Document:

EX-10.19

 Exhibit 10.19 

LEASE 
 by and between 

BMR-HAMPSHIRE LLC, 

a Delaware limited liability company 

and 
 ONCORUS, INC., 

a Delaware corporation 

 Table of Contents 

 

							
	   1.
	  	Lease of Premises	  	 	1	 
			
	   2.
	  	Basic Lease Provisions	  	 	2	 
			
	   3.
	  	Term	  	 	4	 
			
	   4.
	  	Possession and Commencement Date	  	 	4	 
			
	   5.
	  	Condition of Premises	  	 	6	 
			
	   6.
	  	Rentable Area	  	 	7	 
			
	   7.
	  	Rent	  	 	8	 
			
	   8.
	  	Rent Adjustments	  	 	8	 
			
	   9.
	  	Operating Expenses and Laboratory Support Expenses	  	 	9	 
			
	 10.
	  	Taxes on Tenant’s Property	  	 	16	 
			
	 11.
	  	Security Deposit	  	 	16	 
			
	 12.
	  	Use	  	 	19	 
			
	 13.
	  	Rules and Regulations, CC&Rs, Parking Facilities and Common Area	  	 	22	 
			
	 14.
	  	Project Control by Landlord	  	 	23	 
			
	 15.
	  	Quiet Enjoyment	  	 	24	 
			
	 16.
	  	Utilities and Services	  	 	24	 
			
	 17.
	  	Alterations	  	 	29	 
			
	 18.
	  	Repairs and Maintenance	  	 	32	 
			
	 19.
	  	Liens	  	 	34	 
			
	 20.
	  	Estoppel Certificate	  	 	34	 
			
	 21.
	  	Hazardous Materials	  	 	35	 
			
	 22.
	  	Odors and Exhaust	  	 	38	 
			
	 23.
	  	Insurance; Waiver of Subrogation	  	 	39	 
			
	 24.
	  	Damage or Destruction	  	 	42	 
			
	 25.
	  	Eminent Domain	  	 	44	 
			
	 26.
	  	Surrender	  	 	45	 
			
	 27.
	  	Holding Over	  	 	46	 
			
	 28.
	  	Indemnification and Exculpation	  	 	46	 
			
	 29.
	  	Assignment or Subletting	  	 	47	 
			
	 30.
	  	Subordination and Attornment	  	 	52	 
			
	 31.
	  	Defaults and Remedies	  	 	52	 

  
 i 

							
	 32.
	  	Bankruptcy	  	 	57	 
			
	 33.
	  	Brokers	  	 	58	 
			
	 34.
	  	Definition of Landlord	  	 	58	 
			
	 35.
	  	Limitation of Landlord’s Liability	  	 	59	 
			
	 36.
	  	Joint and Several Obligations	  	 	59	 
			
	 37.
	  	Representations	  	 	60	 
			
	 38.
	  	Confidentiality	  	 	60	 
			
	 39.
	  	Notices	  	 	60	 
			
	 40.
	  	Miscellaneous	  	 	61	 
			
	 41.
	  	Rooftop Installation Area	  	 	63	 
			
	 42.
	  	Option to Extend Term	  	 	64	 

  
 ii 

 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 10th day of May, 2016 (the “Execution Date”), by
and between BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”), and ONCORUS, INC., a Delaware corporation (“Tenant”). 

RECITALS 
 A.
WHEREAS, Landlord owns certain real property and improvements located at 50 and 60 Hampshire Street (also known as 205 Broadway), Cambridge, Middlesex County, Massachusetts (the “Property”), including the buildings located
thereon; and 
 B. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises (the
“Premises”) located on the fourth (4th) floor of the building known as 50 Hampshire Street (the “Building”), pursuant to the terms and conditions of this Lease,
as detailed below. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1. Lease of Premises. Effective
on the Term Commencement Date (as defined below), Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises, as shown on Exhibit A attached hereto for use by Tenant in accordance with the Permitted Use (as defined
below) and no other uses. The portion of the Property commonly known as 50 Hampshire Street and all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including the Building, are hereinafter
collectively referred to as the “Project”. The portion of the Property commonly known as 60 Hampshire Street and all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including
the building located thereon (the “60 Building”), are hereinafter collectively referred to as the “60 Project” and, together with the Project, the “Hampshire Project.” All portions of the Building that are
for the non-exclusive use of the tenants of the Building only, and not the tenants of the Hampshire Project generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all
to the extent located in the Building), are hereinafter referred to as “Building Common Area.” All portions of the 60 Building that are for the non-exclusive use of the tenants of the 60
Building only, and not the tenants of the Hampshire Project generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the 60 Building), are hereinafter referred to as “60
Building Common Area.” All portions of the Hampshire Project that are for the non-exclusive use of tenants of the Hampshire Project generally, including driveways, sidewalks, parking areas, landscaped
areas, and (to the extent not located in a building) service corridors, stairways, elevators, public restrooms and public lobbies (but excluding the Building Common Area and the 60 Building Common Area), are hereinafter referred to as
“Hampshire Project Common Area.” The Building Common Area and the Hampshire Project Common Area are collectively referred to herein as “Common Area.” The “Laboratory Building” consists of the floors
and areas within the Building that serve (or are capable of serving) laboratory uses. 

 2. Basic Lease Provisions. For convenience of the parties, certain basic provisions of this Lease are
set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such remaining terms and conditions. 

2.1. This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided within this Lease, each of the
provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto. 

2.2. In the definitions below, Rentable Area is expressed in square feet. Rentable Area and “Tenant’s Pro Rata Shares”
(i.e., Pro Rata Share of Building and Pro Rata Share of Laboratory Building) are all subject to adjustment as provided in this Lease. 
  

			
	 Definition or Provision
	  	 Means the Following
(As of the
Term
Commencement Date)

	 Approximate Rentable Area of Premises
	  	17,586 square feet
	 Approximate Rentable Area of Building
	  	202,023 square feet
	 Tenant’s Pro Rata Share of Building
	  	8.70%
	 Approximate Rentable Area of Laboratory Building
	  	97,757 square feet
	 Tenant’s Pro Rata Share of Laboratory Building
	  	17.99%

 2.3. Monthly and annual installments of Base Rent for the Premises (“Base Rent”) as of the
Rent Commencement Date (as defined below in Section 7.1), subject to adjustment under this Lease: 
  

																	
	 Dates
	  	Square
Feet of
Rentable
Area	 	  	Base Rent per
Square Foot of
Rentable Area	 	  	Monthly
Base Rent	 	  	Annual Base
Rent	 
	 Rent Commencement Date – First (1st)
Anniversary of the Rent Commencement Date
	  	 	17,586	 	  	$	75.00 annually	 	  	$	109,912.50	 	  	$	1,318,950	 

  
 2 

 2.4. Estimated Term Commencement Date: December 16, 2016 

2.5. Security Deposit: $450,000, subject to increase in accordance with the terms hereof. 

2.6. Permitted Use: Office and laboratory use in conformity with all federal, state, municipal and local laws, codes, ordinances, rules and
regulations of Governmental Authorities (as defined below), committees, associations, or other regulatory committees, agencies or governing bodies having jurisdiction over the Premises, the Building, the Property, the Project, Landlord or Tenant,
including both statutory and common law and hazardous waste rules and regulations (“Applicable Laws”). For the avoidance of doubt, to the extent permitted by Applicable Laws, the use of a portion of the Premises as a vivarium is
permitted under this Lease, subject to the terms and conditions set forth herein. 
 2.7. Address for Rent Payment: 

BMR-Hampshire LLC 

Attention Entity 325 
 P.O. Box
511415 
 Los Angeles, California 90051-7970 

2.8. Address for Notices to Landlord: 

BMR-Hampshire LLC 

17190 Bernardo Center Drive 

San Diego, California 92128 

Attn: Real Estate Legal Department 

E-mail: 

2.9. Address for Notices and Invoices to Tenant prior to the Rent Commencement Date: 

Oncorus, Inc. 
 450 Kendall
Street, 4th Floor 
 Cambridge, MA 02142 

Attn: Stacy Gilroy 
 E-mail: 
 2.10. Address for Notices and Invoices to Tenant from and after the Rent Commencement Date:

 Oncorus, Inc. 
 50
Hampshire Street 
 Cambridge, MA 02142 

Attn: Stacy Gilroy 
 E-mail: 

  
 3 

 2.11. The following Exhibits are attached hereto and incorporated herein by reference: 

 

			
	 Exhibit A
	  	Premises and Rooftop Installation Area
	 Exhibit B
	  	Work Letter
	 Exhibit B-1
	  	Tenant Work Insurance Schedule
	 Exhibit B-2
	  	Landlord’s Work
	 Exhibit C-1
	  	Acknowledgement of Term Commencement Date
	 Exhibit C-2
	  	Acknowledgment of Rent Commencement Date and Term Expiration Date
	 Exhibit D
	  	Plan of Lab and Office Zones
	 Exhibit E
	  	Definition of Obsolete Equipment
	 Exhibit F
	  	Form of Letter of Credit
	 Exhibit G-1
	  	Rules and Regulations
	 Exhibit G-2
	  	Contractor Rules and Regulations
	 Exhibit H
	  	PTDM
	 Exhibit I
	  	Tenant’s Personal Property
	 Exhibit J
	  	Maintenance Matrix
	 Exhibit K
	  	Form of Estoppel Certificate

 3. Term. The actual term of this Lease (as the same may be extended pursuant to Article 42 hereof, and as
the same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the Term Commencement Date (as defined in Article 4) and end on the date (the “Term Expiration Date”) that is
eighty-four (84) months after the Rent Commencement Date, subject to extension or earlier termination of this Lease as provided herein. 
 4.
Possession and Commencement Date. 
 4.1. Landlord shall use commercially reasonable efforts to tender possession of the Premises to
Tenant on the Estimated Term Commencement Date, with the light laboratory base Building improvements described in Exhibit B-2 (the “Landlord’s Work”) Substantially Complete (as
defined below). Tenant agrees that in the event such Landlord’s Work is not Substantially Complete on or before the Estimated Term Commencement Date for any reason, then (a) this Lease shall not be void or voidable, (b) Landlord shall
not be liable to Tenant for any loss or damage resulting therefrom, and (c) the Rent Commencement Date shall be extended accordingly. The term “Substantially Complete” or “Substantial Completion” in relation to
Landlord’s Work means that the Landlord’s Work is substantially complete, as reasonably determined by Landlord’s architect, except for minor punch list items, as applicable. Notwithstanding anything in this Lease (including the Work
Letter attached hereto as Exhibit B (the “Work Letter”)) to the contrary, (y) Landlord’s obligation to timely achieve Substantial Completion shall be subject to extension on a day-for-day basis as a result of Force Majeure (as defined below) or a Tenant Delay (as defined below) and (z) if there has been no Force Majeure or Tenant Delay and Landlord fails to deliver the
Premises to Tenant with Landlord’s Work Substantially Complete (i) on or before the date that is forty-five (45) days after the Estimated Term Commencement Date, Base Rent shall be abated one (1) day for each day after the
Estimated Term Commencement Date and before the Abatement Increase Deadline (as defined below) that Landlord fails to deliver the Premises to Tenant with Landlord’s Work Substantially Complete and (ii) on or before the date that is ninety
(90) days after the Estimated Commencement Date (the “Abatement Increase Deadline”), Base Rent shall be abated two (2) days for each day after the Abatement Increase Deadline that Landlord fails to deliver the Premises
with Landlord’s Work Substantially Complete. 

  
 4 

 4.2. The “Term Commencement Date” shall be the day Landlord tenders
possession of the Premises to Tenant with the Landlord’s Work Substantially Complete. If Landlord’s tender of possession of the Premises is delayed by (a) the failure of Tenant to comply with its obligations under this Lease and the
Work Letter or (b) any action of Tenant or Tenant’s agents that results in a delay of the Term Commencement Date (each, a “Tenant Delay”), then the Term Commencement Date shall be the date that the Term Commencement Date
would have occurred but for such Tenant Delay. Tenant shall execute and deliver to Landlord written acknowledgment of the actual Term Commencement Date within ten (10) days after Substantial Completion of Landlord’s Work, in the form
attached as Exhibit C-1 hereto, and Tenant shall execute and deliver to Landlord written acknowledgment of the actual Rent Commencement Date and Term Expiration Date within ten (10) days after the
Rent Commencement Date, in the form attached as Exhibit C-2 hereto. Failure to execute and deliver such acknowledgments, however, shall not affect the Term Commencement Date, the Rent
Commencement Date, the Term Expiration Date or Landlord’s or Tenant’s liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar governmental licensing of the Premises required for the
Permitted Use by Tenant shall not serve to extend the Term Commencement Date. 
 4.3. Tenant shall be entitled to enter upon the Premises
beginning on August 24, 2016 (the “Early Entry Date”) for planning purposes and for the performance of the work described in the Work Letter (the “Tenant Improvements”). 

(a) In the event that Tenant enters the Premises on or after the Early Entry Date for one or more of the purposes identified in this
Section 4.3, (i) Tenant shall furnish to Landlord evidence satisfactory to Landlord in advance that insurance coverages required of Tenant under the provisions of Article 23 are in effect, and (ii) such entry
shall be subject to all the terms and conditions of this Lease other than the payment of Rent, except as expressly provided otherwise herein. Notwithstanding anything set forth in this Lease or the Work Letter to the contrary, if the Term
Commencement Date is delayed due to any early access to the Premises by Tenant, then the Term Commencement Date shall be the date that the Term Commencement Date would have occurred but for such delay. 

(b) If Landlord prohibits Tenant from entering the Premises on or after the Early Entry Date in violation of the terms of this
Section 4.3 and Landlord continues to prohibit such access for a period of thirty (30) days after said date (the “Early Entry Rent Credit Date”) in violation of this
Section 4.3, Tenant shall be entitled to a rent credit of one (1) day of Base Rent for each day after the Early Entry Rent Credit Date that Landlord continues to prohibit Tenant from entering the Premises in violation
of the terms of this Section. Tenant’s rent credit will be applied to Base Rent from and after the Rent Commencement Date. It is expressly understood and agreed that any obligation on Landlord’s part to provide early access to Tenant under
this Section 4.3 shall not be deemed breached and Tenant shall not be entitled to a rent credit hereunder if Landlord is unable to provide early access by virtue of Force Majeure. 

