come, first-served basis. Promptly after the end of each Event, Tenant
shall remove from the Meeting Space all decorations and other personal property used in connection with the Event (any personal property not timely removed therefrom shall be deemed abandoned). Subject to Section 14.5 of
the Lease, Tenant shall, at Tenant’s sole cost and expense, be responsible for any damage to the Building or personal property within the Building caused as a result of any Event (including any injury, breakage and damage caused by the acts or
negligent omissions of Tenant or any of its employees, agents, contractors or invitees) and shall restore the Meeting Space to its condition immediately prior to such damage. Events shall be conducted by Tenant (i) at Tenant’s sole cost
and expense, (ii) in compliance with all legal and regulatory requirements applicable thereto, and (iii) lien-free. Tenant covenants and agrees to (A) not use the Meeting Space for any unlawful purpose or in any manner that will
constitute waste, nuisance or unreasonable annoyance or unreasonably interfere with access to and from other areas on the fourth floor, (B) maintain order and decorum in and around all portions of the Meeting Space in association with such
Events, and (C) not disturb occupants of the Building as a result of any Event. Without limiting the generality of the foregoing, in connection with any Event in which Tenant is serving or permitting the serving of alcoholic beverages, Tenant
shall strictly comply with all applicable laws, rules, regulations, ordinances and other requirements of governmental authorities relating to the serving of alcoholic beverages, including refusing to serve alcoholic beverages to people below the
legal drinking age. Without limiting any other provision of this Lease, to the maximum extent permitted by Legal Requirements, Tenant shall indemnify the Landlord Parties for any Claims arising from the use of the Meeting Space by any of the Tenant
Parties, including Claims related to the provision of food and/or alcohol. Tenant shall cause each vendor and/or contractor engaged in connection with an Event to carry (1) commercial general liability insurance in the amount of One Million and
00/100 Dollars ($1,000,000.00) per occurrence and Two Million and 00/100 Dollars ($2,000,000.00) aggregate (and from time to time in such higher amounts as may be reasonably required by Landlord based on requirements of prudent owners of similar
properties in East Cambridge), unless lesser limits are approved by Landlord in advance, on a primary and non-contributory basis, naming the Landlord Parties as additional insureds, (2) worker’s
compensation insurance with statutory limits and (3) liquor liability coverage, if alcohol will be provided, in the amount of Five Million and 00/100 Dollars ($5,000,000.00) (and from time to time in such higher amounts as may be reasonably
required by Landlord based on requirements of prudent owners of similar properties in East Cambridge), unless lesser limits are approved by Landlord in advance, on a primary and non-contributory basis, naming
the Landlord Parties as additional insureds. Prior to each Event, Tenant shall provide Landlord with evidence reasonably acceptable to Landlord of such general liability, worker’s compensation and, if alcoholic beverages are to be served,
liquor liability insurance. 
 1.5 Tenant’s Access. 

(a) From and after the Commencement Date and until the end of the Term, Tenant shall have access to the Premises (and Permitted Pass Holders
shall have access to the parking areas) twenty-four (24) hours a day, seven (7) days a week, three hundred sixty-five (365) days per year, subject to Legal Requirements, the Rules and Regulations, the terms of this Lease and Force
Majeure (hereinafter defined). 
 (b) Subject to Article 11 below. Tenant shall have the right to access the Premises, at
Tenant’s sole risk, at times reasonably approved by Landlord prior to the Commencement Date for purposes reasonably related to the installation of Tenant’s wiring and cabling, provided such access does not materially interfere with
the preparation for or performance of Tenant’s Fitout (hereinafter defined). Tenant shall, prior to the first entry to the Premises pursuant to this Section 1.5(b), provide Landlord with certificates of insurance
evidencing that the insurance required in Article 14 hereof is in full force and effect and covering any person or entity entering the Building. To the maximum extent permitted by Legal Requirements, 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 Premises prior to the Commencement
Date as provided under this Section 1.5(b). Tenant shall coordinate any access to the Premises prior to the Commencement Date with Landlord’s property manager. 

  
 5 

 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 or other Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to Section 1.4(a) 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 the exercise of any 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 (“Changes”), provided, however, that there be no material obstruction of permanent access to, or material interference with the use and enjoyment of, the Premises by
Tenant. Subject to the foregoing, 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 and from time to time (i) construct additional improvements and
related site improvements (collectively, “Future Development”) in all or any part of the Property, (ii) change the location or arrangement of (A) any improvement outside the Building in or on the Property and/or
(B) all or any part of the Common Areas, and/or (iii) add or deduct any land to or from the Property; provided that there shall be no material increase in Tenant’s obligations under this Lease in connection with the exercise of
the foregoing reserved rights. 

  
 6 

 2.3 Landlord’s Access. Subject to the terms hereof, Tenant
shall (a) upon at least forty-eight (48) hours’ advance notice, which may be oral (except that no notice shall be required in emergency situations), permit Landlord, Fee Owner (hereinafter defined) and any holder of a Mortgage
(hereinafter defined) (each such holder, a “Mortgagee”), and their respective agents, representatives, employees and contractors, to have reasonable access to 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 sanitary, electrical, heating, air conditioning or other systems), complying with the Development Documents (hereinafter
defined) and 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 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 8:00 A.M.—6:00 P.M. and Saturday 9:00 A.M.—1:00 P.M., excluding holidays) to any
prospective Mortgagee, capital partner or purchaser of the Building and/or the Property or any portion thereof or of the interest of Landlord therein, and, during the last twelve (12) months of the Term, or at any time after the occurrence of
an Event of Default, prospective tenants; (c) upon reasonable prior written notice from Landlord, permit Landlord, Fee Owner and their respective agents and contractors, 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 persons or entities causing or making such excavation, license to enter upon the Premises for the purpose of doing
such work as Landlord or such persons or entities 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. In addition, to the extent that it is
necessary to enter the Premises in order to access any area that serves any portion of the Building outside the Premises, then Tenant shall, 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 contractors engaged by other occupants of the Building to pass through the Premises in order to access such areas but only if
accompanied by a representative of Landlord. 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 performing Landlord’s obligations. Accordingly, Tenant shall take reasonable protective precautions with unusually fragile, vulnerable or sensitive property and equipment. 

2.4 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. 

2.5 Minimize Interference. Except in the event of an emergency, Landlord shall use commercially reasonable efforts, consistent
with accepted construction practice when applicable, to minimize any materially adverse interference with Tenant’s use and occupancy of the Premises as a result of the exercise of Landlord’s rights under Sections 2.1-2.4 above. Except in the event of an emergency, the exercise of Landlord’s rights under Sections 2.1-2.14 above shall not prevent access to the Premises.
Tenant agrees to cooperate with Landlord as reasonably necessary in connection with the exercise of Landlord’s rights under this Article 2. Subject to Landlord’s obligations under this Section 2.5. 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 this Article 2 shall not be deemed to be a breach of Landlord’s
obligations under the Lease. 
 2.6 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 or any portion thereof, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof. 

  
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 2.7 Master Declaration; SOMA REA; REA; Condominium. 

(a) The Building is part of the mixed use development (the “Development”) in the City of Cambridge, which is being
developed pursuant to the Special Permit and other applicable documents (collectively, as the same may each be amended from time to time, the “Development Documents”) which collectively govern the development, construction,
use and operation of, and certain rights benefitting and restrictions burdening, the Building and the Development. The Development Documents include (i) that certain Planning Board Special Permit issued by the City of Cambridge Planning Board
on June 23, 2016 and recorded in the Registry in Book 68192, page 334, as amended by Amendment No. 1 (Minor) to special Permit issued by the City of Cambridge Planning Board on March 21, 2017 (as the same may be further amended, the
“Special Permit”), (ii) that certain Agreement of Covenants, Easements and Restrictions (Kendall Square Initiative) dated as of April 30, 2019 and recorded with the Registry in Book 72551, Page 270 (as the same may be
amended, the “Master Declaration”), and (iii) that certain Declaration of Cross-Easements, Restrictions and Operating Agreement dated as of February 20, 2020 and recorded with the Registry in Book 74235, Page 1 (as
the same may be amended, the “SOMA REA”). 
 (b) Landlord and Tenant each hereby acknowledges and agrees that
(i) Landlord shall have the right to enter into, and subject the Property to the terms and conditions of, one or more additional reciprocal easement agreements, declarations of covenants and/or cross-easement agreements with any one or more of
the neighboring or nearby property owners (including any owner of any portion of the Property that may be divided from the whole) (each, a “REA”); (ii) this Lease shall be subject and subordinate to any REA, provided
that such REA shall not materially impair Tenant’s use or occupancy of the Premises or access thereto, and provided, further, that if any REA contains lien rights in favor of such neighboring or nearby property owners, Landlord
shall obtain for Tenant’s benefit a commercially reasonable subordination, non-disturbance and attornment agreement from all such neighboring property owners (“SNDA”); (iii)
Landlord shall have the right to subdivide the Property so long as Tenant’s use or occupancy of the Premises is not materially impaired; (iv) Landlord shall have the right to subject the Land and the improvements located now or in the
future located thereon to a commercial condominium regime (“Condominium”) on terms and conditions consistent with first-class office and retail buildings; (v) this Lease shall be subject and subordinate to the Master
Deed and other documents evidencing the Condominium (collectively, the “Condo Documents”) provided that Tenant’s access to the Premises and Tenant’s use or occupancy of the Premises are not materially
impaired; and provided, further, that such subordination shall be conditioned upon execution of a SNDA; and (vi) Tenant shall execute such reasonable documents (which may be in recordable form) evidencing the foregoing within ten
(10) business days after Landlord’s request. Tenant shall provide to Landlord, at no cost to Landlord, any other instrument(s) that may be necessary in order to record and/or file the same with the Registry. 

2.8 Construction in Vicinity. Tenant acknowledges that (a) Landlord and/or its affiliates (“Neighboring
Owners”) own several properties in the vicinity of the Building, (b) during the Term, the Neighboring Owners may undertake various construction projects, which may include the construction of new and/or additional buildings (each,
a “Project,” and collectively, the “Projects”), and (c) customary construction impacts (taking into account the urban nature of the Property, the proximity of the Building to the Project site and
other relevant factors) may result therefrom. Landlord shall use commercially reasonable efforts to minimize (and cause its affiliates to minimize) materially adverse construction impacts in accordance with the mitigation plan described below. Prior
to commencing any Project, Landlord shall deliver to Tenant a construction mitigation plan that shall detail such commercially reasonable mitigation measures. Subject to Landlord’s compliance with this paragraph, and notwithstanding any other
provision of this Lease, in no event shall Landlord be liable to Tenant for any compensation or reduction of rent or any other damages arising from the Projects and Tenant shall not have the right to terminate the Lease due to the construction of
the Projects, nor shall the same give rise to a claim in Tenant’s favor that such construction constitutes actual or constructive, total or partial, eviction from the Premises. Notwithstanding any provision in this Lease to the contrary, in no
event shall Tenant seek injunctive or any similar relief to stop, delay or modify any Project. 

  
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 3. CONDITION OF PREMISES; CONSTRUCTION. 

3.1 Condition of Premises. Subject to Landlord’s obligation to perform Tenant’s Fitout in accordance with the terms of
the Work Letter attached hereto as Exhibit 5, Tenant acknowledges and agrees that Tenant is leasing the Premises in their “AS IS,” “WHERE IS” condition and with all faults on the Commencement Date, without representations
or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord. 
 3.2
Tenant’s Fitout. Tenant’s Fitout shall be performed by Landlord in accordance with the Work Letter attached hereto as Exhibit 5. 

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. Tenant shall keep the Premises equipped with appropriate safety appliances to the extent required by Legal Requirements or insurance requirements. 

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 and/or occupancy of the Premises or the Building or any part thereof by Tenant and/or Tenant’s agents, servants, employees, consultants, contractors, subcontractors, licensees and or subtenants (collectively with Tenant, 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) in a manner which, in the reasonable judgment of Landlord (taking into account the use of the Building as a combination institutional, office and retail 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 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 or any unusual or other objectionable odors, noises or emissions to emanate from the Premises; (iv) in a manner which is inconsistent with the operation and/or maintenance of the Building
as a first-class combination institutional, office and retail facility; (v) for any fermentation processes whatsoever; (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 Premises hereunder; (vii) for any use listed in Exhibit 6 attached hereto and made a part hereof; or (viii) in violation of any exclusive use granted to any tenant. 

  
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 (b) With respect to the use and occupancy of the Premises and the Common Areas, Tenant will
not: (i) place or maintain any garbage, trash, rubbish or other refuse (collectively, “Trash”), signage (except as may be permitted by Article 12 below) 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 Trash 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 Landlord, Fee Owner, or any of Landlord’s affiliates or subsidiaries in any publicity, promotion, trailer, press release, advertising, printed, or display materials without Landlord’s prior written consent (which may be withheld in
Landlord’s sole discretion); (vii) permit or keep any animals other than trained certified service animals in the Building; or (viii) except in connection with Tenant’s Fitout and/or 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, commencing on the Rent Commencement Date, 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 (except that, if the Rent Commencement Date is any day other than the first day of a calendar month, Base Rent due for the period between
the Rent Commencement Date and the last day of the calendar month in which the Rent Commencement Date occurs shall be due on the Rent Commencement Date). Unless otherwise expressly provided herein, 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 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. In
no event shall Tenant pay any installment of Base Rent more than one (1) month in advance. 

  
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 5.2 Operating Costs. 

(a) “Operating Costs” shall mean all costs incurred and expenditures of whatever nature made by Landlord in the
operation, management, repair, replacement, maintenance and insurance (including environmental liability insurance and property insurance on Landlord-supplied leasehold improvements for tenants, but not property insurance on tenants’ equipment)
of the Property or allocated to the Property, including: all costs of labor (wages, salaries, fringe benefits, etc.) up to and including the group or portfolio manager, however denominated; any costs for utilities supplied to exterior areas and the
Common Areas; any costs for repair and replacements, cleaning and maintenance of exterior areas and the Common Areas, related equipment, facilities and appurtenances and HVAC equipment; costs of consultants and/or experts engaged to evaluate
cost-savings measures for the Building (such as, but not limited to, tax and energy conservation consultants); costs relating to open space serving the Kendall Square complex; costs incurred pursuant to the Master Declaration, the SOMA REA, any REA
and/or Condo Documents (including costs related to the operation, management, repair, replacement, maintenance, and insurance of the Complex Areas and real estate taxes assessed with respect to the Complex Areas); any operating costs charged
pursuant to the Master Lease (hereinafter defined); costs incurred in connection with the PTDM; costs of security services; a management fee paid to Landlord’s property manager; the costs, including a commercially reasonable rental factor, of
Landlord’s management office for the Property (which management office may be located outside the Property and which may serve other properties in addition to the Property (in which event the costs thereof shall be equitably allocated among the
properties served by such office)); and the cost of operating any amenities in the Property available to all tenants of the Property and any subsidy provided by Landlord for or 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 Property as a whole, Landlord shall make a reasonable allocation thereof between the retail and
non-retail portions of the Property. 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). 