  
 5 

 (c) Tenant acknowledges and agrees that Landlord may be engaged in the completion of
Landlord’s Work between the Early Entry Date and the Term Commencement Date, and Landlord may temporarily shut down certain systems, utilities or mechanicals in the Building or all or a portion of the Building in order to ensure the safety of
the Building occupants and the safe completion of Landlord’s Work or as otherwise required to diligently complete Landlord’s Work; provided, however, that Landlord will provide reasonable advance notice to Tenant prior to any such
shut down (except in the event of an emergency when no notice shall be required), and Landlord shall use reasonable efforts to minimize the scope and length of any such shut down. Tenant also acknowledges and agrees that it shall enter the Premises
as provided in this Section 4.3 in its “as is” condition at any time of Tenant’s entry. 
 4.4.
Tenant shall cause the Tenant Improvements to be constructed in the Premises pursuant to the Work Letter at a cost to Landlord not to exceed Two Million Six Hundred Thirty-Seven Thousand Nine Hundred Dollars ($2,637,900) (based upon One Hundred
Fifty Dollars ($150) per square foot of Rentable Area) (the “TI Allowance”). The TI Allowance may be applied to the costs of (m) construction, (n) Landlord’s actual third-party out-of-pocket expenses for Landlord’s project review, (o) commissioning of mechanical, electrical and plumbing systems by a licensed, qualified commissioning agent hired by Tenant, and review of
such party’s commissioning report by a licensed, qualified commissioning agent hired by Landlord, (p) space planning, architect, engineering and other related services performed by third parties unaffiliated with Tenant, (q) building
permits and other taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits or for inspections of the Tenant Improvements, and (r) costs and expenses for labor, material, equipment and fixtures. In no event
shall the TI Allowance be used for (v) the cost of work that is not authorized by the Approved Plans (as defined in the Work Letter) or otherwise approved in writing by Landlord, (w) payments to Tenant or any affiliates of Tenant,
(x) the purchase of any furniture, personal property or other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this Lease, or (z) costs that
are recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors). 
 4.5. Tenant shall have until September 1,
2017 (the “TI Deadline”), to expend the unused portion of the TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. 

4.6. In no event shall any unused TI Allowance entitle Tenant to a credit against Rent payable under this Lease. 

4.7. Notwithstanding anything to the contrary in this Lease, Landlord and Tenant agree that all Tenant Improvements shall (a) be
programmed in accordance with the lab and office zones identified on Exhibit D attached hereto, and (b) incorporate flexible lab bench systems. The portion of the Premises that is programmed for laboratory uses is defined herein as the
“Lab Zone” and the portion of the Premises that is programmed for office uses is defined herein as the “Office Zone”. 

5. Condition of Premises. Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to
the condition of the Premises, the Building or the Project, or with respect to the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business. Tenant acknowledges that: (a) it is fully familiar with the
condition of the Premises and agrees to take the same in its condition “as is” as of the Term 

  
 6 

 
Commencement Date and (b) Landlord shall have no obligation to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the
Premises, except for performance of the Landlord’s Work and except with respect to the payment of the TI Allowance. Tenant’s taking of possession of the Premises shall, except for the completion of the Landlord’s Work as provided
herein and except as otherwise agreed to in writing by Landlord and Tenant, conclusively establish that the Premises, the Building and the Project were at such time in good, sanitary and satisfactory condition and repair. 

6. Rentable Area. 
 6.1. The term
“Rentable Area” shall reflect such areas as reasonably calculated by Landlord’s architect, as the same may be reasonably adjusted from time to time by Landlord in consultation with Landlord’s architect to reflect changes
to the Premises, the Building, the Laboratory Building, or the Project, as applicable. Notwithstanding the foregoing to the contrary, in no event shall the Rentable Area of the Premises, the Building, the Laboratory Building, the Property or the
Project be deemed to have increased unless (a) due to a change in the outer dimensions of the exterior walls of the same or (b) due to the conversion of space in the Building to increase the space serving (or to be capable of serving)
laboratory uses. 
 6.2. The Rentable Area of the Building is generally determined by making separate calculations of Rentable Area
applicable to each floor within the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area
calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts, vertical ducts and the like, as well as such items’
enclosing walls. 
 6.3. The term “Rentable Area,” when applied to the Premises, is that area equal to the usable area of
the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including that portion of the Building devoted to corridors, equipment rooms, restrooms, elevator
lobby, atrium and mailroom. 
 6.4. The Rentable Area of the Hampshire Project is the total Rentable Area of all buildings within the
Hampshire Project. 
 6.5. Review of allocations of Rentable Areas as between tenants of the Building, the Laboratory Building and the
Hampshire Project shall be made as frequently as Landlord deems appropriate, including in order to facilitate an equitable apportionment of Operating Expenses (as defined below) and Laboratory Support Expenses (as defined below). If such review is
by a licensed architect and allocations are certified by such licensed architect as being correct, then Tenant shall be bound by such certifications, but in no event shall the Rentable Area of the Premises, Building, Property or Project be subject
to remeasurement except as otherwise provided in Section 6.1 hereof. 

  
 7 

 7. Rent. 

7.1. Tenant shall pay to Landlord as Base Rent for the Premises, commencing on the Rent Commencement Date, the sums set forth in
Section 2.3, subject to the rental adjustments provided in Article 8 hereof. The “Rent Commencement Date” shall be the earlier of (a) Substantial Completion of the Tenant Improvements, or
(b) seven (7) months following the Term Commencement Date. The term “Substantially Complete” or “Substantial Completion” in relation to the Tenant Improvements means that the Tenant Improvements are
substantially complete in accordance with the Approved Plans (as defined in the Work Letter), except for minor punch list items. Base Rent shall be paid in equal monthly installments as set forth in Section 2.3, subject to
the rental adjustments provided in Article 8 hereof, each in advance on the first day of each and every calendar month beginning on the Rent, Commencement Date and continuing during the Term. 

7.2. In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“Additional Rent”) at times hereinafter
specified in this Lease (a) Tenant’s Adjusted Share (as defined below) of Operating Expenses (as defined below), (b) Tenant’s Adjusted Share of Laboratory Support Expenses, (c) the Property Management Fee (as defined below), and
(d) any other amounts that Tenant assumes or agrees to pay under the provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to
comply with the agreements, terms, covenants and conditions of this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods. 

7.3. Base Rent and Additional Rent shall together be denominated “Rent.” Rent shall be paid to Landlord, without abatement,
deduction or offset, in lawful money of the United States of America to the address set forth in Section 2.7 or to such other person or at such other place as Landlord may from time designate in writing. In the event the
Term commences or ends on a day other than the first day of a calendar month, then the Rent for such fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid at the then-current rate for
such fractional month. 
 7.4. Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by (a) any Applicable
Laws now or hereafter applicable to the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any casualty or taking or (d) any other occurrence; and Tenant waives all rights now or
hereafter existing to terminate or cancel this Lease or quit or surrender the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover rent. Tenant’s obligation to pay Rent
with respect to any period or obligations arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided,
however, that nothing in this sentence shall in any way affect Tenant’s obligations with respect to any other period. 
 8. Rent Adjustments.
Base Rent shall be subject to an annual upward adjustment of three percent (3%) of the then-current Base Rent. The first such adjustment shall become effective commencing on the first (1st) annual
anniversary of the Rent Commencement Date, and subsequent adjustments shall become effective on every successive annual anniversary for so long as this Lease continues in effect. The amount of Base Rent during any extension period shall be governed
by Article 42 hereof. 

  
 8 

 9. Operating Expenses and Laboratory Support Expenses. 

9.1. As used herein, the term “Operating Expenses” shall include: 

(a) Government impositions, including property tax costs consisting of real and personal property taxes (including amounts due under any
improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, and areas serving the Building and the Project are located) or assessments in lieu thereof imposed by any federal, state,
regional, local or municipal governmental authority, agency or subdivision (each, a “Governmental Authority”), but excluding any such impositions or assessments on Base Building Laboratory Support Systems (as hereinafter defined),
if such amounts are imposed or assessed separately by a Governmental Authority; taxes on or measured by gross rentals received from the rental of space in the Project; taxes based on the square footage of the Premises, the Building or the Project,
as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable Laws or interpretations thereof, promulgated by any Governmental Authority in connection
with the use or occupancy of the Project or the parking facilities serving the Project; taxes on this transaction or any document to which Tenant is a party creating or transferring an interest in the Premises; any fee for a business license to
operate an office building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the taxing authority of the applicable taxes, less tax refunds obtained as a result of an
application for review thereof; and 
 (b) All other costs of any kind paid or incurred by Landlord in connection with the operation or
maintenance of the Building and the Project (other than Laboratory Support Expenses), which shall include (i) Project office rent at fair market rental for a commercially reasonable amount of space for Project management personnel, to the
extent an office used for Project operations is maintained at the Project, plus customary expenses for such office, and costs of repairs and replacements (provided that capital expenses shall be accounted for as provided below) to improvements
within the Project as appropriate to maintain the Project as required hereunder; costs of utilities furnished to the Common Area; sewer fees; cable television; trash collection; cleaning, including windows; heating, ventilation and air-conditioning (“HVAC”); maintenance of landscaping and grounds; snow removal; maintenance of drives and parking areas; maintenance of the roof; security services and devices; building supplies;
maintenance or replacement of equipment utilized for operation and maintenance of the Project (provided that capital expenses shall be accounted for as provided below); license, permit and inspection fees; sales, use and excise taxes on goods and
services purchased by Landlord in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage, stationery supplies and other expenses incurred in connection with the operation,
maintenance or repair of the Project; reasonable accounting, legal and other professional fees and expenses incurred in connection with the Project; costs of furniture, draperies, carpeting, landscaping supplies, snow removal supplies and other
customary and ordinary items of personal property provided by Landlord for use in Common Area or in the Project office; capital expenses incurred (i) in replacing obsolete equipment, as defined in Exhibit E hereto, (ii) for the
primary purpose of reducing Operating Expenses or (iii) required by any Governmental Authority to comply with changes in Applicable Laws that take effect after the Execution Date or to ensure continued compliance with Applicable Laws in effect
as of the Execution Date, in each case amortized over the useful life thereof, as reasonably determined by Landlord, in accordance with 

  
 9 

 
generally accepted accounting principles, but in no event longer than seven (7) years; costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws); costs to keep the Project in compliance with, or costs or fees otherwise required under or incurred pursuant to any CC&Rs (as defined below),
including condominium fees; insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured losses paid by Landlord as part of the deductible portion
of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment taxes and fringe benefits) of
all persons who perform regular and recurring duties connected with the day-to-day operation and maintenance of the Project, its equipment, the adjacent walks,
landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow truck drivers, handymen, and engineering/maintenance/facilities personnel. 

(c) Notwithstanding the foregoing, Operating Expenses shall not include any net income, franchise, capital stock, estate or inheritance taxes,
or taxes that are the personal obligation of Tenant or of another tenant of the Project; any leasing commissions; expenses that relate to preparation of rental space for a tenant; advertising and promotional expenditures directly related to
Landlord’s efforts to lease space in the Building or Project; expenses of initial development and construction, including grading, paving, landscaping and decorating (as distinguished from maintenance; repair and replacement of the foregoing);
legal expenses relating to other tenants; accounting fees not incurred in connection with the operation or management of the Building (including any legal and other costs incurred in connection with the sale, financing, refinancing, syndication,
securitization or change in ownership of the Building, including brokerage commissions, attorneys’ and accountants’ fees, closing costs, title insurance premiums, points and interest charges); costs of repairs to the extent reimbursed by
payment of insurance proceeds received by Landlord or which are covered by warranties or guarantees or reimbursed pursuant to a service contract; costs incurred directly as a result of Landlord’s gross negligence or willful misconduct;
principal and interest upon loans to Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof (provided that interest upon a government assessment or improvement bond payable in installments shall
constitute an Operating Expense under Subsection 9.1(a)); salaries of executive officers of Landlord or of Landlord’s personnel above the level of Building manager who are not spending a majority of their time on the operation and
maintenance of the Building or Project; depreciation claimed by Landlord for tax purposes (provided that this exclusion of depreciation is not intended to delete from Operating Expenses actual costs of repairs and replacements and reasonable
reserves in regard thereto that are provided for in Subsection 9.1(b)); taxes that are excluded from Operating Expenses by the last sentence of Subsection 9.1(a); costs or expenses incurred in connection with the financing or sale of
the Project or any portion thereof; political or charitable contributions; costs expressly excluded from Operating Expenses elsewhere in this Lease or that are charged to or paid by Tenant under other provisions of this Lease; professional fees and
disbursements and other costs and expenses related to the ownership (as opposed to the use, occupancy, operation, maintenance or repair) of the Project; and any item that, if included in Operating Expenses, would involve a double collection for such
item by Landlord. To the extent that Tenant uses more than Tenant’s Pro Rata Share of Building of any item of Operating Expenses or Tenant’s Pro Rata Share of Laboratory Building of any Laboratory Support Expenses, as the case may be,
Tenant shall pay Landlord for such excess 

  
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in addition to Tenant’s obligation to pay Tenant’s Pro Rata Share of Building of Operating Expenses and Tenant’s Pro Rata Share of Laboratory Building (or Tenant’s Occupied
Lab Share (as hereinafter defined) if applicable) of Laboratory Support Expenses, as the case may be (such excess, together with Tenant’s Pro Rata Share of Building of Operating Expenses or Tenant’s Pro Rata Share of Laboratory Building
(or Tenant’s Occupied Lab Share if applicable) of Laboratory Support Expenses, as the case may be, “Tenant’s Adjusted Share”). 

9.2. As used herein, the term “Base Building Laboratory Support Systems” means all base Building systems, fixtures and
equipment exclusively serving the laboratory uses in the Building that are shared (or capable of being shared) by tenants or other occupants in the Building that are permitted to use and occupy premises in the Building for laboratory uses, including
but not limited to the following base Building systems: (i) vacuum and compressed air; (ii) purified water and (iii) laboratory waste water treatment, each with respect to the portion of such system that extends to the isolation valve
for such system that serves the Premises. “Laboratory Support Expenses” shall include: 
 (a) Government impositions,
including property tax costs consisting of real and personal property taxes (including amounts due under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, and areas
serving the Building and the Project are located)) or assessments in lieu thereof imposed by any Governmental Authority separately on any Base Building Laboratory Support Systems or reasonably determined by Landlord to be attributable to any Base
Building Laboratory Support Systems and not other portions of the Project; and 
 (b) All other costs of any kind paid or incurred by
Landlord in connection with the operation or maintenance of the Base Building Laboratory Support Systems and the provision of services that exclusively serve the Laboratory Building, which shall
-include costs of repairs and replacements to Base Building Laboratory Support Systems; costs of utilities furnished to the Base Building Laboratory Support Systems and any Common Areas
exclusively serving the Base Building Laboratory Support Systems; sewer fees; HVAC; maintenance or replacement of equipment utilized for operation and maintenance of the Base Building Lab Systems; license, permit and inspection fees; sales, use and
excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Base Building Laboratory Support Systems; other expenses incurred in connection with the operation, maintenance or repair of the
Base Building Laboratory Support Systems; reasonable accounting, legal or other professional fees and expenses incurred in connection with the Base Building Laboratory Support Systems; capital expenses incurred (i) in replacing obsolete
equipment, as defined in Exhibit E hereto, (ii) for the primary purpose of reducing Operating Expenses or (iii) required by any Governmental Authority to comply with changes in Applicable Laws that take effect after the Execution
Date or to ensure continued compliance with Applicable Laws in effect as of the Execution Date, in each case amortized over the useful life thereof, as reasonably determined by Landlord, in accordance with generally accepted accounting principles,
but in no event longer than seven (7) years; costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws);
costs of complying with Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Execution Date with Applicable Laws); costs to keep the Base Building Laboratory Support
Systems in compliance with, or costs or fees otherwise required under or 

  
 11 

 
incurred pursuant to any CC&Rs (as defined below), including insurance premiums attributable to Base Building Laboratory Support Systems, including premiums for commercial general liability,
property casualty, earthquake, terrorism and environmental coverages; portions of insured losses to Base Building Laboratory Support Systems paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies;
service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties
connected with the day-to-day operation and maintenance of Base Building Laboratory Support Systems. 

(c) Notwithstanding the foregoing Laboratory Support Expenses shall not include any net income, franchise, capital stock, estate or
inheritance taxes, or taxes that are the personal obligation of Tenant or of another tenant of the Project; any leasing commissions; expenses that relate to preparation of rental space for a tenant; advertising and promotional expenditures directly
related to Landlord’s efforts to lease space in the Building or Project; expenses of initial development and construction, including grading, paving, landscaping and decorating (as distinguished from maintenance, repair and replacement of the
foregoing); legal expenses relating to other tenants; accounting fees not incurred in connection with the operation or management of the Building (including any legal and other costs incurred in connection with the sale, financing, refinancing,
syndication, securitization or change in ownership of the Building, including brokerage commissions, attorneys’ and accountants’ fees, closing costs, title insurance premiums, points and interest charges); costs of repairs to the extent
reimbursed by payment of insurance proceeds received by Landlord or which are covered by warranties or guarantees or reimbursed pursuant to a service contract; costs incurred directly as a result of Landlord’s gross negligence or willful
misconduct; principal and interest upon loans to Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof (provided that interest upon a government assessment or improvement bond payable in installments
shall constitute an Laboratory Support Expense under Subsection 9.2(a)); salaries of executive officers of Landlord or of Landlord’s personnel above the level of Building manager who are not spending a majority of their time on the
operation and maintenance of the Building or Project; depreciation claimed by Landlord for tax purposes (provided that this exclusion of depreciation is not intended to delete from Laboratory Support Expenses actual costs of repairs and
replacements and reasonable reserves in regard thereto that are provided for in Subsection 9.2(b)); taxes that are excluded from Operating Expenses by the last sentence of Subsection 9.1(a); costs or expenses incurred in connection
with the financing or sale of the Project or any portion thereof; political or charitable contributions; costs expressly excluded from Laboratory Operating Expenses elsewhere in this Lease or that are charged to or paid by Tenant under other
provisions of this Lease; professional fees and disbursements and other costs and expenses related to the ownership (as opposed to the use, occupancy, operation, maintenance or repair) of the Project; and any item that, if included in Laboratory
Operating Expenses, would involve a double collection for such item by Landlord. 
 9.3. Beginning on the earlier of the Rent Commencement
Date or the Expense Trigger Date (as defined below), Tenant shall pay to Landlord on the first day of each calendar month of the Term, as Additional Rent, (a) the Property Management Fee (as defined below), (b) Landlord’s estimate of
Tenant’s Adjusted Share of Operating Expenses with respect to the Building and the Project, and (c) Landlord’s estimate of Tenant’s Adjusted Share of Laboratory Support Expenses, as applicable, for such month. 

  
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 (w) The “Property Management Fee” shall equal three percent (3%) of Base
Rent due from Tenant. Tenant shall pay the Property Management Fee in accordance with Section 9.3 from and after the earlier of the Rent Commencement Date or the Expense Trigger Date, including any extensions of the Term or
any holdover periods, regardless of whether Tenant is obligated to pay Base Rent, Operating Expenses, Laboratory Support Expenses or any other Rent with respect to any such period or portion thereof. 

(x) Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably required by Landlord),
Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses and Laboratory Support Expenses, Tenant’s Adjusted Share of Operating Expenses and Laboratory Support Expenses, and the cost of providing
utilities to the Premises for the previous calendar year (“Landlord’s Statement”). Any additional sum due from Tenant to Landlord shall be due and payable within thirty (30) days after receipt of an invoice therefor. If
the amounts paid by Tenant pursuant to this Section exceed Tenant’s Adjusted Share of Operating Expenses and Tenant’s Adjusted Share of Laboratory Support Expenses for the previous calendar year, then Landlord shall credit the difference
against the Rent next due and owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany Landlord’s Statement with payment for the amount of such difference. 

(y) Any amount due under this Section for any period that is less than a full month shall be prorated for such fractional month on the basis
of the number of days in the month. 
 9.4. Landlord’s Statement shall be final and binding upon Tenant unless Tenant, within sixty
(60) days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor; provided that Tenant shall in all events pay the amount
specified in Landlord’s Statement, pending the results of the Independent Review and determination of the Accountant(s), as applicable and as each such term is defined below. If, during such sixty
(60)-day period, Tenant reasonably and in good faith questions or contests the correctness of Landlord’s Statement, Landlord shall provide Tenant with reasonable access to Landlord’s books and
records to the extent relevant to determination of Operating Expenses or Laboratory Support Expenses, and such information as Landlord reasonably determines to be responsive to Tenant’s written inquiries. In the event that, after Tenant’s
review of such information, Landlord and Tenant cannot agree upon the amount of Tenant’s Adjusted Share of Operating Expenses or Laboratory Support Expenses, then Tenant shall have the right to have an independent public accounting firm hired
by Tenant on an hourly basis and not on a contingent-fee basis (at Tenant’s sole cost and expense) and approved by Landlord (which approval Landlord shall not unreasonably withhold or delay) audit and
review such of Landlord’s books and records for the year in question as directly relate to the determination of Operating Expenses or Laboratory Support Expenses for such year (the “Independent Review”), but not books and
records of entities other than Landlord, unless such other entities share costs with Landlord, in which event Landlord shall only be obligated to make available the books and records of such other entity to the extent related to the shared costs.
Landlord shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business. Landlord need not provide copies of any books or records. Tenant shall commence the Independent Review within
fifteen (15) days after the date Landlord has given Tenant access to Landlord’s books and records for the Independent Review. Tenant shall complete the Independent 

  
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Review and notify Landlord in writing of Tenant’s specific objections to Landlord’s calculation of Operating Expenses or Laboratory Support Expenses (including Tenant’s accounting
firm’s written statement of the basis, nature and amount of each proposed adjustment) no later than sixty (60) days after Landlord has first given Tenant access to Landlord’s books and records for the Independent Review. Landlord
shall review the results of any such Independent Review. The parties shall endeavor to agree promptly and reasonably upon Operating Expenses or Laboratory Support Expenses taking into account the results of such Independent Review. If, as of the
date that is sixty (60) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the parties shall engage a mutually agreeable independent third
party accountant with at least ten (10) years’ experience in commercial real estate accounting in the Cambridge, Massachusetts area (the “Accountant”). If the parties cannot agree on the Accountant, each shall within
twenty (20) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within twenty (20) days after the appointment of both such Accountants, those two
Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the Accountant the other party appoints shall be the sole
Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination of Operating Expenses or Laboratory Support Expenses,
with such supporting data or information as each submitting party determines appropriate. Within twenty (20) days after such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s determination of
Operating Expenses or Laboratory Support Expenses. The Accountants may not select or designate any other determination of Operating Expenses or Laboratory Support Expenses. The determination of the Accountant(s) shall bind the parties. If the
parties agree or the Accountant(s) determine that the Operating Expenses or Laboratory Support Expenses actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at
Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the
Accountant(s) determine that Tenant’s payments of Operating Expenses or Laboratory Support Expenses for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within
thirty (30) days after delivery of such results. If the Independent Review reveals or the Accountant(s) determine that the Operating Expenses or Laboratory Support Expenses billed to Tenant by Landlord and paid by Tenant to Landlord for the
applicable calendar year in question exceeded by more than five percent (5%) what Tenant should have been billed during such calendar year, then Landlord shall pay the reasonable cost of the Independent Review and the Accountant(s). In all other
cases, Tenant shall pay the cost of the Independent Review and the Accountant(s). 
 9.5. Landlord may, from time to time, modify
Landlord’s calculation and allocation procedures for Operating Expenses and Laboratory Support Expenses, so long as such modifications produce dollar results substantially consistent with Landlord’s then-current practice at the Project.
Landlord or an affiliate(s) of Landlord currently own other property(ies) adjacent to the Project or its neighboring properties, including the 60 Project (which is part of the Property) (collectively, “Neighboring Properties”). In
connection with Landlord performing services for the Project pursuant to this Lease, similar services may be performed by the same vendor(s) for Neighboring Properties. In such a case, or in the case of any real estate or personal property taxes

  
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or other impositions or taxes charged or assessed by a Governmental Authority for the Hampshire Project as a whole, Landlord shall reasonably allocate to each building and the Project the costs
for such services based upon the ratio that the square footage of the building or the Project (as applicable) bears to the total square footage of all of the Neighboring Properties or buildings within the Neighboring Properties for which the
services are performed, unless the scope of the services performed for any building or property (including the Building and the Project) is disproportionately more or less than for others, in which case Landlord shall equitably allocate the costs
based on the scope of the services being performed for each building or property (including the Building and the Project). For clarity, in the case of any Operating Expenses (including real estate or personal property taxes or other impositions or
taxes charged or assessed by a Governmental Authority for the Hampshire. Project as a whole) that apply to the Hampshire Project as a whole (as opposed to allocated specifically to each of the Project and the 60 Project or to each of the Building
and the 60 Building), Landlord shall reasonably allocate to the Project and the 60 Project the costs of such Operating Expenses based upon the ratio that the square footage of Rentable Area of each of the Building and the 60 Building, respectively,
bears to the total square footage of Rentable. Area of all of the buildings in the Hampshire Project, or such other equitable allocation as Landlord reasonably determines. 

9.6. Tenant shall not be responsible for Operating Expenses and Laboratory Support Expenses with respect to any time period prior to the Rent
Commencement Date; provided, however, that if Landlord shall permit Tenant to commence and Tenant does so commence business operations in the Premises prior to the Rent Commencement Date, Tenant shall be responsible for Operating Expenses and
Laboratory Support Expenses from such earlier date (the Rent Commencement Date or such earlier date, as applicable, the “Expense Trigger Date”); and provided, further, that Landlord may annualize certain Operating Expenses
and Laboratory Support Expenses incurred prior to the Expense Trigger Date over the course of the budgeted year during which the Expense Trigger Date occurs, and Tenant shall be responsible for the annualized portion of such Operating Expenses and
Laboratory Support Expenses corresponding to the number of days during such year, commencing with the Expense Trigger Date, for which Tenant is otherwise liable for Operating Expenses and Base Building Laboratory Support Systems Expenses pursuant to
this Lease. Tenant’s responsibility for Tenant’s Adjusted Share of Operating Expenses and Laboratory Support Expenses shall continue to the latest of (a) the date of termination of the Lease, (b) the date Tenant has fully vacated
the Premises and (c) if termination of the Lease is due to a default by Tenant, the date of rental commencement of a replacement tenant. 

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

9.8. Within thirty (30) days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the event an
invoice is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either internally or by employing third parties) during the prior month and (b) for which Tenant reasonably believes it is entitled to
reimbursements from Landlord pursuant to the terms of this Lease or that Tenant reasonably believes is the responsibility of Landlord pursuant to this Lease or the Work Letter. 

  
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 9.9. In the event that the Building, Laboratory Building or Project is less than fully
occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate Operating Expenses and Laboratory Support Expenses that vary depending on the occupancy of the Building, Laboratory Building or Project, as applicable, to equal
Landlord’s reasonable estimate of what such Operating Expenses or Laboratory Support Expenses, as the case may be, would have been had the Building, Laboratory Building or Project, as applicable, been ninety-five percent (95%) occupied during
such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of Operating Expenses and Laboratory Support Expenses. 

10. Taxes on Tenant’s Property. 

10.1. Tenant shall be solely responsible for the payment of any and all taxes levied upon (a) personal property and trade fixtures
located at the Premises and (b) any gross or net receipts of or sales by Tenant, and shall pay the same at least twenty (20) days prior to delinquency. 

10.2. If any such taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property or, if
the assessed valuation of the Building, the Property or the Project is increased by inclusion therein of a value attributable to Tenant’s personal property or trade fixtures, and if Landlord, after written notice to Tenant, pays the taxes based
upon any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall, upon demand, repay to Landlord the taxes so paid by Landlord. 

10.3. If any improvements in or alterations to the Premises, whether owned by Landlord or Tenant and whether or not affixed to the real
property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building standards (the “Building Standard”) in other
spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building, the Property or the Project by reason of such excess assessed valuation shall be deemed to be taxes levied against personal
property of Tenant and shall be governed by the provisions of Section 10.2. Any such excess assessed valuation due to improvements in or alterations to space in the Project leased by other tenants at the Project shall not
be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available and sufficiently detailed to serve as a basis for determining whether such Tenant improvements or alterations are assessed at a
higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant. 
 11. Security Deposit. 

11.1. Tenant shall deposit with Landlord on or before the Execution Date the sum set forth in Section 2.5 (the
“Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms, covenants and conditions of this Lease to be kept and performed by Tenant during the period commencing
on the Execution Date and ending upon the expiration or termination of Tenant’s obligations under this Lease. If Tenant Defaults (as 

  
 16 

 
defined below) with respect to any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may (but shall not be required to) use apply or retain all or
any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of Tenant’s default. If any portion of the Security Deposit is
so used or applied, then Tenant shall, within ten (10) days following written demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount, and Tenant’s failure to do so shall
be a material breach of this Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

11.2. In the event of bankruptcy or other debtor-creditor proceedings against Tenant, the Security Deposit shall be deemed to be applied first
to the payment of Rent and other charges due Landlord for all periods prior to the filing of such proceedings. 
 11.3. Landlord may deliver
to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by Tenant, and thereupon Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any
subsequent transfers. 
 11.4. If Tenant is not in default at the end of thirty (30) days following the expiration or earlier
termination of this Lease, then the Security Deposit, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or
earlier termination of this Lease. 
 11.5. If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account
at a banking organization selected by Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to
all interest and/or dividends, if any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit. 

11.6. The Security Deposit may be in the form of cash, a letter of credit or any other security instrument acceptable to Landlord in its sole
discretion. Tenant may at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “L/C Security”) as the entire Security Deposit, as follows: 

(a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in full force and effect throughout the Term and
until the date that is three (3) months after the then-current Term Expiration Date, a letter of credit in the form of Exhibit F issued by an issuer reasonably satisfactory to Landlord, in the amount of the Security Deposit, with an
initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any time during the Term if Landlord reasonably believes that the issuing bank of the L/C
Security is or may soon become insolvent; provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C Security. If any issuer of the L/C Security shall become insolvent or
placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by an issuer reasonably satisfactory to Landlord, and otherwise conforming to the
requirements set forth in this Article. As used herein with respect to the issuer of the L/C 

  
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Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank regulator (i.e., the state bank supervisor for state chartered banks,
the OCC or OTS, respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains uncalculated or unpaid, then (i) Landlord shall with reasonable diligence
complete any necessary calculations, (ii) Tenant shall extend the expiry date of such L/C Security from time to time as Landlord reasonably requires and (iii) in such extended period, Landlord shall not unreasonably refuse to consent to an
appropriate reduction of the L/C Security. Tenant shall reimburse Landlord’s legal costs (as estimated by Landlord’s counsel) in handling Landlord’s acceptance of L/C Security or its replacement or extension, provided, however,
that Tenant shall not be obligated to reimburse Landlord’s legal costs for any extension of the L/C Security that may be required, as provided above, to allow Landlord to complete Rent calculations after the Term Expiration Date. 