  
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 (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) the cost of items which, by generally accepted accounting principles, would be capitalized on the books of Landlord or are otherwise not properly chargeable against income, except to the extent such capital item is
(A) required by any Legal Requirements enacted or first enforced after the Execution Date, (B) reasonably projected to reduce Operating Costs, or (C) reasonably expected to improve the management and or operation of the Building;
(vi) any contributions made to any tenant of the Property for, or costs incurred by Landlord in connection with, the initial build-out or subsequent improvement of leasable space in the Building,
including Tenant’s Fitout; (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 Property by Landlord or any other tenant of the Property; (x) maintenance and repair of capital items not a part of the Property; (xi) depreciation of the Property;
(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
actually 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; (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; (xvi) the costs of the initial development and construction of the Building (including mitigation
payments and impact fees associated therewith, if any (including traffic mitigation expenses or payments pursuant to the approvals for the project)), provided, however, that the foregoing shall not exclude from Operating Costs the
reasonable costs incurred in connection with the PTDM; (xvii) costs resulting from violations by Landlord of Legal Requirements; and (xviii) the cost of testing, remediation or removal, transportation or storage of Hazardous Materials
(hereinafter defined) in the Building or on the Property required by Environmental Laws (hereinafter defined), provided, however, with respect to the testing, remediation, removal, transportation or storage of (A) any material or
substance that is part of the Building on the Commencement Date and which, as of the Commencement Date, is not considered, as a matter of law, to be a Hazardous Material, but which is subsequently determined to be a Hazardous Material as a matter of
law and must be remediated or removed, and (B) any material or substance located in the Building after the Commencement Date and which, when placed in the Building was not considered as a matter of law to be a Hazardous Material but which is
subsequently determined to be a Hazardous Material as a matter of law, then the costs thereof may be included in Operating Costs. 
 (c)
Payment of Operating Costs. Commencing on the Rent Commencement Date, and thereafter throughout the Term, 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 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. 
 (d) 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 event which, with the passage of time and/or the giving of notice would constitute an Event of 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. 

  
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 (e) Part Years. If the Rent Commencement Date 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. 

(f) Gross-Up. If, during any fiscal year, less than 95% of the Building is occupied by tenants
or if Landlord was not supplying at least 95% of 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 95% occupied and such services were being supplied to 95% of tenants, and such extrapolated Operating
Costs shall, for all purposes hereof, be deemed to be the Operating Costs for such fiscal year. This “gross up” treatment shall be applied only with respect to variable Operating Costs arising from services provided to Common Areas or to
space in the Building being occupied by tenants (which services are not provided to vacant space or may be provided only to some tenants) in order to allocate equitably such variable Operating Costs to the tenants receiving the benefits thereof.

 (g) Audit Right. Provided there is no Event of Default nor any event which, with the passage of time and/or the giving of
notice would constitute an Event of Default, Tenant may, upon at least thirty (30) days’ prior written notice, inspect or audit Landlord’s records relating solely to Operating Costs for the fiscal year covered by the Year End
Statement in question. However, no audit or inspection shall extend to periods of time before the Rent Commencement Date. If Tenant fails to object to the calculation of Tenant’s Share of Operating Costs on the
Year-End Statement within sixty (60) days after such statement has been delivered to Tenant and/or fails to complete any such audit or inspection within ninety (90) 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.
Landlord’s records shall be made available electronically or, at Landlord’s election, 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 Tenant was overcharged by more than one percent (1%) and Landlord
does not reasonably object to such inspection or audit results, then, provided no Event of Default has occurred nor an event which, with the passage of time and/or the giving of notice would constitute an Event of Default, and
provided, further, that Tenant has delivered to Landlord a copy of the final inspection or audit report reflecting such error. 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 thirty (30) 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 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. Tenant hereby acknowledges and agrees that Tenant’s sole right to contest Landlord’s Year End
Statement shall be as expressly set forth in this Section 5.2(g). Tenant hereby waives any and all other rights provided pursuant to any Legal Requirements to examine Landlord’s books and records and/or to contest
Landlord’s Year End Statement. No subtenant or licensee shall have any right to conduct any such examination. 

  
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 5.3 Taxes. 

(a) “Taxes” shall mean the real estate taxes and other taxes, levies and assessments imposed upon the Building and the
tax lot(s) on which the Building is located (the “Tax Lot”) and any other buildings located on the Tax Lot (collectively, the “Tax Property”), and upon any personal property of Landlord used in the
operation thereof, or on Landlord’s interest therein 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 Tax Property
(including any community preservation assessments and/or business improvement district 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 Tax Property or based upon rentals derived therefrom, which are or shall be imposed by federal, state, county, municipal or other governmental authorities. To the extent Taxes are assessed against the Tax
Property as a whole, such amounts shall be allocated among the buildings located on the Tax Lot and shall be based on the assessor’s records or, if the records do not provide a separate allocation, based on square footage of the buildings in
question unless Landlord reasonably determines that such allocation should be made on another basis. Furthermore, if different tax rates apply to spaces in the buildings located on the Tax Lot, Taxes will be allocated based on the applicable tax
rate (e.g., if retail space is taxed at a different rate than office space, then Taxes subject to such different rate shall be allocated accordingly). If any such Tax is levied or assessed directly against Tenant, then Tenant shall be responsible
for and shall pay the same at such times and in such manner as the taxing authority shall require. From and after substantial completion of any occupiable improvements constructed as part of a Future Development, if such improvements are not
separately assessed, Landlord shall reasonably allocate Taxes between the Building and such improvements and the land area associated with the same. Taxes shall not include any inheritance, estate, succession, gift, franchise, rental, income 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 Tax 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 in 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 Tax Property were the only real estate owned by Landlord. “Taxes” shall also include reasonable
expenses (including legal and consultant fees) of tax abatement or other proceedings contesting assessments or levies. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal property or trade fixtures
placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, or if the assessed valuation of the
Tax Property is increased by a value attributable to improvements in or alterations to the Premises made by Tenant, whether owned by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, Landlord shall
have the right, but not the obligation, to pay such Taxes. The amount of any such payment by Landlord shall constitute additional rent due from Tenant to Landlord within thirty (30) days of invoice therefor. 

  
 14 

 (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. Commencing on the Rent Commencement Date, and thereafter throughout the Term, 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 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 no Event of Default has occurred nor any event which, with the passage of time and/or the giving of notice would constitute an Event of 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 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 Tax Property including the Premises, Tenant agrees, except as otherwise expressly provided herein to
the contrary, to pay to Landlord, as additional rent, the portion of such PILOT attributable to the Premises in the same manner as provided above for the payment of Taxes. 

  
 15 

 (d) Effect of Abatements. Appropriate credit against Taxes and/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 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 of ten percent (10%), or at any applicable lesser maximum legally permissible rate for debts of this nature (the “Default Rate”). Acceptance of interest or any partial payment 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. 

(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 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 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) EXCEPT AS
EXPRESSLY PROVIDED IN SECTION 15.2 BELOW, TO QUIT, TERMINATE OR SURRENDER THIS LEASE OR THE PREMISES OR ANY PART THEREOF. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE OBLIGATIONS OF TENANT UNDER THIS LEASE 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. 

  
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 5.6 Survival. Any obligations under this Article 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. Within ten (10) business days after the Execution Date, Tenant shall deliver to Landlord 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 7: (b) issued by a FDIC insured financial institution (i) reasonably acceptable to Landlord
upon which presentment may be made (A) in Boston, Massachusetts (if Landlord so requires at the time of its approval thereof) or (B) by facsimile expressly pursuant to the terms of the letter of credit), and (ii) which satisfies the
Minimum Rating Agency Threshold and the Minimum Capital Threshold (as such terms are hereinafter defined); 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 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 next anniversary of the Commencement Date
or one (1) year from its date of delivery to Landlord, whichever is later. 
 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. 

  
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 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) business 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. The “Minimum Rating
Agency Threshold” shall mean that the issuing bank has outstanding unsecured, uninsured and unguaranteed senior long-term indebtedness that is then rated (without regard to qualification of such rating by symbols such as “+”
or “-” or numerical notation) “Baa” or better by Moody’s Investors Service, Inc. and/or “BBB” or better by Standard & Poor’s Rating Services, or a comparable
rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum Capital Threshold” shall mean that the issuing bank has combined capital, surplus and undivided profits of not less than
$10,000,000,000. If the issuer of the Letter of Credit fails to satisfy either or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be required to deliver a substitute letter of credit from another issuer
reasonably satisfactory to the Landlord and that satisfies both the Minimum Rating Agency Threshold and the Minimum Capital Threshold not later than ten (10) business days after Landlord notifies Tenant of such failure. 

7.5 Security Deposit. Landlord shall hold the balance of proceeds remaining after a draw on the Letter of Credit (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 without further notice or opportunity to cure. 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 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. 

  
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 8. SECURITY INTEREST IN TENANT’S PROPERTY. In addition to any statutory
landlord’s lien, now or hereafter enacted, Tenant grants to Landlord, to secure performance of Tenant’s obligations hereunder, a first priority security interest in Tenant’s Property (for purposes of this Article 8,
“Tenant’s Collateral”), and Tenant’s Collateral shall not be removed from the Premises without the prior written consent of Landlord until all obligations of Tenant have been fully
performed. Landlord is hereby authorized, and granted a power of attorney to file UCC-1 financing statements or any other instrument, at any time during the Term of this Lease, necessary or appropriate to
perfect Landlord’s security interest under this Article 8, which power is coupled with an interest and is irrevocable during the Term. Upon the occurrence of an Event of Default, Landlord may, in addition to all other remedies, without
notice or demand except as provided below, exercise the rights afforded to a secured party under the Uniform Commercial Code of the Commonwealth of Massachusetts (the “UCC”). To the extent the UCC requires Landlord to give to
Tenant notice of any act or event and such notice cannot be validly waived before a default occurs, then five (5) days’ prior written notice thereof shall be reasonable notice of the act or event. Landlord hereby subordinates the security
interest provided under this Article 8 or by statute to any security in Tenant’s Collateral granted to any national banking association or institutional lender of Tenant (provided, however, that it is understood and agreed
by Tenant that the foregoing provisions shall not affect the prohibition set forth in Section 25.12 hereof) and Landlord shall, at Tenant’s expense, execute such reasonable documentation to evidence such subordination
as the holder of any such security interest may request. 
 9. UTILITIES, HVAC; WASTE REMOVAL 

9.1 Electricity. Commencing on the Commencement Date, Tenant shall pay all charges for electricity furnished to the Premises
and/or any equipment exclusively serving the Premises as additional rent, based on metering equipment installed as part of Tenant’s Fitout (or allocated by some other reasonable customary method). At Tenant’s request, Landlord shall
provide Tenant with reasonable backup documentation regarding the total charges and the method of allocating the charges to Tenant. Tenant shall, at Tenant’s sole cost and expense, maintain and keep in good order, condition and repair such
metering equipment. 
 9.2 Water. Commencing on the Commencement Date, Tenant shall pay all charges for cold water furnished to
the Premises and/or any equipment exclusively serving the Premises as additional rent. Landlord shall install a separate water meter for the Building and shall allocate the water meter charges, together with any sewer charges based on said meter
readings, among the tenants of the Building based upon either rentable square footage or other commercially reasonable method(s). Landlord shall provide Tenant with reasonable back-up documentation regarding
the total charges and the method of allocating the charges to Tenant. Commencing on the Commencement Date, Tenant shall pay to Landlord, as additional rent hereunder, its allocated share of water charges within thirty (30) days of demand
therefor from time to time. If Landlord reasonably determines that Tenant’s use of water and sewer services is not consistent with the usage patterns of other tenants, Landlord shall have the right, at Tenant’s sole cost and expense, to
furnish and install in a location approved by Landlord in or near the Premises submetering equipment to measure Tenant’s consumption of water in the Premises. Tenant shall, at Tenant’s sole cost and expense, maintain and keep in good
order, condition and repair any such submetering equipment. 

  
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 9.3 Condenser Water. Subject to Landlord’s reasonable rules and
regulations governing the same, Tenant shall have access to the Building condenser water loop for the benefit of Tenant’s air conditioning equipment, subject to reasonable usage charges. 

9.4 Heat, Ventilating and Air Conditioning. Landlord shall furnish to the Premises during normal business hours (as set forth in
Section 2.3 above) so as to reasonably maintain comfortable temperatures therein (a) heat during the normal heating season, and (b) air conditioning during the normal cooling season. All costs incurred by
Landlord to provide HVAC service to the Premises shall be included in Operating Costs. Such costs shall include the cost of all utility services used in the operation of the HVAC system(s) providing HVAC service to the Premises and all costs
incurred by Landlord in the operation, maintenance, and repair of such system(s). Whenever the air conditioning systems are in operation, Tenant agrees to use reasonable efforts to lower 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.
Landlord shall use reasonable efforts, upon no less than one (1) business day’s advance written notice from Tenant, to furnish, at Tenant’s sole cost and expense, additional heat or air conditioning services to the Premises on days
and at times other than as above provided at Landlord’s standard rates from time to time. It is expressly understood and agreed that Tenant shall be solely responsible for cooling any data center, server rooms and any other similar areas
located in the Premises beyond the standard level of cooling provided. 
 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 no less than twenty-four (24) hours’ notice except in the event of an emergency, to interrupt, curtail, or stop (i) the furnishing of heat,
air conditioning, ventilation and/or hot and/or cold water, and (ii) the operation of the life safety, plumbing and/or 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. 