(b) If Tenant delivers to Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to Tenant any cash
Security Deposit Landlord previously held. 
 (c) Landlord may draw upon the L/C Security, and hold and apply the proceeds in the same
manner and for the same purposes as the Security Deposit, if (i) an uncured Default (as defined below) exists, (ii) as of the date that is thirty (30) days before any L/C Security expires (even if such scheduled expiry date is after
the Term Expiration Date) Tenant has not delivered to Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) three (3) months after the then-current Term
Expiration Date or (2) the date that is one year after the then-current expiry date of the L/C Security, (iii) the L/C Security provides for automatic renewals, Landlord asks the issuer to confirm the current L/C Security expiry date, and
the issuer fails to do so within ten (10) business days, (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the L/C Security or (v) the issuer of the L/C Security
ceases, or announces that it will cease, to maintain an office in the state where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not limit
any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances. 
 (d) Tenant shall not seek to
enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if it violates this Lease: Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C Security,
causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, the parties shall cooperate to allow Tenant to post
replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums, and Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous. 

(e) If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense, within five (5) business days after
receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security Deposit changes while L/C
Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

  
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 12. Use. 

12.1. Tenant shall use the Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the Premises to be used, for
any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 

12.2. Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the certificate of occupancy issued
for the Building or the Project, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having jurisdiction to be a violation of any of the
above, or that in Landlord’s reasonable opinion violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by reason of the nature of Tenant’s use or occupancy of the
Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof, and shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and
hold Landlord and its affiliates, employees, agents and contractors; and any lender, mortgagee, ground lessor or beneficiary (each, a “Lender” and, collectively with Landlord and its affiliates, employees, agents and contractors,
the “Landlord Indemnitees”) harmless from and against any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including reasonable
attorneys’ fees, charges and disbursements, regardless of whether the applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively,
“Claims”) of any kind or nature that arise before, during or after the Term as a result of Tenant’s breach of this Section. Notwithstanding anything to the contrary set forth in this Lease, Tenant shall not be responsible for
compliance with Applicable Laws for any work performed in the Premises by or at the direction of anyone other than a Tenant Party. 
 12.3.
Tenant shall not do or permit to be done anything that will invalidate or increase the cost of any fire, environmental, extended coverage or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders,
regulations and requirements of the insurers of the Building and the Project, and Tenant shall promptly, upon demand, reimburse Landlord for any additional premium charged for such policy by reason of Tenant’s failure to comply with the
provisions of this Article. 
 12.4. Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and
egress. 
 12.5. No additional locks or bolts of any kind, shall be placed upon any of the doors or windows by Tenant, nor shall any changes
be made to existing locks or the mechanisms thereof without Landlord’s prior written consent, which consent shall not be unreasonably withheld. Tenant shall, upon termination of this Lease, return to Landlord all keys to offices and restrooms
either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or locks opened by such lost key if Landlord shall deem it
necessary to make such change. 

  
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 12.6. No awnings or other projections shall be attached to any outside wall of the Building.
No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings. Neither the interior nor exterior of any windows shall be
coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that are visible from outside the Premises. No equipment,
furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent. 

12.7. No sign, advertisement or notice (“Signage”) shall be exhibited, painted or affixed by Tenant on any part of the
Premises or the Building without Landlord’s prior written consent. Signage shall conform to Landlord’s design criteria. For any Signage, Tenant shall, at Tenant’s own cost and expense, (a) acquire all permits for such Signage in
compliance with Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible for reimbursing Landlord for costs incurred by Landlord in removing any of Tenant’s
Signage upon the expiration or earlier termination of the Lease. Initial interior signs on the directory tablet shall be inscribed, painted or affixed for Tenant by Landlord at Landlord’s sole cost and expense, and shall be of a size, color and
type and be located in a place acceptable to Landlord; provided, however, that Tenant shall be responsible for all costs and expenses incurred by Landlord for any changes to Tenant’s listing in such directory tablet requested by Tenant
from and after the Term Commencement Date (excluding any changes on account of improvements to the directory tablet initiated by Landlord). The directory tablet shall be provided exclusively for the display of the name and location of tenants only.
Tenant shall not place anything on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering. At Landlord’s option, Landlord may install any Tenant Signage, and Tenant shall pay all costs associated with
such installation within thirty (30) days after demand therefor. 
 12.8. Tenant may only place equipment within the Premises with
floor loading consistent with the Building’s structural design unless Tenant obtains Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such equipment. 

12.9. Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom
from extending into the Common Area or other offices in the Project. 
 12.10. Tenant shall not (a) do or permit anything to be done in
or about the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (b) use or allow the Premises to be used for unlawful purposes, (c) cause, maintain or
permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other tenants’ quiet use and enjoyment of their space or adversely
impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any security systems (including cameras) outside the Premises or that record
sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. 

  
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 12.11. Notwithstanding any other provision herein to the contrary, Tenant shall be
responsible for all liabilities; costs and expenses arising out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local accessibility laws, codes,
ordinances and rules (collectively, and together with regulations promulgated pursuant thereto, the “ADA”) from and after the Term Commencement Date, and Tenant shall indemnify, save, defend (at Landlord’s option and with
counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against Claims arising out of any such failure of the Premises to comply with the ADA from and after the Term Commencement Date. This Section (as well as
any other provisions of this Lease dealing with indemnification of the Landlord Indemnitees by Tenant) shall be deemed to be modified in each case by the insertion in the appropriate place of the following: “except as otherwise provided in
Mass. G.L. Ter. Ed., C. 186, Section 15.” The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

12.12. Tenant shall maintain temperature and humidity in the Premises in accordance with ASHRAE standards at all times (subject to
Landlord’s compliance with its obligation with respect to base Building HVAC systems under Sections 16.9 and 18.1 of this Lease). 

12.13. Tenant shall establish and maintain a chemical safety program administered by a licensed, qualified individual in accordance with the
requirements of the Massachusetts Water Resources Authority (“MWRA”) and any other applicable Governmental Authority. Tenant shall be solely responsible for all costs incurred in connection with such chemical safety program, and
Tenant shall provide Landlord with such documentation as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) the MWRA and any other applicable Governmental Authority with respect to such chemical
safety program and (b) this Section. Notwithstanding the foregoing, Landlord shall obtain and maintain during the Term (m) any permit required by the MWRA (“MWRA Permit”) and (n) a wastewater treatment operator
license from the Commonwealth of Massachusetts with respect to Tenant’s use of the Acid Neutralization Tank (as defined below) in the Building. Tenant shall not introduce anything into the Acid Neutralization Tank (x) in violation of the
terms of the MWRA Permit, (y) in violation of Applicable Laws or (z) that would interfere with the proper functioning of the Acid Neutralization Tank. Tenant agrees to reasonably cooperate with Landlord in order to obtain the MWRA Permit
and the wastewater treatment operator license. Tenant shall reimburse Landlord within thirty (30) days after demand for any costs incurred by Landlord pursuant to this Section. In the event that Landlord has not obtained the MWRA Permit by the
Expense Trigger Date and Tenant is consequently not permitted to use the Acid Neutralization Tank, Landlord shall reimburse Tenant for the reasonable third-party
out-of-pocket costs of wastewater disposal that are incurred by Tenant to dispose of wastewater in the absence of the MWRA Permit within thirty (30) days after the
delivery to Landlord of invoices therefor by Tenant, which invoices shall be accompanied by supporting materials that are reasonably acceptable to Landlord; provided, however, that Landlord’s obligation to reimburse Tenant for such costs
shall terminate from and after the date that Landlord subsequently secures the MWRA Permit. 

  
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 13. Rules and Regulations, CC&Rs, Parking Facilities and Common Area. 

13.1. Tenant shall have the non-exclusive right, in common with others, to use the Common Area in
conjunction with Tenant’s use of the Premises for the Permitted Use, and such use of the Common Area and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and attached hereto as Exhibit G-1, together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in its sole and absolute discretion (the “Rules and Regulations”).
Tenant shall and shall ensure that its contractors, subcontractors, employees, subtenants and invitees faithfully observe and comply with the Rules and Regulations and the Contractor Rules and Regulations attached hereto as Exhibit G-2, together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord in its sole and absolute discretion (the “Contractor Rules and
Regulations”). Landlord shall not be responsible to Tenant for the violation or non-performance by any other tenant or any agent, employee, contractor or invitee thereof of any of the Rules and
Regulations or the Contractor Rules and Regulations. 
 13.2. This Lease is subject to any recorded covenants, conditions or restrictions on
the Project or Property, including the Parking and Transportation Demand Management Plan for the Project that was approved on July 2, 1999, and amended December 14, 2001, and that is attached hereto as Exhibit H with all applicable
transfers thereof (the “PTDM”), as the same may be amended, amended and restated, supplemented or otherwise modified from time to time (the “CC&Rs”). Tenant shall, at its sole cost and expense, comply with the
CC&Rs. Tenant acknowledges that Tenant, at its sole cost and expense, shall comply with the tenant requirements in the PTDM, including the requirements set forth in the “Alternative Work Programs,” “Public Transportation
Incentives,” “Ridesharing Programs” and “Provisions of Bicycle and Pedestrian Amenities” sections thereof. Tenant, at its sole cost and expense, shall also comply with the reporting requirements set forth in the PTDM at
Landlord’s request. Any costs incurred by Landlord in connection with the PTDM shall constitute an Operating Expense. 
 13.3. Tenant
agrees to cooperate with Landlord in connection with “Developer’s” performance of the obligations of the “Developer” under the Development Controls and Community Outreach Program for Cambridge Place effective as of
July 27, 1998, executed by The Bulfinch Companies, Inc., CCC I Realty Trust, 205 Broadway Realty Trust, Neighbors for a Better Community, Inc., and the McKinnon Company, Inc. (as it may be amended, modified, amended and restated, otherwise
supplemented, or superseded from time to time, the “Community Agreement”). Landlord encourages Tenant to participate in programs of civic and charitable giving and the provision of in-kind
services and facilities that will extend the benefits of the Project to neighborhood residents, including, by way of example, the charitable and civic connections identified in Section 2.5 of the Community Agreement. 

13.4. The Charles River Transportation Management Association (of which Landlord or an affiliate of Landlord is currently a member) provides
certain programs to help improve transportation in the Cambridge area. Their website is www.charlesrivertma.org. 
 13.5. Tenant
shall have a non-exclusive, irrevocable license to use 18 parking spaces (“Tenant’s Parking Spaces”) in the parking facilities serving the Hampshire Project in common on an unreserved
basis with other tenants of the Hampshire Project during the Term at a cost of Three Hundred Dollars ($300) per parking space per month (subject to market rate adjustments by Landlord from time to time throughout the Term), which Tenant shall pay
simultaneously with payments of Base Rent as Additional Rent. If Tenant surrenders all or any portion of Tenant’s Parking Spaces through written notice to Landlord during the Term, (a) Tenant shall be relieved

  
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of its obligation to pay for the surrendered spaces beginning on the first day of the month that is more than thirty(30) days from the delivery of said notice and (b) Tenant’s ability
to license any surrendered spaces in the future shall be subject to their availability, which availability will not be guaranteed by Landlord from and after any such surrender. 

13.6. Tenant agrees not to unreasonably overburden the parking facilities in violation of any rules and regulations reasonably promulgated by
Landlord and agrees to cooperate with Landlord and other tenants in the use of the parking facilities. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof. Upon such
determination, Landlord may reasonably allocate parking spaces among Tenant and other tenants of the Building or the Project, provided that Tenant shall be entitled to the number of spaces set forth in Section 13.5 above.
Nothing in this Section, however, is intended to create an affirmative duty on Landlord’s part to monitor parking. 
 13.7. Subject to
the terms of this Lease, including the Rules and Regulations, the Contractor Rules and Regulations and the rights of other tenants of the Building, Tenant shall have the non-exclusive right to access the
freight loading dock twenty-four (24) hours a day, seven (7) days a week, at no additional cost. 
 14. Project Control by Landlord. 

14.1. Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s enjoyment of the
Premises as provided by and consistent with the other terms in this Lease. This reservation includes Landlord’s right to subdivide the Project or the Hampshire Project; convert the Building and other buildings within the Hampshire Project to
condominium units; change the size of the Project by selling all or a portion of the Project or adding real property and any improvements thereon to the Project; grant easements and licenses to third parties; maintain or establish ownership of the
Building separate from fee title to the Property; make additions to or reconstruct portions of the Building and the Project; install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the
Project pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building or elsewhere at the Project; and alter or relocate any other Common Area or facility, including private drives, lobbies, entrances and
landscaping; provided, however, that such rights shall be exercised in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the
Premises. Tenant acknowledges that Landlord specifically reserves the right to allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying such floors; provided, however, that
Tenant shall not be deprived of the use of the corridors reasonably required to serve the Premises or of restroom facilities serving the floor upon which the Premises are located. 

14.2. Possession of areas of the Premises necessary for utilities, services, safety and operation of the Building is reserved to Landlord;
provided, however, that such possession shall not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises. 

  
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 14.3. Tenant shall, at Landlord’s request, promptly execute such further documents as
may be reasonably appropriate to assist Landlord in the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that deprives Tenant of the quiet enjoyment
and use of the Premises as provided for in this Lease. 
 14.4. Landlord may, at any and all reasonable times during non-business hours (or during business hours, if (a) with respect to Subsections 14.4(u) through 14.4(y), Tenant so requests, and (b) with respect to Subsection 14.4(z), if Landlord so
requests), and upon twenty-four (24) hours’ prior notice (which may be oral or by email to the office manager or other Tenant-designated individual at the Premises; but provided that no time restrictions shall apply or advance
notice be required if an emergency necessitates immediate entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance with its obligations hereunder, (v) supply any service Landlord is required to
provide hereunder, (w) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary, (x) post notices of nonresponsibility, (y) access the telephone equipment,
electrical substation and fire risers and (z) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any time. Notwithstanding the foregoing, Tenant shall have the right
to have a representative of Tenant accompany Landlord at such times; provided, however, if Tenant’s representative is not available or does not elect to accompany Landlord at the times that Landlord has requested access, then such
unavailability shall not prohibit or otherwise restrict Landlord’s access, and Landlord may access the Premises with or without Tenant’s representative present. In connection with any such alteration, improvement or repair as described in
Subsection 14.4(w), Landlord may erect in the Premises or elsewhere in the Project temporary scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall Tenant’s
Rent abate as a result of Landlord’s activities pursuant to this Section; provided, however, that all such activities shall be conducted in such a manner so as to cause as little interference to Tenant as is reasonably possible. Landlord
shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the
Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof. 

15. Quiet Enjoyment. Landlord covenants that Tenant, upon paying the Rent and performing its obligations contained in this Lease, may peacefully and
quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions of Applicable Laws and rights of record to which this Lease is or may
become subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied. 
 16. Utilities and Services. 

16.1. Tenant shall pay for all water (including the cost to service, repair and replace reverse osmosis,
de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications and other utilities supplied to the Premises, together with any fees,
surcharges and taxes thereon. Utilities for the HVAC system that supports the Lab Zone shall be billed to Tenant on a proportionate basis. If any utility is not separately 

  
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metered or submetered to Tenant, Tenant shall pay Tenant’s Adjusted Share of Operating Expenses or Laboratory Support Expenses, as the case may be, of all charges of such utility jointly
metered with other premises as Additional Rent or, in the alternative, Landlord may, at its option, monitor the usage of such utilities by Tenant and charge Tenant with the cost of purchasing, installing and monitoring such metering equipment, which
cost shall be paid by Tenant as Additional Rent. Landlord may base its bills for utilities on reasonable estimates; provided that Landlord adjusts such billings to reflect the actual cost of providing utilities to the Premises no less than
quarterly. To the extent that Tenant uses more than Tenant’s Pro Rata Share of Laboratory Building of any utilities attributable to the Base Building Laboratory Support Systems or more than Tenant’s Pro Rata Share of Building of any
utilities attributable to the Building other than the Base Building Laboratory Support Systems, then Tenant shall pay Landlord for Tenant’s Adjusted Share of such utilities to reflect such excess. In the event that the Building or Project is
less than fully occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable) to equal Landlord’s reasonable estimate of what
such utility usage would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of the
cost of such utilities. In the event that the Laboratory Building is less than fully occupied during any portion of the Term, Tenant acknowledges that during such time, Landlord shall charge Tenant for the Laboratory Support Expenses (other than
those utilities that are metered and submetered) based on Tenant’s pro rata share of the occupied Laboratory Building (“Occupied Lab Share”), rather than Tenant’s Pro Rata Share of Laboratory Building, as determined by
Landlord based on the ratio of the Rentable Area of the Premises to the total Rentable Area of the Laboratory Building for which there are leases (including this Lease) with terms that have commenced, expressed as a percentage of the Laboratory
Support Expenses. Landlord shall have the right to recalculate the Occupied Lab Share from time to time as occupancy of the Laboratory Building changes. Except as expressly provided herein or approved by Landlord, Tenant shall only be entitled to
use Tenant’s Pro Rata Share of Laboratory Building of Base Building Laboratory Support Systems, regardless of whether Tenant is paying its Occupied Lab Share or Pro Rata Share of Laboratory Building of the costs thereof. Tenant shall not be
liable for the cost of utilities supplied to the Premises attributable to the time period prior to the Rent Commencement Date; provided, however, that, if Landlord shall permit Tenant to commence and Tenant does so commence business
operations in the Premises prior to the Rent Commencement Date, then Tenant shall be responsible for the cost of utilities supplied to the Premises from such earlier date. 

16.2. Landlord shall not be liable for, nor shall any eviction of Tenant result from, the failure to furnish any utility or service, whether
or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force Majeure); Severe Weather Conditions (as defined below), physical natural disasters (but excluding weather conditions that are not
Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor disturbances and labor disputes resulting solely from the acts or omissions of the party claiming Force Majeure); acts of terrorism; riots
or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the party claiming Force Majeure); government regulations, moratoria or other governmental actions, inactions or delays; failures by third
parties to deliver gas, oil or another suitable fuel supply, or inability of the party claiming Force Majeure, by exercise of reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes beyond the reasonable control of the
party claiming that Force Majeure has 

  
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occurred (collectively, “Force Majeure”); or, to the extent permitted by Applicable Laws, Landlord’s negligence. In the event of such failure, Tenant shall not be entitled
to termination of this Lease or, except as set forth in this Section, any abatement or reduction of Rent, nor shall Tenant be relieved from the operation of any covenant or agreement of this Lease. “Severe Weather Conditions” means
weather conditions that are materially worse than those that reasonably would be anticipated for the Property at the applicable time based on historic meteorological records. Notwithstanding anything to the contrary in this Lease, if, for more than
five (5) consecutive business days following written notice to Landlord and as a direct result of Landlord’s gross negligence or willful misconduct (and except to the extent that such failure is caused by any other factor, including any
action or inaction of a Tenant Party (as defined below)); the provision of HVAC or other utilities to all or a material portion of the Premises that Landlord must provide pursuant to this Lease
is interrupted (a “Material Services Failure”), then Tenant’s Base Rent, Operating Expenses or Laboratory Support Expenses (or, to the extent that less than all of the Premises are affected, a proportionate amount (based on the
Rentable Area of the Premises that is rendered unusable) of Base Rent, Operating Expenses and Laboratory Support Expenses) shall thereafter be abated until the Premises are again usable by Tenant for the Permitted Use; provided, however,
that, if Landlord is diligently pursuing the restoration of such HVAC and other utilities and Landlord provides substitute HVAC and other utilities reasonably suitable for Tenant’s continued use and occupancy of the Premises for the Permitted
Use (e.g., supplying potable water or portable air conditioning equipment), then Base Rent nor Operating Expenses nor Laboratory Support Expenses shall be abated. During any Material Services Failure, Tenant will cooperate with Landlord to arrange
for the provision of any interrupted utility services on an interim basis via temporary measures until final corrective measures can be accomplished, and Tenant will permit Landlord the necessary access to the Premises to remedy such Material
Service Failure. In the event of any interruption of HVAC or other utilities that Landlord must provide pursuant to this Lease, regardless of the cause, Landlord shall diligently pursue the restoration of such HVAC and other utilities.
Notwithstanding anything in this Lease to the contrary, but subject to Article 24 (which shall govern in the event of a casualty), the provisions of this Section shall be Tenant’s sole recourse and remedy in the event
of an interruption of HVAC or other utilities to the Premises, including related to Section 16.8. 
 16.3. Tenant
shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the Premises during or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, beyond
those utilities provided by Landlord, including telephone, internet service, cable television and other telecommunications, together with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to the
Premises that are separately metered shall be paid by Tenant directly to the supplier of such utilities or services. Tenant shall not be required to reimburse Landlord for the installation of any separate meters installed by Landlord. 

16.4. Tenant shall not, without Landlord’s prior written consent, use any device in the Premises (including data processing machines)
that will in any way (a) increase the amount of ventilation, air exchange, gas, steam, electricity or water required or consumed in the Premises based upon Tenant’s Pro Rata Share of the Building or the Laboratory Building (as applicable)
beyond the existing capacity of the Building or the Base Building Laboratory Support Systems usually furnished or supplied for the Permitted Use or (b) exceed Tenant’s Pro Rata Share of
the Building’s or Tenant’s Pro Rata Share of the Laboratory Building’s (as applicable) capacity to provide such utilities or services. 

  
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 16.5. If Tenant shall require utilities or services in excess of those usually furnished or
supplied for tenants in similar spaces in the Building or the Project by reason of Tenant’s equipment or extended hours of business operations, then Tenant shall first procure Landlord’s consent for the use thereof, which consent Landlord
may condition upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services. 

16.6. Landlord shall provide water in the Common Area for lavatory and landscaping purposes only, which water shall be from the local
municipal or similar source. 
 16.7. Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning
and utility systems, when Landlord deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and subject to the terms
of Section 16.2 Landlord shall further have no responsibility or liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure
or, to the extent permitted by Applicable Laws, Landlord’s negligence. Without limiting the foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms,
covenants, conditions, provisions or agreements of this Lease, or to perform any act or thing for the benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure or, to the extent
permitted by Applicable Laws, Landlord’s negligence. 
 16.8. Landlord will install a back-up
generator at the Project (the “Generator”) and stub the connection from the Generator to the lab zone in Tenant’s Premises. Tenant shall be entitled to use up to its Pro Rata Share of Laboratory Building of power from the
Generator (after deducting any power from the Generator required for the Common Area) on a non-exclusive basis with other tenants in the Building. Tenant shall reimburse Landlord for Tenant’s Pro Rata
Share of Laboratory Building (or Tenant’s Occupied Lab Share, if applicable) of all costs, charges and expenses incurred by Landlord from time to time in connection with or arising out of the operation, use, maintenance, repair or refurbishment
of the Generator (collectively, “Generator Costs”). Landlord expressly disclaims any warranties with regard to the Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose.
Landlord shall maintain the Generator and any equipment connecting the Generator to Tenant’s automatic transfer switch in good working condition as set forth above; provided, however, that Tenant shall be solely responsible (and Landlord
shall not be liable) for maintaining and operating Tenant’s automatic transfer switch and the distribution of power from Tenant’s automatic transfer switch throughout the Premises; and provided, further, that Landlord shall not be
liable for any failure to make any repairs or to perform any maintenance that is an obligation of Landlord unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need for such repairs or
maintenance. Upon receipt of such written notice, Landlord shall reasonably commence to cure such failure and shall diligently prosecute the same to completion. The provisions of Section 16.2 of this Lease shall apply to
the Generator. 

  
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 16.9. Subject to Section 18.1, Landlord shall furnish HVAC to the
Lab Zone as reasonably required (except as this Lease otherwise provides or as to any special requirements that arise from Tenant’s particular use of the Premises) for reasonably comfortable occupancy of the Lab Zone twenty-four (24) hours
a day, every day during the Term, subject to casualty, eminent domain or as otherwise specified in this Article. Subject to Section 18.1, Landlord shall furnish HVAC to the Office Zone for reasonably comfortable occupancy
of the Office Zone twenty-four (24) hours a day, every day during the Term, subject to casualty, eminent domain or as otherwise specified in this Article; provided that Tenant complies with the next sentence. If Tenant will require HVAC
to the Office Zone outside normal business hours of business days (as reasonably designated by Landlord, and which shall initially be 8 a.m. to 6 p.m. on Mondays through Fridays and 8 a.m. to 1 p.m. on Saturdays) in the Office Zone
(“Overtime HVAC”), then Landlord shall be obligated to provide Overtime HVAC only if Tenant requests it by 4 p.m. on the immediately preceding business day, and Tenant must pay for a minimum of 3 hours. Tenant shall pay Landlord, as
Additional Rent, $100 per hour for Overtime HVAC for the Premises (which charge may be adjusted by Landlord from time to time), as well as for HVAC provided during Tenant’s business hours. To the extent that Tenant requires HVAC services in
excess of those provided by connection to the Building HVAC systems (that serve either the Lab Zone or Office Zone or both), Tenant shall install and maintain, at its sole cost (and Landlord shall not be liable for) supplemental HVAC systems in
accordance with the provisions of this Lease. Notwithstanding anything to the contrary in this Section, Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or impairment in HVAC services;
provided that Landlord diligently endeavors to cure any such interruption or impairment. 
 16.10. For any utilities serving the
Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to Landlord (a) any invoices or statements for such utilities and any other utility usage information reasonably requested by Landlord within thirty
(30) days after Landlord’s written request, and (b) within thirty (30) days after each calendar year during the Term, authorization to allow Landlord to access Tenant’s usage information necessary for Landlord to complete an
ENERGY STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord) and any other information reasonably requested by
Landlord for the immediately preceding year; and Tenant shall comply with any other energy usage or consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage at the Premises, including invoices and statements
from the utility provider, for at least thirty-six (36) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the
Building and the Project may be shared with third parties, including Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage
information directly from the applicable utility providers, and Tenant shall pay Landlord a fee of Three Hundred Seventy-Five Dollars ($375) per month to collect such utility usage information. In addition to the foregoing, Tenant shall comply with
all Applicable Laws related to the disclosure and tracking of energy consumption at the Premises. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

  
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 16.11. As part of Landlord’s Work, the Building will be serviced by a common laboratory
waste sanitary sewer connection from the pH neutralization room in garage level P3 to the municipal sewer line in the street adjacent to the Building. Landlord will install, as part of Landlord’s Work, a separate acid neutralization tank (the
“Acid Neutralization Tank”) that will be connected to the Premises, as well as to other premises in the Laboratory Building. Tenant shall have a non-exclusive right to use its Pro Rata Share
of Laboratory Building of the Acid Neutralization Tank in accordance with Applicable Laws in common with other tenants of the Laboratory Building. Tenant shall reimburse Landlord for Tenant’s Pro Rata Share of Laboratory Building (or
Tenant’s Occupied Lab Share, if applicable) of all costs, charges and expenses incurred by Landlord from time to time in connection with or arising out of the operation, use, maintenance, repair or refurbishment of the Acid Neutralization Tank,
including all clean-up costs relating to the Acid Neutralization Tank (collectively, “Tank Costs”). Notwithstanding the foregoing, in the event the Acid Neutralization Tank is damaged or
repairs to the Acid Neutralization Tank are required as a result of the improper use of the Acid Neutralization Tank by Tenant, Tenant shall be responsible for one hundred percent (100%) of the cost of any repairs or replacement required as a result
of such improper use by Tenant, regardless of whether the Acid Neutralization Tank is then being used by other tenant(s) or occupant(s) of the Building. Similarly, if the Acid Neutralization Tank is damaged, or if repairs to the Acid Neutralization
Tank are required as a result of the improper use of the Acid Neutralization Tank by other tenant(s) or occupant(s) of the Building, then Tenant shall have no responsibility for the cost of any repairs or replacements required as a result of such
improper use by such other tenant(s) or occupant(s). Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims,
including (a) diminution in value of the Project or any portion thereof, (b) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Project, (c) damages arising from any adverse impact on
marketing of space in the Project or any portion thereof and (d) sums paid in settlement of Claims that arise during or after the Term as a result of Tenant’s improper use of the Acid Neutralization Tank. This indemnification by Tenant
includes costs incurred in connection with any investigation of site conditions or any clean-up, remediation, removal or restoration required by any Governmental Authority caused by Tenant’s improper use
of the Acid Neutralization Tank. 
 17. Alterations. 

17.1. Tenant shall make no alterations, additions or improvements in or to the Premises or engage in any construction, demolition,
reconstruction, renovation or other work (whether major or minor) of any kind in, at or serving the Premises (“Alterations”) without Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold;
provided, however, that in the event any proposed, Alteration affects (a) any structural portions of the Building, including exterior walls, the roof, the foundation or slab, foundation or slab systems (including barriers and subslab
systems) or the core of the Building, (b) the exterior of the Building or (c) any Building systems, including elevator, plumbing, HVAC, electrical, security, life safety, power, and the Base Building Laboratory Support Systems, then
Landlord may withhold its approval in its sole and absolute discretion. Tenant shall, in making any Alterations, use only those architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall
be in Landlord’s sole and absolute discretion. In seeking Landlord’s approval, Tenant shall provide Landlord, at least thirty (30) days in advance of any proposed construction, with plans, 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 

  
 29 

 
modifications or tie-ins to life safety systems), work contracts, requests for laydown areas and such other information concerning the nature and cost of
the Alterations as Landlord may reasonably request. In no event shall Tenant use or Landlord be required to approve any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor
disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class “A” laboratory research building and in tenant-occupied lab areas. Notwithstanding the foregoing, Tenant may make
strictly cosmetic changes to the Premises that do not require any permits or more than three (3) total contractors and subcontractors (“Cosmetic Alterations”) without Landlord’s consent; provided that (y) the
cost of any Cosmetic Alterations does not exceed Fifty Thousand Dollars ($50,000) in any one instance or One Hundred Fifty Thousand Dollars ($150,000) annually, (z) such Cosmetic Alterations do not (i) require any structural or other
substantial modifications to the Premises, (ii) require any changes to or adversely affect the Building systems, (iii) affect the exterior of the Building or (iv) trigger any requirement under Applicable Laws that would require
Landlord to make any alteration or improvement to the Premises, the Building or the Project. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Cosmetic Alterations. 