  
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 (b) Notwithstanding anything to the contrary in this Lease contained, if the Premises are
rendered untenantable, in whole or in part, as a direct result of the failure of Landlord to provide (or cause to be provided) any service which Landlord is required to provide hereunder, 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”) as the direct result of such lack of service, then, provided that Tenant ceases to use the Affected Portion during the entirety of the Landlord Service Interruption Cure Period and
that 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 with respect to the Affected Portion until the day such condition is completely corrected.
For purposes hereof, the “Landlord Service Interruption Cure Period” shall be defined as six (6) consecutive days after Landlord’s receipt of written notice from Tenant of the condition causing untenantability in
the Affected Portion. The remedy set forth in this Section 9.6(b) shall be Tenant’s sole and exclusive remedy on account of an interruption of services. The provisions of this Section 9.6(b)
shall not apply in the event of Casualty or Taking (which shall be governed by Article 15 below) or in the event of untenantability caused by Force Majeure or if Landlord is unable to cure such condition as the result of Force Majeure. 

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 AT&T, Comcast and Verizon (collectively, the “Approved Providers”). If Landlord determines
there is available space and elects to permit access by providers other than the Approved Providers, 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 Providers 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 Trash Removal; Recycling Removal; Composting Removal. Throughout the Term, Tenant shall, at its sole cost and expense: keep
any Trash, recycling materials and composting materials in separate vermin-proof containers within the interior of the Premises until removed. Subject to reimbursement pursuant to Section 5.2, and subject further to Force
Majeure, Landlord shall furnish services for the removal of Trash and recycling materials from the Premises and may provide a service for the removal of composting materials from the Premises. If any Legal Requirements or the trash removal company
requires that any substances in the Premises 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.

 9.9 Landlord’s Services. Subject to reimbursement pursuant to Section 5.2
above, and subject further to Force Majeure, Landlord shall provide the services described in Exhibit 8 attached hereto and made a part hereof (“Landlord’s Services”). All costs incurred in connection with the
provision of Landlord’s Services shall be included in Operating Costs. 

  
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 10. MAINTENANCE AND REPAIRS. 

10.1 Maintenance and Repairs by Tenant. Subject to Force Majeure, Tenant shall keep the Premises (including all electronic, phone
and data cabling and related equipment exclusively serving the Premises, fixtures, lighting, electrical equipment and wiring, non-structural walls, interior windows, floor coverings, doors and door frames and
plate glass (provided that Landlord shall have the right to repair plate glass at Tenant’s cost)) neat and clean and free of insects, rodents, vermin and other pests and, subject to Section 9.8 above, Trash, and
in such good repair, order and condition as the same are in on the 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 and repair of all building systems, sanitary, electrical, heating, air conditioning, plumbing, security or other systems and of all equipment and appliances to the
extent installed and/or operated by Tenant and/or exclusively serving the Premises (provided that Landlord shall have the right to repair the same at Tenant’s cost). Tenant agrees to provide regular maintenance by contract with a
reputable qualified service contractor for the heating and air conditioning, electrical, plumbing and life-safety equipment exclusively 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. 

10.2 Maintenance and Repairs by Landlord. Except as otherwise provided in Article 15, and subject to Tenant’s
obligations in Section 10.1 above, and subject further to Force Majeure, Landlord shall maintain the roof, Building structure (including the foundation, structural floor slabs and columns) and Building core (including the
restroom facilities), exterior window frames, and except to the extent exclusively serving the Premises (or any other leasable space in the Building), the base building systems and equipment (including sanitary, electrical, heating, air
conditioning, plumbing and security systems) in reasonable repair, order and condition and in compliance with Legal Requirements. In addition, Landlord shall operate and maintain the Common Areas in compliance with Legal Requirements and otherwise
in substantially the same manner as comparable combination institutional, office and retail facilities in the Kendall Square area. All costs incurred by Landlord under this Section 10.2 shall be included in Operating Costs
as provided in Section 5.2. 
 10.3 Accidents to Sanitary and Other Systems. To the extent Tenant is
actually aware of the same, 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 the sanitary,
electrical, ventilation, heating and air conditioning or other systems located in, or passing through, the Premises. Except as otherwise provided in Article 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. 

  
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 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, to the maximum extent permitted by Legal Requirements, Tenant will defend, indemnify and save Landlord, Fee Owner and their
respective agents (including its property manager), contractors and employees (collectively with Landlord, the “Landlord Parties”) harmless from and against any and all claims, damages, judgments, losses, penalties, costs,
expenses and fees (including 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. 

(a) 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 (including the contractor(s) and a time schedule therefor). 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. Tenant shall be responsible for all elements of the design of Tenant’s plans (including 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. In seeking Landlord’s approval, Tenant shall provide Landlord, at least fourteen (14) business days in advance of any proposed construction, with the items listed in Exhibit 9 attached hereto and made a part hereof,
written plans and specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record (including connections to the Building’s structural system, modifications to the
Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), code compliance certifications, work
contracts, requests for laydown areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. 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. 

  
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 (b) Landlord’s approval of non-structural
Alterations shall not be unreasonably withheld, conditioned or delayed. 
 (c) Notwithstanding the foregoing, (i) Landlord may withhold
its consent in its sole discretion (A) to any Alteration to or affecting the roof and/or building systems, (B) with respect to matters of aesthetics relating to Alterations to or affecting the exterior of the Building, (C) to any
Alteration affecting the Building structure, (D) to any Alteration changing the rentable square footage of the Premises, and/or (E) with respect to any density of use of the Premises in a manner inconsistent with the design of the base
building (“Restricted Alterations”); and (ii) Landlord’s consent shall not be required (but the applicable Exhibit 9 items shall be provided if reasonably required by Landlord) with respect to any Alterations
that are purely decorative in nature nor with respect to non-structural Alterations that are not Restricted Alterations and which cost less than $50,000 in any one instance (and $100,000 in the aggregate per
calendar year, prorated for any partial calendar year) so long as any such Alterations are consistent with the quality and character of the Building, are in compliance with Legal Requirements and do not (i) affect, and do not require access to,
any part of the Building outside the Premises; nor (ii) trigger any Legal Requirement to perform work outside the Premises (each, a “Permitted Alteration”), provided Tenant shall provide Landlord with reasonably
detailed written notice thereof. 
 (d) 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. 
 (e) If Tenant shall make any
Alterations, then Landlord may elect to require Tenant at the expiration or sooner termination of the Term to restore the Premises to substantially the same condition as existed immediately prior to the Alterations, provided, however,
in no event shall Tenant be required to remove any of Tenant’s Fitout or any Alterations which are considered standard office improvements (as compared to “specialty” Alterations, in the nature of internal stairways, raised floors,
personal baths and showers, vaults, rolling file systems, etc.). If requested by Tenant, Landlord shall make such election at the time Landlord approves such Alteration (or in the case of Permitted Alterations, within thirty (30) days after
receipt of request for Landlord to make such election, together with reasonably detailed notice regarding the Permitted Alterations in question). If Landlord does not so elect, 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. 
 (f) Within sixty (60) days after completion of any
Alterations (other than Alterations that are purely cosmetic in nature such as paint and carpeting), Tenant shall provide Landlord with (i) reproducible record drawings (in CAD format) of all Alterations, (ii) final cost affidavits (in
form reasonably approved by Landlord), and (iii) final unconditional lien waivers from all contractors, vendors, service providers and consultants engaged in connection with such Alterations. 

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 may 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 proposed Alterations outside the Premises and or affecting the Building systems (the “Supervised Work”). Tenant shall reimburse Landlord, within thirty
(30) days after demand therefor, for the reasonable cost of Landlord’s supervisory personnel overseeing the Supervised Work. 

  
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 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 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 any Alteration exceeds $75,000, 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) procure appropriate surety payment and performance bonds naming Landlord as an additional obligee and file lien bond(s) (in jurisdictions where
available) on behalf of such contractors. 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) obtain Landlord’s written approval of any and all building permit applications relating to Alterations (including Permitted Alterations) to the
Premises prior to submission thereof; (b) 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); (c) 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 (d) to the maximum extent
permitted by Legal Requirements, defend, indemnify and hold the Landlord Parties harmless from and against any and all Claims occasioned by or growing out of such Alterations. Tenant shall cause contractors employed by Tenant to (i) carry the
insurance specified in Exhibit 9A, and (ii) submit certificates evidencing such coverage to Landlord prior to the commencement of any 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. If Landlord reasonably determines that, in connection
with Alterations by Tenant, (A) any base Building system (including the fire alarm system) should be or is required to be shut down, and/or (B) base Building system cleaning or other maintenance or repair is required (including the
changing of base Building system filters pre- or post-construction), Tenant shall reimburse Landlord for the reasonable
out-of-pocket costs incurred by Landlord in connection therewith. 

  
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 12. SIGNAGE 

12.1 Restrictions. Tenant shall have the right to install Building standard signage identifying Tenant’s business at the
entrance to the Premises, which signage shall be (a) at Tenant’s sole cost and expense, and (b) subject to Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed). Except for
interior signage at the entrance to the Premises as permitted in the preceding sentence, 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 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. Other than the motorized blinds installed by Landlord as part of Tenant’s Fitout, 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 such motorized blinds without Landlord’s prior written consent. Tenant may hang its own drapes, provided that they shall not in any way interfere with such motorized blinds or be visible from the exterior of the Building,
and that such drapes are so hung and installed that, when drawn, the motorized 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, at Tenant’s sole cost and expense, add the names of any approved subtenants or licensees occupying any portion of the Premises. 

13. ASSIGNMENT, MORTGAGING AND SUBLETTING. 

13.1 General; Transfer Defined. 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 in Section 13.4 below, Tenant shall not, without Landlord’s
prior written consent (which shall be granted or withheld in accordance with Section 13.3 below), assign, sublet, license or transfer this Lease or the Premises in whole or in part whether by changes in the ownership or
control of Tenant, or any direct or indirect owner of Tenant, whether at one time or at intervals, by sale or transfer of stock, partnership or beneficial interests, operation of law or otherwise, 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”). Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to the
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 Article 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. 

  
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 13.2 Landlord’s Recapture Right. 

(a) Subject to Section 13.4 below, Tenant shall, prior to offering or advertising the Premises or any portion thereof
for a Transfer or accepting an offer for a Transfer, 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”), (iii) identifies the period of time (the “Recapture Period”) during which Tenant proposes to sublet the Recapture Premises, or indicates that Tenant proposes to
assign its interest in this Lease, and (iv) offers to Landlord to terminate this Lease with respect to the Recapture Premises (in the case of a proposed assignment of Tenant’s interest in this Lease or a subletting for the remainder of the
term of this Lease) or to suspend the Term for the Recapture Period (i.e. the Term with respect to the Recapture Premises shall be terminated during the Recapture Period and Tenant’s rental obligations shall be proportionately reduced).
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 the terms and conditions 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. 

13.3 Request for Consent. In the event Tenant desires to effect a Transfer, then, at least thirty (30) but not more than
ninety (90) days prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall provide written notice to Landlord (the “Transfer Notice”) containing the
following all in such detail as Landlord shall reasonably require: information (including references) concerning the character of the proposed Transferee; the Transfer Date; the most recent unconsolidated financial statements of Tenant and of the
proposed Transferee satisfying the requirements of Section 25.15 (“Required Financials”); evidence reasonably satisfactory to Landlord that the value of Landlord’s interest under this Lease
shall not be diminished or reduced by the proposed Transfer (such evidence shall include evidence respecting the relevant business experience and financial responsibility and status of the proposed Transferee); any ownership or commercial
relationship between Tenant and the proposed Transferee; and the consideration and all other material terms and conditions of the proposed Transfer. So long as Tenant shall have complied with Section 13.2 above, and subject
to Landlord’s rights set forth in Section 13.2. Landlord agrees that, subject to the provisions of this Article 13. Landlord shall not unreasonably withhold, condition or delay its consent to a Transfer at fair
market rent and otherwise on the terms contained in the Recapture Notice. It shall be reasonable for Landlord to withhold its consent to a Transfer, inter alia, (a) if the proposed party to whom the Transfer is being made (the
“Transferee”) will not use the Premises for the Permitted Uses; (b) if, in Landlord’s reasonable opinion, the Transferee (i) does not have a tangible net worth and other financial indicators sufficient to meet
the Transferee’s obligations under the Transfer instrument in question; (ii) does not have a business reputation compatible with the operation of a first-class combination retail and office building or the tenant mix Landlord desires for
the Building; (c) intends to use the space subject to the Transfer for a use that violates any exclusive or restrictive use provisions then in effect with respect to space in the Property; and/or (d) if Tenant or the Transferee does not or
cannot deliver any information required by this Section 13.3, including the Required Financials. 

  
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 13.4 Permitted Transfers. 

(a) Notwithstanding the foregoing provisions of this Article 13, but subject to Section 13.7 below, Tenant
shall have the right, without giving Landlord a Recapture Notice and without obtaining Landlord’s consent, but with at least thirty (30) days’ prior written notice to Landlord (unless contractually prohibited from doing so, in which
event such notice shall be provided within ten (10) days after being contractually permitted to provide such notice, but in no event later than ten (10) days after the effective date thereof), which notice shall include evidence reasonably
satisfactory to Landlord that the Transfer qualifies as a Transfer permitted by this Section 13.4, to (A) make a Transfer to an Affiliate so long as such entity remains in such relationship to Tenant, and
(B) assign the Lease to a Successor, provided that prior to or simultaneously with any assignment pursuant to this Section 13.4, such Affiliate 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 Affiliate 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 Affiliate or Successor, as the case may be, shall expressly agree that the provisions of this Article 13 shall, notwithstanding such
Transfer, continue to be binding upon it with respect to all future Transfers. For the purposes hereof, an “Affiliate” shall be defined as any entity (i) that has the financial wherewithal to meet its obligations under
the Transfer instrument; and (ii) which is controlled by, is under common control with, or which controls Tenant. As used herein, “control” means direct or, either together with others acting as a group or otherwise,
indirect ownership or possession of the right or power, by vote of stockholders or directors, or by contract, agreement or other arrangements, or otherwise, to direct, determine, prevent or otherwise dictate managerial, operational or other actions
or activities of any such person, firm or corporation. For the purposes hereof, a “Successor” shall mean 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 tangible net worth (i.e., the excess of total assets, less intangible assets, over total liabilities, as evidenced by either (1) publicly
available annual report(s) or SEC or other public filings, or (2) audited financial statements prepared in accordance with GAAP and delivered to Landlord) at least equal to Tenant’s tangible net worth immediately prior to the Transfer.