17.2. Tenant shall not construct or permit to be constructed partitions or other obstructions that might interfere with free access to
mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such installations or
facilities. 
 17.3. Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to permit any life
safety systems to remain fully operable at all times. 
 17.4. Any work performed on the Premises, the Building or the Project by Tenant or
Tenant’s contractors shall be done at such times and in such manner as Landlord may from time to time designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full compliance with
Applicable Laws. Within thirty (30) days after completion of any Alterations, Tenant shall provide Landlord with complete “as built” drawing print sets and electronic CADD files on disc (or files in such other current format in common
use as Landlord reasonably approves or requires) showing any changes in the Premises (but excluding Cosmetic Alterations) as well as a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by
Landlord for all new or affected mechanical, electrical and plumbing systems. Any such “as built” plans shall show the applicable Alterations as an overlay on the Building as-built plans;
provided that Landlord provides the Building “as built” plans to Tenant. 
 17.5. Before commencing any Alterations, Tenant
shall (a) give Landlord at least thirty (30) days’ prior written notice (or at least ten (10) days notice with respect to Cosmetic Alterations as provided in Section 17.1 above) of the proposed
commencement of such work and the names and addresses of the persons supply labor or materials therefor so that Landlord may enter the Premises to post and keep posted thereon and therein notices or to take any further action that Landlord may
reasonably deem proper for the protection of Landlord’s interest in the Project and (b) shall, if required by Landlord, secure, at Tenant’s own cost and expense, a completion and lien indemnity bond satisfactory to Landlord for such
work. 

  
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 17.6. Tenant shall repair any damage to the Premises caused by Tenant’s removal of any
property from the Premises. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if such space were otherwise occupied by Tenant. The provisions of this Section shall survive the expiration or earlier
termination of this Lease. 
 17.7. The Premises plus any Alterations; Signage; Tenant Improvements; attached equipment, fixtures and trade
fixtures; laboratory casework and related appliances; and other additions and improvements attached to or built into the Premises made by either of the parties (including all affixed floor and wall coverings; paneling; sinks and related plumbing
fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; attached machinery and equipment; and built-in furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects otherwise in writing) at all times
remain the property of Landlord, shall remain in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be surrendered to Landlord upon the expiration or earlier termination of this
Lease. For the avoidance of doubt, the items listed on Exhibit I attached hereto (which Exhibit I may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written consent) constitute Tenant’s
property and shall be removed by Tenant upon the expiration or earlier termination of the Lease. 
 17.8. Notwithstanding any other
provision of this Article to the contrary, in no event shall Tenant remove any improvement from the Premises as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent
Landlord may withhold in its sole and absolute discretion. 
 17.9. If Tenant shall fail to remove any of its property from the Premises
prior to the expiration or earlier termination of this Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability
to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any
portion thereof at private sale and without legal process for such price as Landlord may obtain and apply the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the
removal, storage and sale of such personal property. 
 17.10. Tenant shall pay to Landlord an amount equal to three percent (3%) of the
cost to Tenant of all Alterations (but excluding Cosmetic Alterations and the Tenant Improvements, which are otherwise addressed in Section 4.4 hereof) to cover Landlord’s overhead and expenses for plan review,
engineering review, coordination, scheduling and supervision thereof. For purposes of payment of such sum, Tenant shall submit to Landlord copies of all bills, invoices and statements covering the costs of such charges, accompanied by payment to
Landlord of the fee set forth in this Section. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its contractors, or by reason of delays caused by such work, or by reason of
inadequate clean-up. 

  
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 17.11. Within sixty (60) days after final completion of any Alterations performed by
Tenant with respect to the Premises or, with respect to Cosmetic Alterations only, within sixty (60) days after Landlord requests expense documentation related to the same, Tenant shall submit to Landlord documentation showing the amounts
expended by Tenant with respect to such Alterations, together with supporting documentation reasonably acceptable to Landlord. 
 17.12.
Tenant shall take, and shall cause its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Alterations, including covering or temporarily removing any window coverings so as to guard against dust,
debris or damage. 
 17.13. Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its
affiliates and Lenders as additional insureds on their respective insurance policies. 
 18. Repairs and Maintenance. 

18.1. Subject to the limitations set forth in Section 16.9, Landlord shall repair and maintain the structural and
exterior portions and the Building Common Area, including roofing and covering materials; foundations (excluding any architectural slabs, but including any structural slabs); exterior walls; plumbing; fire sprinkler and life safety systems (if any);
base Building HVAC systems up to the first damper or isolation valve that serves the Premises (for purposes of clarity, the portion of the HVAC system that includes such first damper or isolation valve and extends into and through the Premises,
whether serving the Lab Zone or Office Zone, and any supplemental HVAC serving the Premises, shall not be part of the base Building HVAC and shall be Tenant’s obligation to maintain and repair pursuant to Section 18.2
below); the Generator, the Acid Neutralization Tank and associated monitoring system; the Base Building Laboratory Support Systems; elevators; and base Building electrical systems. The Base Building Laboratory Support Systems include the following
base Building systems: (i) vacuum and compressed air; (ii) purified water and (iii) laboratory waste water treatment, and shall include only the portion of such system that extends to the isolation valve for such system that serves
the Premises; Tenant hereby agreeing that any such isolation valve and the portion of such system that extends from such isolation valve to and in the Premises (a “Premises Laboratory Support System”) is not a Base Building
Laboratory Support System. To the extent that a Base Building Laboratory Support System does not include an isolation valve that serves the Premises, then only the portion of such system that is located outside of the Premises shall constitute a
Base Building Laboratory Support System, and any portion of such system that is located inside the Premises shall be a Premises Laboratory Support System. Tenant shall repair and maintain each Premises Laboratory Support System in accordance with
Section 18.2 of this Lease. Further, and with respect to the Base Building Laboratory Support System that is the purified water system for the Building, such system provides only water that has been treated by reverse
osmosis, and Landlord makes no representations or warranties with respect to the purity or quality of such water and shall incur no liability whatsoever with respect to the purity, quality or any other condition of such water, and Tenant, at
Tenant’s sole cost and expense, shall be solely responsible for the purity, quality and condition of the water from such purified water system that Tenant may elect to use in the Premises. Further detail of the items that Landlord is
responsible for repairing and maintaining is set forth on the maintenance matrix attached hereto as Exhibit J, with Landlord’s responsibilities designated with an “X” under the “Landlord” column. 

  
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 18.2. Except for services of Landlord, if any, required by
Section 18.1, Tenant shall at Tenant’s sole cost and expense maintain and keep the Premises and every part thereof (including each Premises Laboratory Support System, the portion of the HVAC system, whether serving the
Lab Zone or Office Zone, that includes such first damper or isolation valve and extends into and through the Premises, any supplemental HVAC serving the Premises (including any supplemental HVAC serving any vivarium or any critical operation that
may be installed therein), any systems or equipment exclusively serving the Premises and any lightbulbs, lamps and ballasts in the Premises) in good condition and repair, damage thereto from ordinary wear and tear excepted, and shall, within ten
(10) days after receipt of written notice from Landlord, provide to Landlord any maintenance records that Landlord reasonably requests, and to the extent Landlord determines that a third-party expert is necessary to review or evaluate any such
records relating to systems serving Tenant’s Premises, Tenant shall reimburse Landlord for Landlord’s actual out-of-pocket costs and expenses related thereto.
Tenant shall, upon the expiration or sooner termination of the Term, surrender the Premises to Landlord in as good a condition as when the Tenant Improvements are finally completed by Landlord, and with respect to Alterations, in substantially the
same condition as existed on the date such Alterations are substantially completed by Tenant, ordinary wear and tear excepted; and shall, at Landlord’s request (written notice of which shall be provided in writing at least eight (8) months
prior to the expiration of the Term) and Tenant’s sole cost and expense, remove all telephone and data systems, wiring and equipment from the Premises (with respect to wiring, only to the extent installed by a Tenant Party (as defined below)),
and repair any damage to the Premises caused thereby. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, other than pursuant to the terms and provisions of the Work Letter.
Further detail of the items that Tenant is responsible for repairing and maintaining is set forth on the maintenance matrix attached hereto as Exhibit J, with Tenant’s responsibilities designated with an “X” under the
“Tenant” column. 
 18.3. Landlord shall not be liable for any failure to make any repairs or to perform any maintenance that is
Landlord’s obligation pursuant to this Lease unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs or maintenance. Tenant waives its rights under Applicable
Laws now or hereafter in effect to make repairs at Landlord’s expense. 
 18.4. If any excavation shall be made upon land adjacent to
or under the Building, or shall be authorized to be made, Tenant shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall deem necessary or
desirable to preserve and protect the Building from injury or damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations
under this Lease; provided such party makes commercially reasonable efforts to avoid any interference or disruption of Tenant’s business. 

18.5. This Article relates to repairs and maintenance arising in the ordinary course of operation of the Building and the Project. In the
event of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article. 

  
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 18.6. Costs incurred by Landlord pursuant to this Article shall constitute Operating
Expenses or Laboratory Support Expenses, as may be reasonably allocated by Landlord. 
 19. Liens. 

19.1. Subject to the immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free from any liens arising
out of work or services performed, materials furnished to or obligations incurred by Tenant. Tenant further covenants and agrees that any mechanic’s or materialman’s lien filed against the Premises, the Building or the Project for work or
services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall be discharged or bonded by Tenant within ten (10) business days after the filing thereof, at Tenant’s sole cost
and expense. 
 19.2. Should Tenant fail to discharge or bond against any lien of the nature described in
Section 19.1, Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond or otherwise provide security to eliminate the lien as a claim against title, and Tenant shall immediately reimburse
Landlord for the costs thereof as Additional Rent. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any Claims arising
from any such liens, including any administrative, court or other legal proceedings related to such liens. 
 19.3. In the event that Tenant
leases or finances the acquisition of office equipment, furnishings or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform Commercial Code financing statement
shall, upon its face or by exhibit thereto, indicate that such financing statement is applicable only to removable personal property of Tenant located within the Premises. In no event shall the address of the Premises, the Building or the Project be
furnished on a financing statement without qualifying language as to applicability of the lien only to removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement record or place of record
a financing statement that appears to constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified suite leased by Tenant, Tenant shall, within ten (10) days after filing such
financing statement, cause (a) a copy of the lender security agreement or other documents to which the financing statement pertains to be furnished to Landlord to facilitate Landlord’s ability to demonstrate that the lien of such financing
statement is not applicable to Landlord’s interest and (b) Tenant’s lender to amend such financing statement and any other documents of record to clarify that any liens imposed thereby are not applicable to any interest of Landlord in
the Premises, the Building or the Project. 
 20. Estoppel Certificate. Tenant shall, within ten (10) days after receipt of written notice from
Landlord, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit K, or on any other form reasonably requested by a current or proposed Lender or encumbrancer or proposed purchaser,
(a) certifying that this Lease is unmodified and 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) and the dates to which rental and
other charges are paid in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such
further information with respect to this Lease or the 

  
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Premises as may be requested thereon. Any such statements may be relied upon by any prospective purchaser or encumbrancer of all or any portion of the Property. Tenant’s failure to deliver
any such statement within such prescribed time and a period of five (5) additional days after Landlord gives Tenant written notice of such failure shall, at Landlord’s option, constitute a Default (as defined below) under this Lease, and,
in any event, shall be binding upon Tenant that the Lease is in full force and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 

21. Hazardous Materials. 
 21.1. Tenant
shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Premises, the Building or the Project in violation of Applicable Laws by Tenant or any of its employees, agents, contractors or
invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such obligation, (b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any portion
thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal hereof or holding over hereunder (other than if such contamination results from (i) migration of Hazardous
Materials from outside the Premises not caused by a Tenant Party or (ii) to the extent such contamination is caused by Landlord’s gross negligence or willful misconduct) or (d) contamination of the Project occurs as a result of
Hazardous Materials that are placed on or under or are released into the Project by a Tenant Party, then Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord
Indemnitees harmless from and against any and all Claims of any kind or nature, including (w) diminution in value of the Project or any portion thereof, (x) damages for the loss or restriction on use of rentable or usable space or of any
amenity of the Project, (y) damages arising from any adverse impact on marketing of space in the Project or any portion thereof and (z) sums paid in settlement of Claims that arise before, during or after the Term as a result of such
breach or contamination. This indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up, remedial, removal or restoration work required by any
Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about the Project. Without limiting the foregoing, if the presence of any Hazardous Materials in, on, under or about the Project, any
portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall promptly take all actions at its sole cost and expense as
are necessary to return the Project, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that Landlord’s written approval of such action shall first be
obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could have a material adverse long-term or short-term effect on the
Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under
workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Landlord hereby agrees to hold Tenant harmless from and against any and all loss, cost, damage, claim or expense (including legal fees) incurred
in connection with or arising out of or relating in any way to the presence of Hazardous Materials at the Property as of the Execution Date, unless placed on the Property by a Tenant Party. The provisions of the foregoing sentence shall survive the
expiration or earlier termination of this Lease. 

  
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 21.2. Landlord acknowledges that it is not the intent of this Article to prohibit Tenant
from operating its business for the Permitted Use. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and properly monitored in accordance with
Applicable Laws. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord (a) a list identifying each type of Hazardous Material to be present at the
Premises that is subject to regulation under any environmental Applicable Laws in the form of a Tier II form pursuant to Section 312 of the Emergency Planning and Community
Right-to-Know Act of 1986 (or any successor statute) or any other form reasonably requested by Landlord, (b) a list of any and all approvals or permits from
Governmental Authorities required in connection with the presence of such Hazardous Material at the Premises and (c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials and
(ii) plans relating to the installation of any storage tanks to be installed in, on, under or about the Project (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to
do so, which consent Landlord may withhold in its sole and absolute discretion) and closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on, under or about the Project for the
closure of any such storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within fourteen (14) days after receipt of a written request therefor
from Landlord, not more often than once per year, unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Alterations or changes its business, in either case in a way that involves any material
increase in the types or amounts of Hazardous Materials, in which case Tenant shall deliver updated Hazardous Materials documents (without Landlord having to request them) before or, if not practicable to do so before, as soon as reasonably
practicable after the occurrence of the events in Subsection 21.2(m) or (n). For each type of Hazardous Material listed, the Hazardous Materials Documents shall include (t) the chemical name, (u) the material state (e.g., solid,
liquid, gas or cryogen), (v) the concentration, (w) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or
other identification) and (z) if known, the chemical abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with any documents containing information of a proprietary
nature, unless such documents contain a reference to Hazardous Materials or activities related to Hazardous Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials Documents to be reviewed by a person or firm qualified to
analyze Hazardous Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance with this
Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into Tenant’s
Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it being
acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

  
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 21.3. Tenant represents and warrants to Landlord that is not nor has it been, in connection
with the use, disposal or storage of Hazardous Materials, (a) subject to a material enforcement order issued by any Governmental Authority or (b) required to take any remedial action. 

21.4. At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests of
the Project or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal that
Hazardous Materials exist at the Project in violation of this Lease. 
 21.5. If underground or other storage tanks storing Hazardous
Materials installed or utilized by Tenant are located on the Premises, or are hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain
appropriate records, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other steps necessary or required under the Applicable Laws. Tenant shall have no responsibility or liability for
underground or other storage tanks installed by anyone other than Tenant unless Tenant utilizes such tanks, in which case Tenant’s responsibility for such tanks shall be as set forth in this Section. 

21.6. Tenant shall promptly report to Landlord any actual or suspected presence of mold or water intrusion at the Premises. 

21.7. Tenant’s obligations under this Article shall survive the expiration or earlier termination of the Lease. During any period of time
needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall be deemed a holdover tenant and subject to the provisions of Article 27. 