 (b) It is understood and agreed that mere occupancy (i.e., licenses, not subleases or assignments) of up to ten percent (10%) of the
Premises in the aggregate by companies, firms or other entities or individuals who are members of a group with whom Tenant has a contractual or other relationship providing for cooperative or collaborative research or development work, and who are
or typically would be located by Tenant in one of its facilities (each, a “Working Partnership”), shall be permitted without the necessity of obtaining Landlord’s consent thereto so long as each Working Partnership
executes a release and waiver for the benefit of Landlord (and if applicable, Fee Owner) substantially similar to Section 14.5 hereof and a copy thereof is provided to Landlord prior to such occupancy. Tenant shall provide
Landlord with at least thirty (30) days’ prior written notice of occupancy by any Working Partnership (which notice shall include the number of square feet in occupancy by each such entity and such other information reasonably required for
financing, insurance and other risk management purposes). 

  
 28 

 (c) Notwithstanding the provisions of this Section 13.4, 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 13.4. 
 13.5 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. 

13.6 Profits In Connection with Transfers. Other than in connection with a Transfer 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 the following (all of which shall be
amortized over the term of the Transfer in question): reasonable actual out-of-pocket legal and brokerage expenses incurred by Tenant and improvements paid for by Tenant
in connection with such Transfer), in excess of Rent hereunder as if such amount were originally called for by the terms of this Lease as additional rent. 

13.7 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 no default by Tenant under this Lease. Notwithstanding anything to
the contrary contained herein, Tenant agrees that in no event shall Tenant make a Transfer (a) to any government agency; (b) to any tenant, subtenant or occupant of other space in the Property; (c) to any entity with whom Landlord
shall have negotiated for space in the Property in the six (6) months immediately preceding such proposed Transfer; or (d) if any part of the rent payable under such Transfer instrument shall be based in whole or in part on the net income
or profits of any Transferee in accordance with Code section 512(b)(3)(B)(ii), any successor provision thereto or any guidance promulgated thereunder. 

13.8 Restrictions on Subleases. In addition to the other requirements set forth in this Lease and notwithstanding any other
provision of this Lease, subleases or licenses of less than all of the Premises shall only be permitted under the following terms and conditions: (a) the layout of both the subleased premises and the remainder of the Premises must comply with
Legal Requirements and be approved by Landlord, including all requirements concerning access and egress and any modifications necessary to have the Premises function as a multi-tenant space rather than as a single tenant space; (b) each
subleased premises shall be separately physically demised from the remainder of the Premises, and Tenant shall pay all costs thereof; and (c) there shall be no more than two (2) subleases in effect in the Premises at any given time. 

13.9 No Release. No Transfer shall relieve Tenant of its primary obligation as Tenant hereunder, and Tenant shall remain fully
and primarily liable under this Lease. No Transfer shall reduce or increase Landlord’s obligations under this Lease. 

  
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 13.10 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 the same may change from time to
time) 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 13.10 shall apply to all
Transferees, including Affiliates and Successors. Notwithstanding the foregoing, the provisions of this Section 13.10 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. 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 and such other insurance specified on Exhibit 10 attached hereto. 

14.2 Indemnification. 

(a) Except to the extent caused by the gross negligence or willful misconduct of Landlord, to the maximum extent permitted by Legal
Requirements, 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 (A) arising out of the use or occupancy of the Premises by any of the Tenant Parties and/or (B) caused by or arising from 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 Commencement Date that any of the Tenant Parties may have been
given access to the Premises, and for so long thereafter as Tenant remains in occupancy of the Premises. Tenant shall require its subtenants and any other occupants of the Premises to provide similar indemnities in favor of the Landlord Parties in a
form acceptable to Landlord. 
 (b) 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 the gross negligence or willful misconduct of Landlord. 

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. 

  
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 14.4 Limitation of Landlord’s Liability for Damage or
Injury. Landlord shall not be liable for any injury or damage to persons 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 acts, omissions or negligence of other tenants or persons in the Building or damage 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, 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. Tenant hereby waives on behalf of itself and its liability 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 Landlord and/or its Related Parties for any liability, loss or damage that
is insured against under any liability insurance policy actually being maintained by Tenant 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 Tenant 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 Landlord and/or its Related Parties. Landlord and Tenant
each agrees to cause appropriate clauses to be included in its insurance policies necessary to implement the foregoing provisions. 

  
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 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 Tenant’s use of the Premises or the failure of Tenant to comply with the provisions of this Lease 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 use or 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 Tenant’s Fitout, 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 delays due to Force Majeure, delays due to any act or omission by any of the Tenant Parties which causes an actual delay in the performance of Landlord’s
obligations (a “Tenant Delay”), and subject further to rights of Mortgagees, Legal Requirements then in existence and to delays for adjustment of insurance proceeds or Taking awards, as the case may be, Landlord shall use
diligent efforts to substantially complete such restoration within one (1) year after Landlord’s receipt of all required permits therefor. 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, subject to Force Majeure. 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. Provided that Landlord has maintained insurance coverage for
the Building that is reasonably comparable to insurance maintained by prudent landlords of similar Class A buildings in the Kendall Square area, 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 fiscal 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. 

  
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 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 subject to a Taking; (ii) more than thirty-five percent (35%) of the Building is damaged by Casualty; or (iii) if the estimated time to
complete Landlord’s restoration exceeds one (1) year from the date on which Landlord receives all required permits for such restoration. 

(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 $250,000 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, if any Mortgagee does not release sufficient insurance proceeds to
cover the cost of Landlord’s restoration work, Landlord shall notify Tenant thereof. In such event, unless Landlord agrees in writing to cover the difference, Landlord or Tenant may terminate this Lease by written notice to the other within
thirty (30) days after such notice. 
 (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) Tenant shall assign to Landlord all of its right,
title and interest in and to the insurance proceeds for Tenant’s Fitout and any other Alterations (a) if the Term shall expire prior to the completion of Tenant’s restoration pursuant to Section 15.1 above,
or (ii) if this Lease is terminated pursuant to any provision of this Lease prior to the completion of Tenant’s restoration pursuant to Section 15.1 above, in each case equal to the sum of (A) the unamortized
amounts paid by Landlord for Tenant’s Fitout, and (B) the unamortized costs of any portion of and any other Alterations that were not designated for removal pursuant to Article 11. 

(f) Notwithstanding anything to the contrary contained herein, Tenant may not terminate this Lease pursuant to this Article 15 if the
Casualty in question was caused by the gross negligence or willful misconduct of any of the Tenant Parties. 

  
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 15.3 Taking for Temporary Use. If the Premises are Taken for temporary use,
this Lease and Tenant’s obligations, including the payment of Rent, 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 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 within ten (10) business days’ after written request 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 Landlord, any prospective or actual capital partner, any party to the SOMA REA and/or any REA, any prospective purchaser of the Building or any portion thereof or of any interest of Landlord
therein, any Mortgagee or prospective Mortgagee thereof, any lessor or prospective lessor thereof, any ground or master lessee or prospective ground or master lessee with respect thereto, or any prospective assignee of any Mortgagee. 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. Except for customary quantities of standard office supplies and de minimis quantities of cleaning materials (it being understood that all of the foregoing shall be stored in compliance with Environmental Laws (hereinafter
defined) and in proper containers), Tenant shall not, without the prior written consent of Landlord, which may be withheld in Landlord’s sole discretion, bring or permit to be brought or kept in, at or on the Premises or elsewhere in the
Building (a) any inflammable, combustible or explosive fluid, material, chemical or substance; or (b) any Hazardous Material (hereinafter defined). Upon at least forty-eight (48) hours’ advance notice, which may be oral (except
that no notice shall be required in emergency situations). 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.
Except in the event of an emergency. Landlord shall use commercially reasonable efforts to minimize any materially adverse interference with Tenant’s use and occupancy of the Premises as a result of Landlord’s access pursuant to this
Section 17.1. 

  
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 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 over the Premises concerning environmental, health and safety matters, including but not
limited to any discharge by any of the Tenant Parties into the air (including indoor air and outdoor air), surface water, sewers, soil or groundwater of any Hazardous Material (hereinafter defined) whether within or outside the Premises, including
(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., (e) Chapter 21C of the General Laws of Massachusetts, and (f) 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, including live organisms, viruses and fungi, medical waste and any
so-called “biohazard” materials, and any materials on the right to know list of the Occupational Safety and Health Administration. The term “Hazardous Material” includes 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 or (ii) contains any component
now or hereafter designated as such. 
 17.4 Hazardous Materials Indemnity. To the maximum extent permitted by Legal
Requirements, 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, or exacerbation of any contamination of any part of the Property or adjacent property, to the extent such contamination or exacerbation, as the case may be, arises from: (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 Article 17. This indemnification of the Landlord Parties by Tenant includes 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 at, on or under, or any indoor air in, the Building based upon the circumstances identified in the first sentence of this Section 17.4. In the event
Tenant’s indemnity obligations under both Section 14.2 above and this Section 17.4 apply, the broader indemnity shall be applicable. 

17.5 Non-Tenant Contamination. Notwithstanding any provision of this Lease to the
contrary, Tenant shall not be liable for, nor have any obligation or responsibility under this Lease or otherwise for, any Pre-Existing Contamination (provided, however, with respect to the
testing, remediation, removal, transportation or storage of any material or substance that is part of the base Building and which, as of the Commencement Date, is not considered, as a matter of law, to be a Hazardous Material, but which is
subsequently determined to be a Hazardous Material as a matter of law and must be remediated and/or removed, then the costs thereof may be included in Operating Costs). For purposes of this Lease,
“Pre-Existing Contamination” shall mean any Hazardous Material that was present at, on, in, under, or around the Building or the Property on or before the Commencement Date;
provided, however, Pre-Existing Contamination shall not be deemed to include any Hazardous Materials to the extent contributed to or exacerbated by any of the Tenant Parties, it being understood
and agreed that Tenant shall be responsible for the costs associated with or resulting from such contribution or exacerbation. 

  
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 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 11. 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 and/or the resiliency of the
Building (with respect to flooding or otherwise), including such policies, programs and measures as may be necessary to achieve and/or maintain any LEED or similar certification (collectively, the “Conservation Program”),
provided, however, that, except to the extent required by Legal Requirements, 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 comparable combination institutional, office and retail buildings in the 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 and reasonable reporting requirements relating thereto. 

18.3 Recycling. Upon reasonable prior written notice, Landlord may establish policies, programs and measures for composting
and/or 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. 

  
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 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 Tenant’s Fitout or Alterations made by or on behalf of Tenant to, the Premises. In addition, Tenant shall, at Tenant’s sole
expense, comply with the “tenant” obligations pursuant to that certain Parking and Traffic Demand Management Plan dated March 11, 2016 (as the same may be amended, the “PTDM”) including the obligations to:
designate a liaison to work with the employee transportation coordinator designated by Landlord; join the Charles River TMA (or replacement shuttle service provider); provide Tenant’s employees and patrons with access to the Charles River
TMA’s programs and EZ Ride shuttle service (or equivalent shuttle service) fare free; offer an emergency ride home program to all employees who commute by non-SOV mode at least three days per week and who
are eligible to park in the Parking Areas; allow employees to set aside pre-tax funds as allowed under the Commuter Choice provisions of the Federal Tax Code; and offer and provide the subsidy options
described therein) and Tenant shall provide information to Landlord in connection with any reporting requirements thereunder and cooperate with Landlord in encouraging employees to seek alternate modes of transportation. Tenant is encouraged to
allow flexible work schedules within typical work hours for employees in order to reduce peak impacts of commuting and to work with the Cambridge Office of Workforce Development to expand employment opportunities for Cambridge residents. Tenant
shall furnish all data and information to governmental authorities, 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. 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. 
 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 in the Premises (collectively, the “Required
Permits”) as soon as reasonably possible and in any event prior to operating its business in the Premises. 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 reasonably cooperate with Tenant, at Tenant’s sole cost and expense, in connection with its application for Required Permits. Within ten (10) days of a request by Landlord, which
request shall be made not more than once during each period of twelve (12) consecutive months during the Term hereof unless otherwise requested by any Mortgagee or unless Landlord reasonably suspects that Tenant has violated the provisions of
this Article 19, Tenant shall furnish Landlord with copies of all Required Permits that Tenant has obtained, together with a certificate certifying that such permits are all of the permits that Tenant has obtained with respect to the
Premises. 
 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 on or before 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; 

(b) If Tenant shall fail to timely perform its obligations under the Work Letter and such failure continues for fifteen (15) days after
notice thereof; 

  
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 (c) If Tenant shall, in the absence of a Force Majeure event impacting Tenant’s ability
to use and occupy the Premises, vacate all or substantially all of the Premises without having a permitted Transfer in full force and effect with respect to such vacated space, or if Tenant shall abandon the Premises (whether or not the keys shall
have been surrendered or the Rent shall have been paid); 
 (d) If Tenant shall fail to execute and deliver to Landlord an estoppel
certificate pursuant to Article 16 above or a subordination and attornment agreement pursuant to Article 22 below, within the timeframes set forth therein and such failure continues for five (5) business days after notice thereof;

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

(f) If Tenant shall fail to deliver a replacement Letter of Credit as required under Article 7 above; 

(g) If any Tenant Party causes any release of Hazardous Materials in, on or near the Property; 

(h) If Tenant shall make a Transfer in violation of the provisions of Article 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 Article 13 hereof;

 (i) If Tenant fails to comply with (i) the provisions of Sections 2.3(a), 4.2(a)(ii), 4.2(a)(iii)(d),
4.2(b)(vi) or 4.2(b)(vii) above, and such failure shall continue for a period of three (3) days after written notice thereof from Landlord to Tenant, (ii) the provisions of Sections 2.4, 2.5, 4.2(a)(i),
4.2(a)(iii)(B), 4.2(a)(iii)(C), 4.2(a)(vi), 4.2(b)(iii), 4.2(b)(v) or 4.2(b)(vi) and such failure shall continue for a period of five (5) days after written 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 comply with the provisions of any of the foregoing listed subsections above, and
(ii) Landlord has given Tenant written notice under this Section 20.1(i) with respect to a particular violation of the same enumerated subsection on more than one (1) occasion during the twelve (12) month
interval preceding such failure by Tenant; 
 (j) 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 regardless of the reason for lack of completion; 

  
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 (k) 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; 

(l) 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, 
 (m) 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; 
 (n) Any judgment, attachment or the like in
excess of $500,000 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; 
 (o)
The leasehold hereby created shall be taken on execution or by other process of law and shall not be revested in Tenant within sixty (60) days thereafter; 

(p) 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 sixty (60) days; or 
 (q) 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 sixty (60) days or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding. 

Wherever “Tenant” is used in subsections (k)-(q) inclusive of this Section 20.1, it shall be deemed to include any parent
entity of Tenant and any guarantor of any of Tenant’s obligations under this Lease. 
 Tenant shall reimburse Landlord, within thirty (30) days
after demand, for up to $2,000.00 of Landlord’s reasonable out-of-pocket costs and expenses (including legal fees and costs) incurred in connection with the
preparation and delivery of each validly issued notice of default delivered pursuant to this Section 20.1 (which notice of default may include such demand for payment). 

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 to Landlord, including 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 draw down the entire Letter of Credit 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. 

  
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 20.3 Damages - Termination. 

(a) Upon the termination of this Lease under the provisions of this Article 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 

(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 reletting, 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 at Landlord’s sole and absolute discretion without otherwise affecting this remedy; 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 20.3(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 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. 

  
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 (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 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; Tenant hereby acknowledging that the damages which Landlord may suffer as the result of
the termination of this Lease as a result of an Event of Default over cannot be determined as of the Execution Date. 
 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 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 costs
and expenses, including 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 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, in all event without prejudice to any and all remedies contained in this Lease. 

  
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 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 shall be in writing signed by
such party against whom a waiver is claimed. 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. 
 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 2.6 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 written notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. 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, except in the case of a wrongful eviction of Tenant from the Premises (constructive or actual) by Landlord, and then only if the same continues after notice to Landlord thereof and an 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 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 (including all signage and cabling) and, to the extent required pursuant to
Section 11.1 above, 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. 

  
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 (b) 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. 
 (c) 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; provided that nothing in this
Section 21.1(c) shall be deemed to require Tenant to remove any portion of Tenant’s Fitout. 
 (d) Tenant
hereby assigns to Landlord any warranties in effect on the last day of the Term with respect to any fixtures and Alterations remaining 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 five (5) days thereafter). 
 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 Article 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, (a) Tenant shall pay Base Rent at (i) 150% of the highest rate of Base Rent payable during the Term with respect to the first thirty (30) days of such
holdover, and (ii) 200% of the highest rate of Base Rent payable during the Term thereafter, (b) Tenant shall continue to pay to Landlord all additional rent, and (c) if such holdover lasts more than thirty (30) days. Tenant shall be
liable for all damages, including 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. Nothing herein shall in any way affect Tenant’s status as a tenant-at-sufferance during any holdover period. 

  
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 22. SUBORDINATION; MORTGAGES AND MASTER LEASE. 

22.1 Subordination. Tenant’s rights and interests under this Lease shall be (i) subject and subordinate to any existing
or future ground or master lease (including the Master Lease (hereinafter defined)), and to any mortgages, deeds of trust, overleases, or similar instruments covering the Premises, the Building and/or the Land or any portion thereof or
Landlord’s interest therein and to all advances, modifications, renewals, replacements, and extensions thereof (each of the foregoing, a “Mortgage”), or (ii) if any Mortgagee elects, prior to the lien of any present
or future Mortgage. 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. At Tenant’s request, Landlord shall request that
any existing or future Mortgagee execute a subordination, non-disturbance and attornment agreement with respect to this Lease in the standard form customarily used by such Mortgagee; provided that
Landlord shall have no liability to Tenant and the subordination of this Lease as provided in this Article 22 shall be unaffected if it is unable to obtain any such agreement. The provisions of this Section 22.1
shall be self-operative and no further instrument shall be required to effect such subordination or attornment; however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination and attornment in such form as
shall be requested by any such holder within ten (10) business days of request therefor. Tenant shall provide to Landlord, at no cost to Landlord, any other instrument(s) that may be necessary in order to record and/or file the same with the
Registry. 
 22.2 Mortgagee Notices. Tenant shall give each Mortgagee the same notices given to Landlord concurrently with the
notice to Landlord, and each Mortgagee shall have a reasonable opportunity to cure a Landlord default after the expiration of Landlord’s applicable notice and/or cure periods if Landlord fails to do so, 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; (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; (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 in advance; 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 Mortgagee Consent. Tenant acknowledges that, where
applicable, any consent or approval hereafter given by Landlord may be subject to the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval shall, notwithstanding anything to the
contrary in this Lease contained, constitute reasonable justification for Landlord’s withholding its consent or approval, Subject to the terms and conditions of the Mortgage in question, Landlord shall use commercially reasonable efforts to
enforce any obligation of a Mortgagee to grant its approval within the time periods, if any, specified in such Mortgage, provided, however, in no event shall Landlord be required to commence litigation in connection therewith. 

  
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 22.5 Master Lease. This Lease and all of its terms, covenants,
representations, warranties, agreements and conditions are in all respects subject and subordinate to any existing or future ground or master lease of any portion of the Property including the Premises, including that certain Master Lease Agreement
dated as of February 20, 2020 by and between Massachusetts Institute of Technology (in such capacity, “Fee Owner”), as landlord, and Landlord, as tenant (as it may be amended from time to time, the “Master
Lease”), a redacted copy of which has been delivered to Tenant. Tenant acknowledges notice and full knowledge of all of the terms, covenants and conditions of the Master Lease. With respect to the Master Lease, Tenant shall execute and
deliver to Landlord simultaneously with its execution and delivery of this Lease, a Subordination, Non-Disturbance and Attornment Agreement in the form attached hereto as Exhibit 12 and made a part
hereof. 
 23. QUIET ENJOYMENT. Landlord covenants that so long as Tenant keeps and performs each and every covenant,
agreement, term, provision and condition herein contained on the part and on behalf of Tenant to be kept and performed, 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. 
 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 or refused, as the
case may be (in either case with evidence of delivery or refusal thereof) and addressed as follows: 
  

			
	 If to Landlord:
	  	MIT 314 Main Street Leasehold LLC
		  	c/o MIT Cambridge Real Estate LLC
		  	One Broadway, Suite 09-200
		  	Cambridge, MA 02142
		  	Attention: President
		
	 With a copy to:
	  	MIT Investment Management Company
		  	One Broadway, Suite 09-200
		  	Cambridge, MA 02142
		  	Attention: Director of Real Estate Legal Services
		
	 With a copy by email to:
	  	RELegal@mitimco.mit.edu
		
	 If to Tenant:
	  	At the Premises
		  	Attention: F. Ty Edmondson, Chief Legal Officer
		
	 with a copy of default notices only to:
	  	Ropes & Gray LLP
	  	1211 Avenue of the Americas
		  	New York, NY 10036
		  	Attention: Laurie C. Nelson

  
 45 

 Notwithstanding the foregoing, any notice from Landlord to Tenant regarding ordinary business operations
(e.g., exercise of a right of access to the Premises, maintenance activities, invoices, etc.) may also be given by written notice delivered by electronic mail to any person at the Premises whom Landlord reasonably believes is authorized to receive
such notice on behalf of Tenant without copies as specified above. 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 and is not a post office box. Notices shall be effective upon the date of receipt or refusal thereof. Any
notice given by an attorney on behalf of Landlord shall be considered as given by Landlord and shall be fully effective. Any notice given by an attorney on behalf of Tenant shall be considered as given by Tenant and shall be fully effective. 

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;
Interpretation. 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. The normal rule of construction to the effect
that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto. Words of any gender used in this Lease shall be held and construed to include any
other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. Unless expressly stated otherwise, the use of the word “including” or “include” in this Lease shall be
deemed to mean “including without limitation” or “include without limitation” in each instance. 
 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 Newmark Knight Frank (“Broker”). Tenant and Landlord each
agrees to defend, indemnify and save the other harmless from and against any Claims arising in breach of its 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 1-12 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, provided that no amendment or modification may be effected by text message, electronic mail
or similar communication. 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. 

  
 46 

 25.5 Governing Law; Personal Jurisdiction. 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. Any litigation
relating to this Lease shall be brought in the state or federal courts in the Commonwealth of Massachusetts, and each party consents to personal jurisdiction in such courts. 

25.6 Tenant Representations. Tenant hereby guarantees, warrants and represents to Landlord that (i) Tenant is duly
incorporated or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (ii) Tenant has and is duly qualified to do business in the state in which the Property is located,
(iii) Tenant has full corporate, partnership, trust, limited liability company or other appropriate power and authority to enter into this Lease and to perform all of Tenant’s obligations hereunder, (iv) each person (and all of the
persons if more than one signs) signing this Lease on behalf of Tenant is duly and validly authorized to do so; and (v) neither the execution, delivery or performance of this Lease, nor the consummation of the transactions contemplated hereby,
will violate or conflict with any provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. 

25.7 Expenses Incurred by Landlord Upon Tenant Requests. Tenant shall, upon demand, reimburse Landlord for all reasonable
expenses, including 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 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 (including Section 14.2 hereof) 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 Property, and Tenant agrees to look solely to such interest for the
satisfaction of any liability of Landlord under this Lease. This Section 25.9 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, manager, member, trustee, employee or representative of Landlord or any of the other Landlord Parties ever be personally liable for any obligation under this Lease. In no event shall Landlord or any of
the other Landlord Parties be liable for consequential, indirect, special, incidental or punitive damages or for lost profits whatsoever in connection with this Lease. Except in connection with a breach of Tenant’s obligations under Article
17 above or as provided in Section 21.3 above, in no event shall Tenant or any of the other Tenant Parties be liable for consequential, indirect, special, incidental or punitive 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
Article 13 hereof shall operate to vest any rights in any successor or assignee of Tenant. A facsimile, PDF or other electronic signature on this Lease shall be equivalent to, and have the same force and effect as, an original
signature. This Lease may be executed in counterparts which, taken together, shall constitute a single instrument. 
 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 accruing 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 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 Grants 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 by Landlord without the consent of Landlord. Tenant shall notify Landlord within ten (10) business days after the filing of any UCC statement relating to Tenant’s Property. 

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
Office of Workforce Development. Tenant hereby covenants and agrees that it shall notify the City of Cambridge Office of Workforce Development of all new job opportunities in the Premises as they become available. 

25.15 Intentionally Omitted. 

25.16 Financial Information. If not publicly available, Tenant shall deliver to Landlord, within thirty (30) days after
Landlord’s reasonable request, Tenant’s most recently completed balance sheet and related statements of income, shareholder’s equity and cash flows statements (audited if available) reviewed by an independent certified public
accountant and certified by an officer of Tenant as being true and correct in all material respects. Any such financial information may be relied upon by any actual or potential lessor, purchaser, or mortgagee of the Property or any portion thereof.

  
 48 

 25.17 Measurements. After (a) substantial completion of restoration of
the Building (or any portion thereof) after a Casualty; (b) the effective date of any Taking affecting the Property or any portion thereof, and/or (c) substantial completion of any Changes pursuant to Section 2.1 of this Lease,
Landlord shall have the right to measure the Building and/or the Premises in accordance with the Building’s then-current version of the Standard Method of Measurement for Office Buildings (ANSI/BOMA) (or if such standard is no longer in use,
using an industry-standard method of measurement reasonably selected by Landlord) and to make an appropriate adjustment to Base Rent, Tenant’s Share and Tenant’s Tax Share. Tenant shall execute an agreement confirming such measurements and
adjustments within ten (10) business days after Landlord’s request therefor. Tenant’s failure to execute and return any such agreement proposed by Landlord, or to provide written objection to the statements contained therein, within
ten (10) business days after the date of Tenant’s receipt thereof, shall be deemed an approval by Tenant of Landlord’s determination of such figures as set forth therein. 

25.18 OFAC. Tenant warrants and represents, as of the date hereof and throughout the Term that it is not owned or controlled,
directly or indirectly, by any person or government from countries or other areas that are subject to economic, trade, sectoral, or transactional sanctions imposed by the United States Government, and that neither Tenant nor any of its owners,
directors, officers or group companies appears on any lists of known or suspected terrorists, terrorist organizations or other prohibited persons made publicly available or published by any agency of the government of the United States or any other
jurisdiction in which Tenant is doing business, including but not limited to the List of Specially Designated Nationals and Blocked Persons maintained by the Office of Foreign Assets Control of the U.S. Department of the Treasury. Tenant shall
notify Landlord immediately if these circumstances change. 
 25.19 Confidentiality. Tenant acknowledges and agrees that the
terms of this Lease are confidential. Disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect to the Building and may impair Landlord’s relationship with other tenants of the
Building. Tenant agrees that it and its partners, officers, directors, employees, brokers, and attorneys, if any, shall not disclose the terms and conditions of this Lease to any other person or entity without the prior written consent of Landlord,
which may be given or withheld by Landlord, in Landlord’s sole discretion, except as required for financial disclosures or securities filings, as required by the order of any court or public body with authority over Tenant, or in connection
with any litigation between Landlord and Tenant with respect to this Lease. It is understood and agreed that damages alone would be an inadequate remedy for the breach of this provision by Tenant, and Landlord shall also have the right to seek
specific performance of this provision and to seek injunctive relief to prevent its breach or continued breach. 
 25.20
Security. Tenant acknowledges that security devices and services, if any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by
criminal acts of third parties, and Tenant assumes the risk that any security device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s
sole cost and expense, obtain appropriate insurance coverage. Tenant is solely responsible for securing access to the Premises. Tenant’s security programs and equipment for the Premises shall be coordinated with Landlord and subject to
Landlord’s reasonable approval. 

  
 49 

 25.21 Time. Time is of the essence as to the performance of Tenant’s
obligations under this Lease. Except as expressly set forth herein, any time period which ends on a non-business day shall be extended to the first subsequent business day. 

25.22 WAIVER OF JURY TRIAL. TENANT AND LANDLORD WAIVE ANY RIGHT TO TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY
DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 

25.23 Bankruptcy. In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with
similar rights, duties and powers under any other Legal Requirements, proposes to cure any Tenant default under this Lease or to assume or assign Tenant’s interest under this Lease, and is obliged to provide adequate assurance to Landlord that
(a) a default shall be cured, (b) Landlord shall be compensated for its damages arising from any breach of this Lease, and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances
shall include any or all of the following, as designated by Landlord in its sole and absolute discretion: (i) those acts specified in the Bankruptcy Code or other Legal Requirements as included within the meaning of “adequate
assurance,” even if this Lease does not concern a shopping center or other facility described in such Legal Requirements; (ii) a prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a
breach of this Lease; (iii) a cash deposit in an amount at least equal to the then-current amount of the Letter of Credit; or (iv) the assumption or assignment of all of Tenant’s interest and obligations under this Lease. 

25.24 Not Binding Until Executed. This Lease shall have no binding force or effect, shall not constitute an offer or an option
for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution and delivery of this Lease by both parties. 