21.8. As used herein, the term “Hazardous Material” means any toxic, explosive, corrosive, flammable, infectious,
radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority. 

21.9. Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control over the equitable allocation of fire control
areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “UBC”)) within the Project for the storage of Hazardous Materials. Notwithstanding anything to the
contrary in this Lease, the quantity of Hazardous Materials allowed by this Section is specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29). In the event of a Transfer, if the use of
Hazardous Materials by such new tenant (“New Tenant”) is such that New Tenant utilizes fire control areas in the Project in excess of New Tenant’s Pro Rata Share of the Laboratory Building, then New Tenant shall, at its sole
cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Materials, or take such other action as
is necessary to ensure that its share of the fire control areas of the Building is not greater than New Tenant’s Pro Rata Share of the Laboratory Building. Notwithstanding anything in this Lease to the contrary, Landlord shall not have and
expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of fire control areas, it being acknowledged by Tenant that Tenant and other tenants are best suited to evaluate the safety and efficacy of its
Hazardous Materials usage and procedures. 

  
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 22. Odors and Exhaust. Tenant acknowledges that Landlord would not enter into this Lease with Tenant
unless Tenant assured Landlord that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be subjected to odors or fumes (whether or not noxious), and
that the Building and the Project will not be damaged by any exhaust, in each case from Tenant’s operations, including in Tenant’s vivarium. Landlord and Tenant therefore agree as follows: 

22.1. Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the
Premises. 
 22.2. If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and appropriate to
vent the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing ventilation system is inadequate,
or if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord requires. The placement and configuration of all
ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Project (indoor and outdoor areas) in an odor-free manner, and Landlord may
require Tenant to abate and remove all odors in a manner that goes beyond the requirements of Applicable Laws. 
 22.3. Tenant shall, at
Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s judgment be necessary or appropriate from time to time) to completely
remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall constitute Alterations. 

22.4. Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue throughout the Term. Landlord’s
construction of the Tenant Improvements shall not preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in Landlord’s discretion).
Tenant shall install additional equipment as Landlord requires from time to time under the preceding sentence. Such installations shall constitute Alterations. 

22.5. If Tenant fails to install satisfactory odor control equipment within ten (10) business days after Landlord’s demand made at
any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s determination, cause odors, fumes or exhaust. For example, if
Landlord determines that Tenant’s production of a certain type of product causes odors, fumes or exhaust, and Tenant does not install satisfactory odor control equipment within ten (10) business days after Landlord’s request, then
Landlord may require Tenant to stop producing such type of product in the Premises unless and until Tenant has installed odor control equipment satisfactory to Landlord. 

  
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 23. Insurance; Waiver of Subrogation. 

23.1. Landlord shall maintain insurance for the Building and the Project in amounts equal to full replacement cost (exclusive of the costs of
excavation, foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax returns) or such lesser
coverage as Landlord may elect, provided that such coverage shall not be less than the amount of such insurance Landlord’s Lender, if any, requires Landlord to maintain, providing protection against any peril generally included within
the classification “Fire and Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord, subject to availability thereof, shall further insure, if Landlord deems it
appropriate, coverage against flood, environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, Workers’ Compensation insurance and fidelity bonds for employees employed to
perform services. Notwithstanding the foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the standard improvements customarily furnished by Landlord,
without regard to whether or not such are made a part of or are affixed to the Building. 
 23.2. In addition, Landlord shall carry
Commercial General Liability insurance with limits of not less than One Million Dollars ($1,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the Project. 

23.3. Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the benefit of Tenant and
Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are located: 

(a) Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not limited to bodily injury
(including death), property damage (including loss of use resulting therefrom), premises/operations, personal & advertising injury, and contractual liability with limits of liability of not less than $2,000,000 for bodily injury and
property damage per occurrence, $2,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability insurance provided that such coverage is at least as broad as the primary coverages required herein. 

(b) Commercial Automobile Liability insurance covering liability arising from the use or operation of any auto, including those owned, hired
or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form with combined single limits of not less than $1,000,000 per accident for bodily injury and property damage. 

(c) Commercial Property insurance covering property damage to the full replacement cost value and business interruption. Covered property
shall include all tenant improvements in the Premises (to the extent not insured by Landlord pursuant to Section 23.1) and Tenant’s Property including personal property, furniture, fixtures, machinery, equipment,
stock, inventory and improvements and betterments, which may be owned by Tenant or Landlord and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody 

  
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or control of Tenant, or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by
Tenant (collectively, “Tenant Work”), shall name Landlord and Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or
damage basis including the perils of fire, extended coverage, electrical injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, flood,
earthquake, terrorism and such other risks Landlord may from time to time designate, for the full replacement cost value of the covered items with an agreed amount endorsement with no co-insurance. Business
interruption coverage shall have limits sufficient to cover Tenant’s lost profits and necessary continuing expenses, including rents due Landlord under the Lease. The minimum period of indemnity for business interruption coverage shall be
twelve (12) months. 
 (d) Workers’ Compensation insurance as is required by statute or law, or as may be available on a voluntary
basis and Employers’ Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000); disease ($500,000); disease (each employee), Five Hundred Thousand Dollars ($500,000). 

(e) Pollution Legal Liability insurance is not currently required based on the Hazardous Materials Documents that Tenant delivered to Landlord
as of the Execution Date. If the Hazardous Materials Documents change during the Term and Tenant continues to store, handle, generate or treat Hazardous Materials on or about the Premises or other circumstances change related to Tenant’s use of
Hazardous Materials on or about the Premises, Landlord reserves the right, in Landlord’s sole discretion, to require Tenant to obtain Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or
mental anguish or shock sustained by any person; property damage including physical injury to or destruction of tangible property including the resulting loss of use thereof, clean-up costs, and the loss of
use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and
non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants,
contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date is continuously maintained prior to the commencement date of this agreement,
and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with a $2,000,000 policy aggregate and for a period of two
(2) years thereafter. 
 (f) During all construction by Tenant at the Premises, with respect to tenant improvements being constructed
(including any Alterations, insurance required in Exhibit B-1) must be in place. 
 23.4. The
insurance required of Tenant by this Article shall be with companies at all times having a current rating of not less than A- and financial category rating of at least Class VII in “A.M. Best’s
Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance companies/broker or cause the insurance companies/broker to furnish certificates of insurance evidencing all coverages required herein to Landlord. Landlord
reserves the right to 

  
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require complete, certified copies of all required insurance policies including any endorsements. No such policy shall be cancelable or subject to reduction of coverage or other modification or
cancellation except after twenty (20) days’ prior written notice to Landlord from Tenant or its insurers (except in the event of non-payment of premium, in which case ten (10) days’ written
notice shall be given). All such policies shall be written as primary policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s required policies shall contain severability of interests clauses stating
that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured. Tenant shall, prior to the expiration of such policies, furnish Landlord with renewal certificates of insurance or binders.
Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such insurance on Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General
Liability, Commercial Automobile Liability, Umbrella Liability and Pollution Legal Liability insurance as required above shall name Landlord, BioMed Realty, L.P., and BRE Edison Parent L.P., and their respective officers, employees, agents, general
partners, members, subsidiaries, affiliates and Lenders (“Landlord Parties”) as additional insureds as respects liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of
Premises, and ownership, maintenance or use of vehicles by or on behalf of Tenant. 
 23.5. In each instance where insurance is to name
Landlord Parties as additional insureds, Tenant shall, upon Landlord’s written request, also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security
interest in the Building or the Project, (b) the landlord under any lease whereunder Landlord is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that of a tenant under a ground
lease rather than that of a fee owner and (c) any management company retained by Landlord to manage the Project. 
 23.6. Tenant
assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold improvements, and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as
more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense, carry such insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 

23.7. Each of Tenant and Landlord and their respective insurers hereby waive any and all rights of recovery or subrogation against the
Landlord Parties and Tenant Parties, as applicable, with respect to any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and collectible insurance, including any deductibles or
self-insurance maintained thereunder. If necessary, Tenant and Landlord agree to endorse the required insurance policies to permit waivers of subrogation as required hereunder and hold harmless, indemnify and compensate the Landlord Parties and
Tenant Parties, as applicable, for any loss or expense incurred as a result of a failure to obtain such waivers of subrogation from insurers. Such waivers shall continue so long as Tenant’s and Landlord’s insurers so permit. Any
termination of such a waiver shall be by written notice to Landlord or Tenant, as applicable, containing a description of the circumstances hereinafter set forth in this Section. Tenant, upon obtaining the policies of insurance required or permitted
under this Lease, shall give notice to its insurance carriers that the foregoing waiver of subrogation is contained in this Lease. If such policies shall not be obtainable with such waiver or shall be so obtainable only at a premium over that
chargeable without such waiver, then Tenant shall notify Landlord of such conditions. 

  
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 23.8. Landlord may require insurance policy limits required under this Lease to be raised to
conform with requirements of Landlord’s Lender or to bring coverage limits to levels then being required of new tenants within the Project. 

23.9. Any costs incurred by Landlord pursuant to this Article shall constitute a portion of Operating Expenses. 

23.10. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

24. Damage or Destruction. 
 24.1. In the
event of a partial destruction of (a) the Premises, (b) the Building, (c) the Common Area or (d) the Project ((a)-(d) collectively, the “Affected Areas”) by fire or other perils covered by extended coverage
insurance not exceeding twenty-five percent (25%) of the full insurable value thereof, and provided that (x) the damage thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six
(6) months from the date of the happening of such casualty, (y) Landlord shall receive insurance proceeds sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by
Landlord’s policy, which deductible amount, if paid by Landlord, shall constitute an Operating Expense) and (z) such casualty was not intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work
of repair, reconstruction and restoration of the Affected Areas and this Lease shall continue in full force and effect. 
 24.2. In the
event of any damage to or destruction of the Building or the Project other than as described in Section 24.1, Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case
this Lease shall continue in full force and effect. If Landlord elects not to repair, reconstruct and restore the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction. Notwithstanding
the foregoing, in the event of any damage or destruction (regardless of whether such damage is governed by Section 24.1 or this Section), if (a) in Landlord’s determination as set forth in the Damage Repair
Estimate (as defined below), the Affected Areas cannot be repaired, reconstructed or restored within twelve (12) months after the date of such casualty, (b) subject to Section 24.6, the Affected Areas are not
actually repaired, reconstructed and restored within eighteen (18) months after the date of such casualty, or (c) the damage and destruction occurs within the last twelve (12) months of the then-current Term, then Tenant shall have
the right to terminate this Lease, effective as of the date of such damage or destruction, by delivering to Landlord its written notice of termination (a “Termination Notice”) (y) with respect to Subsections 24.2(a) and (c),
no later than fifteen (15) days after Landlord delivers to Tenant Landlord’s Damage Repair Estimate and (z) with respect to Subsection 24.2(b), no later than fifteen (15) days after such twelve (12) month period
expires. If Tenant provides Landlord with a Termination Notice pursuant to Subsection 24.2(z), Landlord shall have an additional thirty (30) days after receipt of such Termination Notice to complete the repair, reconstruction and
restoration. If Landlord does not complete such repair, reconstruction and restoration within such thirty (30) day period, then Tenant may terminate this Lease by giving Landlord written notice within two (2) business days after the
expiration of such thirty (30) day period. If Landlord does complete such repair, reconstruction and restoration within such thirty (30) day period, then this Lease shall continue in full force and effect. 

  
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 24.3. As soon as reasonably practicable, but in any event within sixty (60) days
following the date of damage or destruction, Landlord shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “Damage Repair
Estimate”), which estimate shall be based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written
notice to Tenant within sixty (60) days following the date of damage or destruction of its election not to repair, reconstruct or restore the Building or the Project, as applicable. 

24.4. Upon any termination of this Lease under any of the provisions of this Article, the parties shall be released thereby without further
obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms,
survive the expiration or earlier termination hereof. 
 24.5. In the event of repair, reconstruction and restoration as provided in this
Article, all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord
provides Tenant with other space during the period of repair, reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business; provided, however, that the amount of
such abatement shall be reduced by the amount of Rent that is received by Tenant as part of the business interruption or loss of rental income with respect to the Premises from the proceeds of business interruption or loss of rental income
insurance. 
 24.6. Notwithstanding anything to the contrary contained in this Article, should Landlord be delayed or prevented from
completing the repair, reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure or delays caused by a Tenant Party, then the time for Landlord to commence or
complete repairs, reconstruction and restoration shall be extended on a day-for-day basis; provided, however, that, at Landlord’s election, Landlord shall be
relieved of its obligation to make such repairs, reconstruction and restoration. 
 24.7. If Landlord is obligated to or elects to repair,
reconstruct or restore as herein provided, then Landlord shall be obligated to make such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense and
(b) the Common Area portion of the Affected Areas. The repairs, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected
to upgrade certain improvements from the Building Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building Standard, unless Tenant again elects to upgrade such improvements and pay any incremental
costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repairs, reconstruction and restoration of the Premises, the Building and the Project.

  
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 24.8. Notwithstanding anything to the contrary contained in this Article, Landlord shall not
have any obligation whatsoever to repair, reconstruct or restore the Premises if the damage resulting from any casualty covered under this Article occurs during the last twenty-four (24) months of the Term or any extension thereof, or to the
extent that insurance proceeds are not available therefor. 
 24.9. Landlord’s obligation, should it elect or be obligated to repair,
reconstruct or restore, shall be limited to the Affected Areas, and shall be conditioned upon Landlord receiving any permits or authorizations required by Applicable Laws. Tenant shall, at its expense, replace or fully repair all of Tenant’s
personal property and any Alterations installed by Tenant existing at the time of such damage or destruction. If Affected Areas are to be repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant
any portion of insurance proceeds it receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease; provided Tenant has not received written notice of any default under this Lease, and subject to the requirements
of any Lender of Landlord. 
 24.10. This Article sets forth the terms and conditions upon which this Lease may terminate in the event of
any damage or destruction. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or destruction. 

25. Eminent Domain. 
 25.1. In the event
(a) the whole of all Affected Areas or (b) such part thereof as shall substantially interfere with Tenant’s use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful
power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking, Tenant or Landlord may terminate this Lease effective as of the date possession is required to be surrendered to such
authority, except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 

25.2. In the event of a partial taking of (a) the Building or the Project or (b) drives, walkways or parking areas serving the
Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of appropriation, condemnation, or eminent domain, or sold to prevent such taking, then, without regard to whether any portion of
the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease (except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration
or earlier termination hereof) as of such taking if such taking is, in Landlord’s sole opinion, of a material nature such as to make it uneconomical to continue use of the unappropriated portion for purposes of renting office or laboratory
space. 
 25.3. Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the taking of Tenant’s
personal property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any award for such taking shall be the property of Landlord. 

  
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 25.4. If, upon any taking of the nature described in this Article, this Lease continues in
effect, then Landlord shall promptly proceed to restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and absolute
discretion, the Rent shall be decreased proportionately to reflect the loss of any portion of the Premises no longer available to Tenant. 

25.5. This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction.
Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes) permitting the parties to terminate this Lease as a result of any damage or destruction. 