25.25 MBTA Red Line. Tenant acknowledges that Massachusetts Institute of Technology (“MIT”), in its
capacity as owner in fee simple of the Property as of July 13, 2020, made the covenant and agreement set forth in Exhibit 13 attached hereto and made a part hereof. Tenant acknowledges that (a) the Massachusetts Bay Transportation
Authority (“MBTA”) red line tunnel runs by the Building along Main Street, (b) the MBTA red line’s Kendall/MIT Station is served by 2 nearby entrances on the south side of Main Street, and (c) the MBTA red line
provides public transportation to the Greater Boston area and the Building and is active every day of the year. The proximity of the red line and the Kendall/MIT Station to the Building is a benefit to the Kendall Square community and those who live
and work therein, and the convergence near such public transportation of the various uses found in the Building and nearby buildings is typical in an urban environment. Neither the operation of the active red line and/or Kendall/MIT Station by the
MBTA, nor the proximity thereof to the Building, shall give rise to (i) any claim, demand, lawsuit or cause of action against Landlord, Fee Owner or the MBTA, or (ii) any right to terminate the Lease. Tenant shall reasonably cooperate with
Landlord, Fee Owner and the MBTA in connection with requests for information and/or execution of documentation in furtherance of the foregoing. 

  
 50 

 25.26 Force Majeure. For purposes of this Lease, “Force
Majeure” shall mean any act of God, earthquake, hurricane, tornado, flood, explosion, epidemic, pandemic (including the current coronavirus pandemic), wide-spread virus, governmental or quasi-governmental act (including any current or
future construction moratorium, any moratorium in the issuance of required permits or in the scheduling or performance of required inspections, or any quarantine or
shelter-in-place order or other government imposed access restrictions), strike, lockout, or other labor or industrial dispute, civil disturbance, any future order or
regulation of any court, governmental body or regulatory body claiming jurisdiction, act of the public enemy, war, acts of terrorism, riot, sabotage, blockade, embargo, failure of supply, or inability by the exercise of reasonable diligence to
obtain supplies, parts, or employees necessary to furnish services required under this Lease, or any other cause reasonably beyond the control of the affected party. 

[SIGNATURES ON FOLLOWING PAGE] 

  
 51 

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

  

			
	LANDLORD
	
	MIT 314 MAIN STREET LEASEHOLD LLC
		
	By:	 	MIT Cambridge Real Estate LLC, its manager
		
	By:	 	 /s/ Seth D. Alexander

		 	Seth D. Alexander, President, and not individually
	
	TENANT
	
	ZAI LAB (US) LLC
		
	By:	 	 /s/ Tao Fu

		 	Name: Tao Fu
		 	Title: President & COO

  
 PAGE 52 

 EXHIBIT 1 

LEGAL DESCRIPTION 
 A certain parcel of land in
the City of Cambridge, Middlesex County, Commonwealth of Massachusetts, being shown as Lot 5 on a plan entitled “Consolidation Plan, 71 Carleton Street, 65 Carleton Street, 5-13 Deacon Street, 17-21 Deacon Street, 12-21 Deacon Street, 336-342 Main Street, 326 Main Street, 310 Main Street & 304 Main Street,” dated
August 8, 2016, prepared by Feldman Land Surveyors, and recorded with Middlesex Registry of Deeds as Plan 531 of 2019, more particularly bounded and described as follows: 

Beginning at a point being the intersection of the southerly sideline of Main Street and the easterly sideline of Dock Street, a private way; 

Thence running by the southerly sideline of Main Street S84°29’51”E, a distance of 202.00 feet to a point at land now or formerly of
Massachusetts Bay Transit Authority; 
 Thence turning and running S05°30’09”W, a distance of 86.00 feet by land now or formerly of
Massachusetts Bay Transit Authority to a point; 
 Thence turning and running S84°29’51”E a distance of 28.00 feet by land now or formerly of
Massachusetts Bay Transit Authority to a point on the westerly sideline of Carleton Street, a private way; 
 Thence turning and running by the westerly
sideline of Carleton Street S05°30’09”W a distance of 81.00 feet to a point; 
 Thence turning and running by the sideline of westerly
Carleton Street and by the northerly sideline of Deacon Street, a private way, N84°29’51”W a distance of 230.00 feet to a point on the easterly sideline of Dock Street; 

Thence turning and running by the easterly sideline of Dock Street N05°30’09”E a distance of 167.00 feet to the point of beginning. 

Containing an area of 36,002 square feet, more or less, according to said plan. 

For title, see Deed dated December 4, 1986 and recorded with Middlesex South Registry of Deeds in Book 17637, Page 455; Deed dated December 13, 1967
and recorded with Middlesex South Registry of Deeds in Book 11443, Page 194; Deed dated December 22, 1986 and filed with Middlesex South Registry District of the Land Court as Document 730908 (Certificate of Title 178776); Deed dated
November 7, 1988, recorded with Middlesex South Registry of Deeds in Book 19459, Page 151 and filed with Middlesex South Registry District of the Land Court as Document 787433 (Certificate of Title 184147); Notice of Voluntary Withdrawal of
Land from the Registration System dated June 15, 2018, recorded with Middlesex South Registry of Deeds in Book 71277, Page 437 and filed with Middlesex South Registry District of the Land Court as Document No. 1791631; Notice of Voluntary
Withdrawal of Land from the Registration System dated June 15, 2018, recorded with Middlesex South Registry of Deeds in Book 71277, Page 440 and filed with the Middlesex South District of the Land Court as Document No. 1791632; and Release
Deed dated January 28, 2015, recorded with the Middlesex South Registry of Deeds in Book 65786, Page 60. 

  
 EXHIBIT 1, PAGE 1 

 EXHIBIT 2A 

LEASE PLAN 

  
 EXHIBIT 2A, PAGE 1 

 

 

 EXHIBIT 2B 

PLAN OF CERTAIN COMPLEX AREAS 

  
 EXHIBIT 2B, PAGE 1 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT 2C 

PLAN OF MEETING SPACE 

  
 EXHIBIT 2C, PAGE 1 

 

 

 EXHIBIT 3 

MEMORIALIZATION OF DATES AGREEMENT 
 [Date] 

[Tenant Name] 
 [Address] 

[Attn:                     ] 

Re: Lease dated                      ([as amended,]
the “Lease”) by and between                      (“Landlord”), and
                     (“Tenant”) with respect to
                     rentable square feet on the
                     floor of the Building located at
                    , Cambridge, MA. 
 Dear
                    : 
 In accordance with the
terms and conditions of the Lease, Tenant accepts possession of the Premises and acknowledges: 
  

	 	1.	 The Commencement Date is
                    . 

  

	 	2.	 The Rent Commencement Date is
                    . 

  

	 	3.	 The Expiration Date is
                    . 

 This
letter is binding upon and shall inure to the benefit of Landlord and Tenant and their respective successors and assigns. 
 Please acknowledge the
foregoing and your acceptance of possession by signing a copy of this letter in the space provided and returning it to
                    . Tenant’s failure to execute and return this letter, or to provide written objection to the statements
contained in this letter, within ten (10) business days after the date of this letter, shall be deemed an approval by Tenant of the statements contained herein. 

Sincerely, 
  

			
	[NAME OF LANDLORD]
		
	By:	 	                    
		 	Name:
		 	Title:
	
	Acknowledged and Accepted:
	
	[NAME OF TENANT]
		
	By:	 	
		 	Name:
		 	Title:
		 	DATE:                     , 20        

  
 EXHIBIT 3, PAGE 1 

 EXHIBIT 4 

FORM OF NOTICE OF LEASE 
 NOTICE
OF LEASE 
  

[Insert property address], Massachusetts 

Notice is hereby given pursuant to Chapter 183, Section 4 of the General Laws, of a lease upon the following terms: 

 

			
	Landlord:	  	
		
	Tenant:	  	
		
	Date of Lease Execution:	  	                    , 20        
		
	Premises:	  	                    . The land on which the Premises are located is more particularly described on Exhibit A attached hereto
and incorporated herein.
		
	 Term and
 Commencement Date:
	  	Approximately                     
(                    ) years, commencing on
                    , 20         and expiring on
                        , 20         .
		
	Extension Option:	  	                    
(                    ) extension option of
                    
(                    ) years. An affidavit signed by the Landlord and recorded with the Middlesex South Registry of Deeds shall be conclusive
in favor of any person acting in reliance thereon, without necessity of further inquiry, as to whether such option has been exercised by Tenant or has lapsed unexercised, or has been waived or terminated.

 An affidavit signed by the Landlord and recorded with the Middlesex South Registry of Deeds shall be conclusive in favor of
any person acting in reliance thereon, without necessity of further inquiry, as to whether the Lease was terminated prior to its scheduled expiration. 

This Notice of Lease has been executed merely to give notice of the Lease, and all of the terms, conditions and covenants thereof which are incorporated
herein by reference. The parties hereto do not intend this Notice of Lease to modify or amend the terms, conditions and covenants of the Lease. 

  
 EXHIBIT 4, PAGE 1 

 Executed as an instrument this          day
of                     , 20. 
  

									
	LANDLORD:	 	        	 	TENANT:
					
	By:	 	              
	 		 	By:	 	
                     
        

	Name:	 		 		 	Name:	 	
	Title:	 		 		 	Title:	 	

  
 EXHIBIT 4, PAGE 2 

 COMMONWEALTH OF MASSACHUSETTS 

 

			
	                    , ss. 	  	                            ,
20        

 On this day, before me, the undersigned notary public, personally appeared _____________________ (name of document signer),
proved to me through satisfactory evidence identification, which was _________________________, to be the person whose name is signed on the preceding or attached document, and acknowledged to me that (he) (she) signed it voluntarily for its stated
purpose[, (as partner for ________________, a corporation) (as __________________ for ___________________, a corporation) (as attorney in fact for _________________________, the principal) (as ______________ for ______________, (a)
(the)____________________________)] as the voluntary act of [INSERT NAME OF THE ENTITY]. 

                          
   (official signature and seal of notary) 
 My commission expires
                                     

COMMONWEALTH OF MASSACHUSETTS 
  

			
	                    , ss.	  	                            ,
20        

 On this day, before me, the undersigned notary public, personally appeared _____________________ (name of document signer),
proved to me through satisfactory evidence identification, which was _________________________, to be the person whose name is signed on the preceding or attached document, and acknowledged to me that (he) (she) signed it voluntarily for its stated
purpose[, (as partner for ________________, a corporation) (as __________________ for ___________________, a corporation) (as attorney in fact for _________________________, the principal) (as ______________ for ______________, (a)
(the)____________________________)] as the voluntary act of [INSERT NAME OF THE ENTITY]. 

                          
  (official signature and seal of notary) 
 My commission expires
                                     

  
 EXHIBIT 4, PAGE 3 

 EXHIBIT A 

LEGAL DESCRIPTION 

  
 EXHIBIT 4, PAGE 4 

 EXHIBIT 5 

WORK LETTER 
  

	1.	 Representatives. 

(a) Landlord’s Authorized Representative. Landlord designates, as Landlord’s authorized representative
(“Landlord’s Authorized Representative”), Benjamin Lavery as the individual authorized by Landlord to communicate on behalf of Landlord with respect to this Work Letter. Landlord may change Landlord’s Authorized
Representative and/or name additional persons to serve as Landlord’s Authorized Representative (provided that Tenant may rely upon the authorization of any one of such persons) upon one (1) business day’s prior written notice
to Tenant. 
 (b) Tenant’s Authorized Representative. Tenant designates, as Tenant’s authorized representative
(“Tenant’s Authorized Representative”). Ty Edmondson or Ivana Muzik as the individuals authorized by Tenant to communicate on behalf of Tenant with respect to this Work Letter. Tenant may change Tenant’s Authorized
Representative and/or name additional persons to serve as Tenant’s Authorized Representative (provided that, in all events, Landlord may rely upon the authorization of any one of such persons) upon one (1) business day’s prior
written notice to Landlord. Tenant agrees that Tenant’s Authorized Representative shall be reasonably available to meet and consult with Landlord’s Authorized Representative in person (in the vicinity of the Property) or by phone (at the
election of Tenant’s Authorized Representative) as and when needed, upon reasonable prior notice by Landlord. 
 (c) Methods of
Communication. Notwithstanding anything to the contrary, all notices, plan deliveries, requests for approval and the like required under this Work Letter shall be delivered by email (or other means agreed to by the parties), and shall not be
required to be sent to the parties listed in or designated pursuant to Article 24 of the Lease. With respect to email communications, each party shall cc any parties designated for such copies by Landlord’s Authorized Representative(s)
or Tenant’s Authorized Representative(s), as applicable. It is understood and agreed that approvals or consents must be communicated by a written signed document, which may be delivered by a PDF, TIF or JPG file or other mutually agreed image
file delivered by email (the parties acknowledging that such electronic signatures on approvals and/or consents shall be binding for the purposes set forth in this Work Letter). 

 

	2.	 Tenant’s Fitout. 

(a) General. Landlord, at Landlord’s sole cost and expense, shall construct the improvements shown on the fit plan attached hereto
as Schedule A (“Tenant’s Fitout”) in a good and workmanlike manner, and in accordance with all Legal Requirements. Tenant’s Fitout includes the installation of motorized blinds along the balcony area.
Notwithstanding anything to the contrary, it is understood and agreed that Tenant’s Fitout does not include the installation of Tenant’s furniture, trade fixtures or equipment (the installation of which shall be performed by Tenant (as
contemplated by Section 2(g) below) in accordance with Section 11 of the Lease). 

  
 EXHIBIT 5, PAGE 1 

 (b) Permitting. Landlord shall obtain all permits for construction of Tenant’s
Fitout. Tenant shall reasonably cooperate with Landlord in executing permit applications and performing other ministerial acts reasonably necessary to enable Landlord to obtain any such permit. 

(c) Timing of Construction. Attached hereto as Schedule C is a preliminary schedule for the construction phase of Tenant’s
Fitout (as the same may be updated from time to time, the “Construction Schedule”). During the course of construction, Landlord shall cause the Construction Schedule to be updated periodically to reflect the actual progress
of construction, and shall cause such updates to be delivered to Tenant monthly. Subject to delays due to Force Majeure and/or Tenant Delays, Landlord shall substantially complete Landlord’s Work on or before the date which is five
(5) months after the Execution Date (the “Estimated Delivery Date”). 
 (d) Changes. With respect to
Tenant’s Fitout, Landlord shall have the right, without Tenant’s consent, to make (i) field changes that do not (individually or in the aggregate) (A) impact the dimensions of the Premises except to a de minimis extent,
(B) materially adversely affect the appearance or utility of the Premises, or (C) interfere with Tenant’s access to, or use or enjoyment of, the Premises except to a de minimis extent, and
(ii) non-discretionary field changes required by governmental authorities (all of the foregoing, “Permitted Changes”). Any changes by Landlord to Tenant’s Fitout other than
Permitted Changes (each, a “Landlord Change”) shall be subject to the written approval of Tenant in accordance with this Section 2(d). Within five (5) business days of receipt of a request by
Landlord for approval of a Landlord Change, Tenant shall deliver a written response indicating Tenant’s approval or disapproval of such Landlord Change, which approval shall not be unreasonably withheld, conditioned or delayed, and if Tenant
shall disapprove such Landlord Change, Tenant shall advise Landlord of the reasons therefor. If Tenant fails to timely respond to any request for approval of a Landlord Change, Tenant shall be deemed to have approved the same. Tenant shall not have
the right to make changes to Tenant’s Fitout. 
 (e) Remedies for Late Delivery. Subject to Force Majeure and Tenant Delays, if
Tenant’s Fitout is not substantially complete (hereinafter defined) within sixty (60) days after the Estimated Delivery Date, the Rent Commencement Date shall be delayed one (1) day for each day after such date that Tenant’s
Fitout is not substantially complete. The remedy set forth in this Section 2(e) is Tenant’s sole and exclusive right and remedy if Tenant’s Fitout is not substantially complete on or before the Estimated Delivery
Date. 
 (f) Substantial Completion. Tenant’s Fitout shall be deemed “substantially complete” on
the date that all of Tenant’s Fitout has been completed except for TF Punchlist Items (hereinafter defined), as certified in writing by Landlord’s architect. Promptly after Tenant’s Fitout is substantially complete, Landlord’s
architect shall deliver a written certification to Landlord and Tenant, which certification shall be presumptive evidence of substantial completion of Tenant’s Fitout. 

(g) TF Punchlist Items. Attached to the certificate of substantial completion referenced in Section 2(f) above
shall be a list prepared by Landlord’s architect (a “TF Punchlist”) of outstanding items (the “TF Punchlist Items”) which (i) need to be performed to complete Tenant’s Fitout, and
(ii) do not materially interfere with the use of the Premises for the Permitted Use. Subject to Force Majeure and Tenant Delays, Landlord shall, unless otherwise specified on the TF Punchlist, endeavor to complete the TF Punchlist Items within
forty-five (45) days of the date of the TF Punchlist. 

  
 EXHIBIT 5, PAGE 2 

 (h) Certificate of Occupancy. Landlord and Tenant acknowledge and agree that Tenant
must perform certain installations and other work beyond the scope of Tenant’s Fitout (which may include, without limitation, installation of its furniture and/or performance of any Alterations not included in Tenant’s Fitout) in order for
a certificate of occupancy for the Premises to be issued (such work, the “Certificate Work”). It is anticipated that the Certificate Work shall consist of the installation of Tenant’s furniture, fixtures and equipment
(including without limitation any and all audio-visual equipment). Within three (3) business days after the later to occur of (i) substantial completion of Landlord’s Work, and (ii) the date on which Tenant notifies Landlord in
writing (“Tenant’s CW Notice”) that Tenant has completed the Certificate Work, Landlord shall apply for a certificate of occupancy for the Premises, and shall thereafter diligently pursue the same (Landlord agreeing that
it shall endeavor to secure the same within sixty (60) days following Tenant’s CW Notice, subject to Force Majeure and Tenant Delays); provided, however, to the extent that Tenant elects to make Alterations to the Premises
after the Commencement Date but prior to the issuance of a final certificate of occupancy for the Premises, Landlord shall not be obligated to apply for a certificate of occupancy for the Premises until such Alterations have been substantially
completed or Tenant notifies Landlord that Tenant has elected not to perform such Alterations. In no event shall Landlord be obligated to apply for a certificate of occupancy prior to the date which is three (3) Business Days after the date of
Tenant’s CW Notice. 
 (i) Completion of Performance. Subject to performance of the TF Punchlist Items, Landlord will be deemed
to have fully performed all of its obligations under this Work Letter upon the Commencement Date. 

  
 EXHIBIT 5, PAGE 3 

 SCHEDULE A 

PLANS FOR TENANT’S FITOUT 

  
 EXHIBIT 5, SCHEDULE A

 

 

 EXHIBIT 6 

PROHIBITED USES 
 A pharmacy mail order facility,
a drug store, a pharmacy prescription department, a retail health center, and/or a discount, 99 cents store or “dollar store” which sells general merchandise (a “Dollar Store”). Examples of a Dollar Store (without
limiting such Dollar Stores only to those listed) are stores such as Fred’s, Dollar Store, Dollar General, or Family Dollar. As used herein, the term “pharmacy prescription department” shall include the
dispensing, distribution or furnishing of prescription drugs by pharmacists, physicians, dentists, other health care practitioners or entities such as health maintenance organizations for a fee or profit and a facility which accepts prescriptions
from customers which are filled elsewhere and delivered to the customer. A “pharmacy prescription department” shall not include the distribution or furnishing of free samples of prescription drugs by physicians, dentists, other health care
practitioners, or entities such as clinics or health maintenance organizations. As used herein, the term “retail health center” includes such operations as a CVS “Minute Clinic” or other similar use providing
walk-in, nontraumatic medical services. 
 A Sephora, Ulta or Sally Beauty Supply or similar retailer whose primary
business is the sale of health or beauty aids. 
 Any use prohibited by the Master Declaration. 

Any use prohibited by the SOMA REA. 

  
 EXHIBIT 6, PAGE 1 

 EXHIBIT 7 

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 bearing the clause “Drawn under Irrevocable Standby Letter of Credit Number
                     ” and indicating the amount to be drawn down and 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. 

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. 

  
 EXHIBIT 7, PAGE 1 

 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 an email to mitimcore@mitimco.mit.edu and a written notice by hand delivery, nationally recognized overnight courier with receipted delivery or by certified mail (return
receipt requested) to you, with copies to (a) MIT Investment Management Company, One Broadway, Suite 09-200, Cambridge, MA 02142, Attention: Director of Real Estate Legal Services,
(b) Goulston & Storrs, 400 Atlantic Avenue, Boston, MA 02110, Attention: Colleen P. Hussey and (c) 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. 
 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 7, PAGE 2 

 EXHIBIT 8 

LANDLORD’S SERVICES 
  

	 	•	 	 Security to the Building’s Common Areas as reasonably determined by Landlord. In addition, Landlord will use
commercially reasonable efforts to cause security services to be provided to the Parking Areas in accordance with the SOMA REA. 

  

	 	•	 	 Landlord shall provide cleaning of the Premises and the Common Areas in a manner substantially comparable to
other first-class combination office and retail facilities in the East Cambridge/ Kendall Square area. 

  

	 	•	 	 Extermination of all non-retail areas of the Building as reasonably
necessary. 

  

	 	•	 	 Subject to the terms of the Lease, Trash removal. Such trash removal shall not include removal of excessive trash
generated when an occupant moves in or out of the Building, when equipment is discarded, when files are purged, or construction related trash and debris. 

  

	 	•	 	 Landscaping 

  

	 	•	 	 Snow and ice removal from the sidewalks and driveways appurtenant to the Building as reasonably necessary for the
normal operation of the Building. 

  

	 	•	 	 Property management services 

 

	 	•	 	 Elevator service 

  
 EXHIBIT 8, PAGE 1 

 EXHIBIT 9 

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 (in form reasonably approved by Landlord) with backup estimate from contractor. 

Architect Affidavit (in form reasonably approved by Landlord). 

MEP Affidavit (in form reasonably approved by Landlord). 
 FP
Affidavit (in form reasonably approved by Landlord). 
 Structural Affidavit (in form reasonably approved by Landlord). 

Construction Cost Affidavit (in form reasonably approved by Landlord). 

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) 

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 9, PAGE 1 

 EXHIBIT 9A 

ALTERATIONS INSURANCE SCHEDULE 
 Tenant shall, at
its own expense, maintain and keep in force, or cause to be maintained and kept in force by any general contractors, subcontractors or other third party entities where required by contract, throughout any period of Alterations, the following
insurance coverages: 
 (1) Property Insurance. “Special form” or special cause of loss property insurance, and/or Builders Risk coverage for major
renovation projects, including coverage for fire, earthquake and flood; boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief coverage on all equipment, furniture, fixtures, fittings, tenants work, improvements and
betterments, business income, extra expense, merchandise, inventory/stock, contents, and personal property located on or in the Premises. Such insurance shall be in an amount equal to the full replacement cost of the aggregate of the foregoing and
shall provide coverage comparable to the coverage in the standard ISO “special form” or special cause of loss property insurance, when such coverage is supplemented with the coverages required above. Property policy shall also include
coverage for Plate Glass, where required by written contract. 
 Builders Risk insurance coverage may be provided by the general contractor on a blanket
builders risk policy with limits adequate for the project, and evidencing the additional insureds as required in the Lease. 
 (2) Liability Insurance.
General Liability, Umbrella/Excess Liability, Workers Compensation and Auto Liability coverage as follows: 
  

			
	 (a)   General Liability
	  	$1,000,000 per occurrence
		
		  	$1,000,000 personal & advertising injury
		
		  	$3,000,000 products/completed operations aggregate
		
		  	$3,000,000 general aggregate

 Tenant’s general contractor is required to maintain, during the construction period and for 6 years after project
completion, a General Liability insurance policy, covering bodily injury, personal injury, property damage, completed operations, with limits to include a $1,000,000 limit for blanket contractual liability coverage and adding Landlord as additional
insured as respects the project during construction and for completed operations for 6 years after the end of the project. Landlord requires a copy of the ISO 20 10 11 85 Additional Insured endorsement, showing Landlord as an additional insured to
the GC’s policy. 
  

			
	 (b)   Auto Liability
	  	$1,000,000 combined single limit (Any Auto) for bodily injury and property damage, hired and non-owned cover.
		
	 (c)   Workers Compensation
	  	Statutory Limits
		
	 Employers Liability
	  	$1,000,000 each accident
		
		  	$1,000,000 each employee
		
		  	$1,000,000 policy limit

  
 EXHIBIT 9A, PAGE 1 

 Tenant’s general contractor shall ensure that any and all
sub-contractors shall maintain equal limits of coverage for Workers Compensation/EL and collect insurance certificates verifying same. 
  

			
	 (d)   Umbrella/Excess Liability
	  	$3,000,000 per occurrence
		
		  	$3,000,000 aggregate

 (e) Environmental Insurance—To the extent required by Landlord, Contractors’ commercial general
liability/umbrella insurance policy(ies) shall include Landlord and Landlord’s designees as additional insureds’, and shall include a primary non-contributory provision. Liability policy shall
contain a clause that the insurer may not cancel or materially change coverage without first giving Landlord thirty (30) days’ prior written notice, except cancellation for non-payment of premium, in
which event ten (10) days’ prior written notice shall be required. 
 (3) Deductibles. If any of the above insurance policies have deductibles or
self-insured retentions, Tenant and/or contractor (policy Named Insured) shall be responsible for the deductible amount. 
 All of the insurance policies
required in this Exhibit 9A shall be written by insurance companies which are licensed to do business in the Commonwealth of Massachusetts, or obtained through a duly authorized surplus lines insurance agent or otherwise in conformity with
the laws of such state, with an A.M. Best rating of at least A and a financial size category of not less than VII. Tenant shall provide Landlord with certificates of insurance upon request, prior to commencement of the Alteration, or within thirty
(30) days of coverage inception and subsequent renewals or rewrites/replacements of any cancelled/non-renewed policies. 

  
 EXHIBIT 9A, PAGE 2 

 EXHIBIT 10 

TENANT’S INSURANCE REQUIREMENTS 
 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) the following: 

(a) On a primary and non-contributory basis, commercial general liability insurance insuring Tenant on
an occurrence basis against all claims and demands for personal injury, bodily injury (including, without limitation, sickness, disease, and death) and damage to property (including products and completed operations) 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, Two Million Dollars ($2,000,000) 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 on a follow form basis in an amount of no less than Five Million Dollars ($5,000,000). Such policies shall
also include contractual liability coverage covering Tenant’s liability assumed under this Lease, including without limitation Tenant’s indemnification obligations, and shall contain the additional insured information set forth in
Section (b) below. 
 (b) Automobile Liability Policy for owned, hired and non-owned
automobiles, with limits of liability of not less than One Million Dollars ($1,000,000) combined single limit each accident for bodily injury and property damage. The insurance policies identified in this Section (b) and in Section
(a) above shall: (i) name Landlord, Fee Owner, Landlord’s manager, Landlord’s managing agent and persons claiming by, through or under them, if any, as additional insureds, (ii) be written on ISO forms CG 20 10 07 04 and
CG 20 37 0704 (or, if a more recent version date is used, the limitation of coverage to the limits required by this Lease must be deleted (including, when ISO form CG 2010 04 13 is used, the removal of the exception in A.2 and section C, and/or when
form CG 20 37 04 13 is used, the removal of the exception in A.2 and section B)). 
 (c) On a primary and
non-contributory basis, a policy of fire, vandalism, malicious mischief, extended coverage issued on a special cause of loss property insurance form in an amount equal to one hundred percent (100%) of the
replacement cost insuring (i) all items or components of Tenant’s Fitout and Alterations (collectively, the “Tenant-Insured Improvements”), and (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. 
 (d) Business
interruption insurance sufficient to cover at least twelve (12) months of Rent due hereunder, Tenant’s business losses during a 12-month period when Tenant’s business is interrupted and extra
expenses during such a period in an amount that is not less than one year of Tenant’s operating expenses. 

  
 EXHIBIT 10, PAGE 1 

 (e) During periods when any Alterations are being performed, Tenant shall maintain or cause
to be maintained property insurance issued on a special cause of loss form or its equivalent and/or Builders Risk Insurance on 100% replacement cost coverage basis, including hard and soft costs coverages. Such insurance shall protect and insure
Landlord, Landlord’s agents, Tenant and Tenant’s contractors, as their interests may appear, against loss or damage by fire, water damage, vandalism and malicious mischief, and such other risks as are customarily covered by so-called “special form” or “special cause” of loss property/ builders risk coverage or its equivalent, and shall otherwise include no less than the coverage terms required for property insurance
under Section (c) above. 
 (f) Such additional insurance as may be necessary to comply with any Legal Requirements. 

The insurance required pursuant to Sections (a)-(f) (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 shall provide notice to each insured named therein of the cancellation or modification of Tenant’s Insurance Policies at least twenty (20) days’ prior to any cancellation or modification.
Tenant’s Insurance Policies may include deductibles in an amount no greater than $25,000. 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 certificates 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 (these certificates must contain a note stating that the property coverage is for 100% of the replacement cost). A sample certificate is attached hereto as Exhibit 10A. 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. 

  
 EXHIBIT 10, PAGE 2 

 EXHIBIT 10A 

SAMPLE INSURANCE CERTIFICATE 
  

 

  
 EXHIBIT 10A, PAGE 1 

 EXHIBIT 11 

RULES AND REGULATIONS 
  

	1.	 Tenants and their employees, shall not in any way obstruct the sidewalks, halls, stairways, or elevators of the
Building, and shall use the same only as a means of passage to and from their respective offices. Tenants will not place or allow to be placed in the Building corridors or public stairways any waste paper, dust, refuse, or anything whatever. At no
time shall tenants permit their employees to loiter in Common Areas or elsewhere in and about the Building or the Land. 

  

	2.	 No signs, advertisements or notices shall be inscribed, painted or affixed where they can be seen from the
outside the leased premises without prior written consent of Building management. Management reserves the right to prohibit the posting of any sign which it finds objectionable and to remove any which has already been placed, at the tenant’s
expense. 

  

	3.	 All contractors, contractor’s representatives, and installation technicians performing work in the
Building shall be subject to Landlord’s prior approval which shall not be unreasonably withheld or delayed and shall be required to comply with Landlord’s standard rules, regulations, policies and procedures, as the same may be revised
from time to time. Tenants shall be solely responsible for complying with all applicable laws, codes and ordinances pursuant to which said work shall be performed. 

 

	4.	 All electric and telephone wiring shall be installed as directed by Landlord. No boring or cutting for wires
shall be executed and no new pipes or wires shall be introduced without the prior written consent of Landlord. 

  

	5.	 Tenants shall not install or use any machinery in the demised premises which may cause any noise, jar, or
tremor to the floors or walls, or which by its weight might damage the floors of the Building. 

  

	6.	 Tenants shall not bring in or take out, position construct, install or move any safe, or business machine or
other heavy equipment weighing over 100 pounds without the prior written consent of Landlord. 

  

	7.	 All furniture, safes, equipment and freight shall be moved into and out of the Building only at certain hours
approved by and under the supervision of Landlord and according to these rules and regulations. All damage to the Building caused by installing or removing any safe, furniture; equipment or other property shall be repaired at the expense of the
Tenant. Landlord will not be responsible for loss or damage to any furniture, equipment or freight from any cause. 

  

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

 

	9.	 Tenant, Tenant’s agents and employees shall not: play any musical instruments, other than radio and
television; make or permit any improper noises in the Building; interfere with other lessees or those having business with them. 

  

	10.	 No animals, except trained certified service animals, shall be brought into or kept in, on or about the
Premises. 

  

	11.	 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. 

  
 EXHIBIT 11, PAGE 1 

	12.	 Tenant shall not place any additional lock or locks on any exterior door in the Premises or 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. A reasonable number of keys to the locks on the doors in the
Premises shall be furnished by Landlord to Tenant at the cost of Tenant, and Tenant shall not have any duplicate keys made. All keys shall be returned to Landlord at the expiration or earlier termination of this Lease. 

 

	13.	 The directory board in the entrance lobby of the Building is provided for the exclusive display of the name and
location of each tenant at the tenant’s expense. Landlord reserves the right to allocate space in the directory and to design style of such identification. 

 

	14.	 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. 

  

	15.	 Rooms used in common by tenants shall be subject to such regulations as are posted therein.

  

	16.	 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. 

  

	17.	 Landlord shall have the right to prohibit any advertising by any tenant which, in Landlord’s opinion,
tends to impair the reputation of the Building or its desirability as a Building for offices, and upon written notice from Landlord, such tenant shall refrain from or discontinue such advertising. 

 

	18.	 No tenant will install blinds, shades, awnings, or other form of inside or outside window covering, or window
ventilators or similar devices without the prior consent of Landlord. Tenant will not interfere with or obstruct any perimeter heating, air conditioning or ventilating units. 

 

	19.	 Tenants shall give Landlord prompt notice of any accidents to or defects in water pipes, gas pipes, electric
lights and fixtures, heating apparatus, or any other service equipment. 

  

	20.	 Tenants shall not perform improvements or alterations within the Building or their premises, if the work has
the potential of disturbing the fireproofing which has been applied on the surfaces of structural steel members, without the prior written consent of Landlord. 

 

	21.	 Tenants shall not take any action which would violate Landlord’s labor contracts affecting the Building or
which would cause any work stoppage, picketing, labor disruption or dispute, or any interference with the business of Landlord or any other tenant or occupant of the Building or with the right and privileges of any person lawfully in the Building.
Tenants shall take any actions necessary to resolve any such work stoppage, picketing, labor disruption, dispute or interference and shall have pickets removed and, at the request of Landlord, immediately terminate at any time any construction work
being performed in the Premises giving rise to such labor problems, until such time as Landlord shall have given its written consent for such work to resume. Tenants shall have no claim for damages of any nature against Landlord in connection
therewith, nor shall the date of the commencement of the Term be extended as a result thereof. 

  
 EXHIBIT 11, PAGE 2 

	22.	 The work of cleaning personnel shall not be hindered by tenants after 5:30 PM, and such cleaning work may be
done at any time when the offices are vacant. Windows, doors and fixtures may be cleaned at any time. Tenants shall provide adequate waste and rubbish receptacles necessary to prevent unreasonable hardship to Landlord regarding cleaning service.

  

	23.	 Tenants 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) seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as determined by Landlord,
taking into consideration the overall electrical system and the present and future requirements therefore in the Building. Tenants shall not furnish any cooling or heating to the Premises, including the use of any electronic or gas heating devices,
without Landlord’s prior written consent. Tenants shall not use more than its proportionate share of telephone lines available to service the Building. 

  

	24.	 Tenants shall not operate or permit to be operated on the Premises any coin or token operated vending machine
or similar device (including 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, and then only if such operation does not violate the lease of any other lessee of the Building. 

  

	25.	 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. Landlord shall provide bicycle racks in the garage. 

  

	26.	 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. 

  

	27.	 Tenants shall carry out Tenant’s permitted repair, maintenance, alterations, and improvements in the
Premises only during times agreed to in advance by Landlord and in a manner which will not interfere with the rights of other lessees in the Building. 

  

	28.	 Canvassing, soliciting, and peddling in or about the Building is prohibited. Tenants shall cooperate and use
best efforts to prevent the same. 

  

	29.	 At no time shall Tenants permit or shall Tenant’s agents, employees, contractors, guests, or invitees
smoke in any portion of the Building. 

  

	30.	 All deliveries to or from the Premises shall be made only at such times, in the areas and through the entrances
and exits designated for such purposes by Landlord. Tenant shall not permit the process of receiving deliveries to or from the Premises outside of said areas or in a manner which may interfere with the use by any other lessee of its premises or of
any Common Areas, any pedestrian use of such area, or any use which is inconsistent with good business practice. 

  
 EXHIBIT 11, PAGE 3 

 EXHIBIT 12 

FORM OF MASTER LEASE RNDA 

RECOGNITION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT 

THIS RECOGNITION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT (this “Agreement”) is made
and entered into as of the day of     , 202 by and among     , a      with an address of ________________________
(“Subtenant”), MASSACHUSETTS INSTITUTE OF TECHNOLOGY, a Massachusetts charitable corporation with an address c/o MIT Investment Management Company, One Broadway, Suite 09-200,
Cambridge, MA 02142 (“Master Lessor”) and MIT 314 MAIN STREET LEASEHOLD LLC, a Massachusetts limited liability company with an address c/o MIT Cambridge Real Estate LLC, One Broadway, Suite 09-200, Cambridge, MA 02142 (“Master Tenant”). 
 W I T N E S S E T H 

REFERENCE is hereby made to that certain Master Lease Agreement dated as of February 20, 2020 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 a portion of the property commonly known as 314 Main Street, Cambridge, Massachusetts (as more particularly
described in the Master Lease, the “Property”). A notice of lease with respect to the Master Lease was recorded with the Middlesex South Registry of Deeds in Book 74235, Page 84. 

REFERENCE is also hereby made to that certain lease dated [on or about the date hereof //    ,
202     ] 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”); and 

WHEREAS, subject to the terms and conditions 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.	 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 (and Master Tenant shall hold Subtenant harmless from any costs including legal fees associated with such joinder). 

  
 EXHIBIT 12, PAGE 1 

 3. Subtenant 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 8 below); provided, however, that Master Lessor and its assigns shall not be (i) liable for any misrepresentation,
act or omission of Master Tenant, (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 (including without limitation any maintenance obligations) continuing after the date on which Master Lessor
succeeds to Master Tenant’s interest under the Sublease; or (vi) bound by any covenant to undertake, complete, or pay for any improvements to the Subleased Premises; 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. 

4. Sublease Amendments. Subtenant shall not amend the Sublease without the prior written consent of Master Lessor which 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, (d) reduces any of the liabilities and obligations of Subtenant under the Sublease, or (e) increases any of the obligations of Master Tenant under the Sublease. Any such
amendment made without Master Lessor’s consent shall not be binding on Master Lessor. 
 5. Master Lessor’s Right to Notice and
Cure. Subtenant covenants and agrees to: (a) concurrently give Master Lessor the same notices given to Master Tenant under the Sublease at the following address(es) until otherwise specified in writing by Master Lessor: Massachusetts
Institute of Technology, c/o MIT Investment Management Company, One Broadway, Suite 09-200, Cambridge, MA 02142, Attention: President, MIT Investment Management Company; with a copy to MIT Investment
Management Company, One Broadway, Suite 09-200, Cambridge, MA 02142, Attention: Director, Real Estate Legal Services, with a copy by electronic mail to RELegal@mitimco.mit.edu; (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. 
 6.
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. 

  
 EXHIBIT 12, PAGE 2 

 7. 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,
all representations and warranties on the part of “Landlord” contained in the Lease shall be deemed deleted and of no further force and effect; (b) all rights of Subtenant with respect to parking shall be subject to all applicable
laws, including without limitation local zoning laws; (c) Master Lessor shall have the right, at any time during the term of the Sublease, to self-insure all or any portion of the coverages required to be carried by “Landlord,” if
any; and (d) Master Lessor shall not have any liability or obligations pursuant to the brokerage provision of the Sublease. 
 8.
Security Deposit. 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, then Master Tenant shall deliver to Master Lessor the cash security deposit
and/or the original letter of credit (including any amendments thereto), if any, and an executed (and properly acknowledged) transfer form in the form required by the issuer of such letter of credit. In the event that Master Tenant fails to deliver
the same. Subtenant shall, at Subtenant’s sole cost and expense, use commercially reasonable efforts (including, without limitation, the payment of any fees required by the issuer of any such letter of credit in connection therewith and the
execution of such reasonable documents as Master Lessor may deem necessary) to cause (a) Master Tenant to deliver to Master Lessor any cash security deposit, and (b) the original letter of credit issued to Master Tenant to be
(i) assigned to Master Lessor, or (ii) terminated or canceled. Master Tenant hereby consents to Subtenant’s undertaking the actions described in the immediately preceding sentence and waives any claim Master Tenant may have against
Subtenant arising from Subtenant’s compliance with the requirements of this Section 8. If such letter of credit is so terminated or canceled, Master Tenant shall deliver to Master Lessor a new original letter of credit
naming Master Lessor as beneficiary and otherwise meeting the requirements set forth in the Sublease. 
 9. 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 7(a) above and the second sentence of Section 8 shall not be enforced by Master Lessor in such situation). 

  
 EXHIBIT 12, PAGE 3 

 10. Miscellaneous. This Agreement shall be deemed to have been executed and delivered
within the Commonwealth of Massachusetts, and the rights and obligations of the 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 and 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. This Agreement may be executed in two or more
counterparts which, when taken together, shall constitute one and the same original. 
 [signatures on following page] 

  
 EXHIBIT 12, 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:
	MASSACHUSETTS INSTITUTE OF TECHNOLOGY
		
	By:	 	  

		 	Name:
		 	Title:
	
	MASTER TENANT:
	MIT 314 MAIN STREET LEASEHOLD LLC
		
	By:	 	  

		 	Name:
		 	Title:
	
	SUBTENANT:
	< >
		
	By:	 	  

		 	Name:
		 	Title:

  
 EXHIBIT 12, PAGE 5 

 EXHIBIT 13 

MIT COVENANT IN FAVOR OF MBTA 
 MIT covenants and
agrees that it will not assert or bring, nor cause any third party to assert or bring, any claim, demand, lawsuit or cause of action (whether by way of original claim, cross claim, counterclaim, contribution claim, indemnification claim, third-party
claim or any other claim) against the Massachusetts Bay Transportation Authority (the “MBTA”) related to (i) any adverse effects associated with any operation, activity or occupancy on, proximate to or affected by
the MBTA’s property, activities or transportation system, including its subway and bus lines (including, without limitation, vibrations, electromagnetic fields, particles, pollution, compaction, odor, fumes and noise), (ii) Hazardous Materials
(for purposes of this Exhibit 13 only, as defined below) located at the Kendall Square Head House south of Main Street, or (iii) the MIT Indemnification Obligations (hereinafter defined), including, without
limitation, claims for response actions, response costs, assessments, containment, removal and remedial costs, government oversight charges (including any overhead or response action costs incurred or assessed by the Massachusetts Department of
Environmental Protection), fines or penalties, permit and annual compliance fees, reasonable attorney and expert fees, natural resource damages, property damages, including diminution of property value claims, and personal injury damages, except to
the extent that such claims result from the gross negligence or willful misconduct of the MBTA or its contractors, subcontractors, employees or agents. For purposes hereof, the “MIT Indemnification Obligations” shall
mean those certain indemnification obligations specifically enumerated in Section 1.3.14 of that certain Memorandum of Agreement dated as of July 13, 2020 between MIT and the MBTA for Kendall Square Red Line Station Head House Relocation.

 For purposes of this Exhibit 13 only, the term “Hazardous Materials” means any toxic or hazardous material,
substance or waste, pollutant, contaminant, oil or other product regulated under Chapter 21E of the Massachusetts General Laws and the regulations promulgated thereunder, including the Massachusetts Contingency Plan, 310 CMR 40.0000 et seq., or any
other applicable federal, state or local laws, rules or regulations. 

  
 EXHIBIT 13, PAGE 1

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