26. Surrender. 
 26.1. At least thirty
(30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”) prepared
by an independent third party state-certified professional with appropriate expertise, which Exit Survey must be reasonably acceptable to Landlord. The Exit Survey shall comply with the American National Standards Institute’s Laboratory
Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar
standards). In addition, at least ten (10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained by Tenant
in accordance with Applicable Laws, including laws pertaining to the surrender of the Premises, (b) place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users and (c) conduct a
site inspection with Landlord. In addition, Tenant agrees to remain responsible after the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey and comply with any recommendations set
forth in the Exit Survey. Tenant’s obligations under this Section shall survive the expiration or earlier termination of the Lease. 

26.2. No surrender of possession of any part of the Premises shall release Tenant from any of its obligations hereunder, unless such surrender
is accepted in writing by Landlord. 
 26.3. The voluntary or other surrender of this Lease by Tenant shall not effect a merger with
Landlord’s fee title or leasehold interest in the Premises, the Building, the Property or the Project, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases. 

26.4. The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be executed affecting the
Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property
and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease. 

  
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 27. Holding Over. 

27.1. If, with Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term, Tenant shall
become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall continue to pay (a) Base Rent in accordance with Article 7, as adjusted in accordance with Article 8, and
(b) any amounts for which Tenant would otherwise be liable under this Lease if the Lease were still in effect, including payments for Tenant’s Adjusted Share of Operating Expenses and Tenant’s Adjusted Share of Base Building Lab
Systems. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. 

27.2. Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier termination of the Term
without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent (150%) of the Rent in
effect during the last thirty (30) days of the Term, and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including any lost rent or consequential, special and indirect
damages (in each case, regardless of whether such damages are foreseeable). 
 27.3. Acceptance by Landlord of Rent after the expiration or
earlier termination of the Term shall not result in an extension, renewal or reinstatement of this Lease. 
 27.4. The foregoing provisions
of this Article are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws. 

27.5. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

28. Indemnification and Exculpation. 

28.1. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the
Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, real or alleged, arising from injury to or death of any person or damage to any property occurring within or about the Premises, the Building, the Property or
the Project, arising directly or indirectly out of (a) the presence at or use or occupancy of the Premises or Project by a Tenant Party, (b) an act or omission on the part of any Tenant Party, (c) a breach or default by Tenant in the
performance of any of its obligations hereunder or (d) injury to or death of persons or damage to or loss of any property, real or alleged, arising from the serving of alcoholic beverages at the Premises or Project by any Tenant Party,
including liability under any dram shop law, host liquor law or similar Applicable Law, except to the extent directly caused by Landlord’s negligence or willful misconduct. Tenant’s obligations under this Section shall not be affected,
reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability 

  
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benefit acts, employee benefit acts or similar legislation. Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease. Subject to Sections
23.6, 28.2 and 31.12, and any subrogation provisions contained in the Work Letter, Landlord agrees to indemnify, save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold the Tenant Parties
harmless from and against any and all Claims arising from injury to or death of any person or damage to or loss of any physical property occurring within or about the Premises, the Building, the Property or the Project to the extent directly arising
out of Landlord’s gross negligence or willful misconduct. 
 28.2. Notwithstanding anything in this Lease to the contrary, Landlord
shall not be liable to Tenant for and Tenant assumes all risk of (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, roof
leaks or stoppages of lines), unless any such loss is due to Landlord’s willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time, and (b) damage to personal
property or scientific research, including loss of records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable). Tenant further waives any claim for injury to Tenant’s business or loss of income
relating to any such damage or destruction of personal property as described in this Section. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise provided herein (including
Section 27.2), (y) as may be provided by Applicable Laws or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in no event shall Landlord or Tenant be liable to the
other for any consequential, special or indirect damages arising out of this Lease, including lost profits (provided that this Subsection 28.2(z) shall not limit Tenant’s liability for Base Rent or Additional Rent pursuant to this
Lease). 
 28.3. Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the Building
or the Project, or of any other third party. 
 28.4. 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’s security programs and
equipment for the Premises shall be coordinated with Landlord and subject to Landlord’s reasonable approval. 
 28.5. The provisions of
this Article shall survive the expiration or earlier termination of this Lease. 
 29. Assignment or Subletting. 

29.1. Except as hereinafter expressly permitted, none of the following (each, a “Transfer”), either voluntarily or by
operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed: (a) Tenant selling, hypothecating, assigning,
pledging, encumbering or otherwise transferring this Lease or subletting the Premises, including to an MPM Capital portfolio company, or (b) a controlling interest in Tenant being sold, assigned or otherwise

  
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transferred (other than as a result of shares in Tenant being sold on a public stock exchange). For purposes of the preceding sentence, “control” means (a) owning (directly or
indirectly) more than fifty percent (50%) of the stock or other equity interests of another person or (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person.
Notwithstanding the foregoing, Tenant shall have the right to Transfer, without Landlord’s prior written consent, Tenant’s interest in this Lease or the Premises or any part thereof to (y) any person that as of the date of
determination and at all times thereafter directly, or indirectly through one or more intermediaries, controls, is controlled by or is under common control with Tenant (“Tenant’s Affiliate”), or (z) any entity that
succeeds to Tenant’s interest in the Lease by reason of acquisition (whereby the acquisition consists of all or substantially all of Tenant’s stock or assets), merger, spin-off or consolidation
(“Tenant’s Successor”); provided that Tenant shall notify Landlord in writing at least fifteen (15) days prior to the effectiveness of any such Transfer to Tenant’s Affiliate or Tenant’s Successor (an
“Exempt Transfer”) and otherwise comply with the requirements of this Lease regarding such Transfer; and provided, further, that the person that will be the tenant under this Lease after an Exempt Transfer under the
immediately foregoing clauses (y) and (z) has a net worth (as of both the day immediately prior to and the day immediately after the Exempt Transfer) that is equal to or greater than the net worth (as of both the Execution Date and the date of
the Exempt Transfer) of the transferring Tenant, unless Landlord otherwise waives the foregoing requirement in writing. For purposes of the immediately preceding sentence, “control” requires both (a) owning (directly or indirectly)
more than fifty percent (50%) of the stock or other equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. In no event shall
Tenant perform a Transfer to or with an entity that is a tenant at the Project or that is in discussions or negotiations with Landlord or an affiliate of Landlord to lease premises at the Hampshire Project. Notwithstanding anything in this Lease to
the contrary, if (a) Tenant or any proposed transferee, assignee or sublessee of Tenant has been required by any prior landlord, Lender or Governmental Authority to take material remedial action in connection with Hazardous Materials
contaminating a property if the contamination resulted from such party’s action or omission or use of the property in question or (b) Tenant or any proposed transferee, assignee or sublessee is subject to a material enforcement order
issued by any Governmental Authority in connection with the use, disposal or storage of Hazardous Materials, then Landlord shall have the right to terminate this Lease in Landlord’s sole and absolute discretion (with respect to any such matter
involving Tenant), and it shall not be unreasonable for Landlord to withhold its consent to any proposed transfer, assignment or subletting (with respect to any such matter involving a proposed transferee, assignee or sublessee). 

29.2. 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 information (including references) concerning the
character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent unconsolidated financial statements of Tenant and of the proposed transferee, assignee or sublessee satisfying the requirements of
Section 40.2 (“Required Financials”); any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; copies of Hazardous Materials Documents for the proposed
transferee, assignee or sublessee; and the consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. 

  
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 29.3. Landlord, in determining whether consent should be given to a proposed Transfer, may
give consideration to (a) the financial strength of Tenant and of such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any change in use that such transferee, assignee or sublessee
proposes to make in the use of the Premises and (c) Landlord’s desire to exercise its rights under Section 29.7 to cancel this Lease, if applicable. In no event shall Landlord be deemed to be unreasonable for
declining to consent to a Transfer to a transferee, assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of
Landlord’s affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue Code”). Notwithstanding anything contained in this Lease to the
contrary, (w) no Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived
by the business activities of such occupant, assignee, manager or other transferee; (x) Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is
required to be paid, or manage or operate the Premises or any capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an
interest, directly or indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any manner that could cause any portion of
the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use, occupy or possess any portion of the Premises to fail to qualify as “rents from real property” within the meaning
of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify as income described in Section 856(c)(2) of the Revenue Code. 

29.4. The following are conditions precedent to a Transfer or to Landlord considering a request by Tenant to a Transfer: 

(a) Tenant shall remain fully liable under this Lease. Tenant agrees that it shall not be (and shall not be deemed to be) a guarantor or surety
of this Lease, however, and waives its right to claim that is it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses permitted by this Lease or by Applicable Laws; 

(b) If Tenant or the proposed transferee, assignee or sublessee does not or cannot deliver the Required Financials, then Landlord may elect to
have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company provide a guaranty of the applicable entity’s obligations under this Lease, in a form acceptable to
Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date; 
 (c) In the
case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the Transfer qualifies as an Exempt Transfer; 

(d) Tenant shall provide Landlord with 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, assignee or sublessee; 

  
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 (e) Tenant shall reimburse Landlord for Landlord’s actual costs and expenses, including
reasonable attorneys’ fees, charges and disbursements incurred in connection with the review, processing and documentation of such request, up to a maximum of Five Thousand Dollars ($5,000.00); 

(f) If Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on behalf of or on account of Tenant of any
consideration of any kind whatsoever (including a premium rental for a sublease or lump sum payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in excess of the rental and other charges
due to Landlord under this Lease, Tenant shall pay fifty percent (50%) of all of such excess to Landlord, after making deductions for any reasonable marketing expenses, tenant improvement funds expended by Tenant, alterations, cash concessions,
brokerage commissions, attorneys’ fees, free rent actually paid by Tenant. If such consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment; 

(g) The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives such proposed transferee, assignee or
sublessee notice that Tenant is in default under this Lease, such proposed transferee, assignee or sublessee shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments shall be received by Landlord without any
liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee, assignee or sublessee shall agree to attorn to Landlord or its successors and assigns should this
Lease be terminated for any reason; provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment; 

(h) Landlord’s consent to any such Transfer shall be effected on Landlord’s forms; 

(i) Tenant shall not then be in default hereunder in any respect; 

(j) Such proposed transferee, assignee or sublessee’s use of the Premises shall be limited to the Permitted Use; 

(k) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written consent to
the same; 
 (l) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer; 

(m) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent or refuse consent to
any later Transfer; 
 (n) Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to
the Transfer; and 

  
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 (o) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below),
certified by the proposed transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, Tenant shall deliver to Landlord, on or before the date
any proposed transferee, assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such proposed transferee, assignee or sublessee as described in Section 21.2. 

29.5. Any Transfer that is not in compliance with the provisions of this Article or with respect to which Tenant does not fulfill its
obligations pursuant to this Article shall be void and shall, at the option of Landlord, terminate this Lease. 
 29.6. Notwithstanding any
Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due or to become due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The
acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant or condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or
a consent to any Transfer. 
 29.7. If Tenant delivers to Landlord (a) a Transfer Notice indicating a desire to transfer this Lease to
a proposed transferee, or (b) a notice indicating Tenant’s intention to enter into a sublease or license agreement that would in the aggregate with all other then-current subleases and licenses cause more than forty percent (40%) of the
Rentable Area of the Premises to be licensed or subleased, then Landlord shall have the option, exercisable by giving notice to Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this
Lease as of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord exercises such option, then Tenant shall have the
right to withdraw such Transfer Notice by delivering to Landlord 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 the Transfer Notice as provided in this Section, this 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
Transfer. 
 29.8. If Tenant sublets the Premises or any portion thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as
security for Tenant’s obligations under this Lease, all rent from any such subletting, and appoints Landlord as assignee and attorney-in-fact for Tenant, and
Landlord (or a receiver for Tenant appointed on Landlord’s application) may collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as defined below) by Tenant,
Tenant shall have the right to collect such rent. 
 29.9. In the event that Tenant enters into a sublease for the entire Premises in
accordance with this Article that expires within two (2) days of the Term Expiration Date, the term expiration date of such sublease shall, notwithstanding anything in this Lease, the sublease or any consent to the sublease to the contrary, be
deemed to be the date that is two (2) days prior to the Term Expiration Date. 

  
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 30. Subordination and Attornment. 

30.1. This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or
hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such
subordination. 
 30.2. Notwithstanding the foregoing, (a) Landlord shall use commercially reasonable efforts to obtain a subordination
and non-disturbance agreement on the standard form of any mortgagee, beneficiary or landlord under a lease wherein Landlord is tenant (each, a “Mortgagee”); provided, however, that
Landlord’s failure to obtain the same shall not affect the priority of this Lease as provided in this Article 30, and (b) Tenant shall execute and deliver upon demand such further instrument or instruments evidencing such
subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord. If any such Mortgagee so elects, however, this Lease shall be deemed prior in lien to
any such lease, mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant
under this Section within ten (10) days after a written request therefor and an additional five (5) days after a second written request therefor, it shall be a default hereunder, subject to applicable notice and cure periods. Landlord
shall use commercially reasonable efforts to obtain a subordination and attornment agreement from any future Mortgagee on such Mortgagee’s customary form, and Landlord shall use reasonable efforts to have such form modified by Tenant’s
commercially reasonable comments. 
 30.3. Upon written request of Landlord and opportunity for Tenant to review, Tenant agrees to execute
any Lease amendments not materially altering the terms of this Lease, if required by a Mortgagee incident to the financing of the real property of which the Premises constitute a part. 

30.4. In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any mortgage or
deed of trust made by Landlord covering the Premises, Tenant shall at the election of the purchaser at such foreclosure or sale attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease. 

31. Defaults and Remedies. 
 31.1. Late
payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by this Lease, the exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and
accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) business
days after the date such payment is due, Tenant shall pay to Landlord (a) an additional sum of five percent (5%) of the overdue Rent as a late charge plus (b) interest at an annual rate (the “Default Rate”) equal to the
lesser of (a) twelve percent (12%) and (b) the highest rate permitted by Applicable Laws. The parties agree that this late charge represents 

  
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a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next installment of Rent
or within five (5) business days after Landlord’s demand, whichever is earlier. Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension of the date that
Rent is due or prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity. 
 31.2. No payment by
Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the 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 provided in this Lease or in equity or at law. If a
dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there shall
survive the right on the part of Tenant to institute suit for recovery of the payment paid under protest. 
 31.3. If Tenant fails to pay
any sum of money required to be paid by it hereunder or perform any other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may (but
shall not be obligated to), without waiving or releasing Tenant from any obligations of Tenant, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of the Building or the Project by
any other tenant or with the efficient operation of the Building or the Project, or resulted or could have resulted in a violation of Applicable Laws or the cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing,
in the event of an emergency, Landlord shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease. In addition to the late charge described in Section 31.1, Tenant
shall pay to Landlord as Additional Rent all sums so paid or incurred by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or incurred. 

31.4. The occurrence of any one or more of the following events shall constitute a “Default” hereunder by Tenant: 

(a) Tenant (i) abandons the Premises; or (ii)(A) Landlord receives notice of Tenant’s vacation of or Tenant’s intention to
vacate the Premises prior to the scheduled expiration or earlier termination of this Lease, other than in accordance with a right expressly granted to Tenant under this Lease, and such vacation (or intention to vacate) is related to financial
hardship or Tenant’s inability to pay its debts as they become due, a dissolution of Tenant, or the liquidation or winding up of Tenant’s business operations; or (B) Tenant vacates the Premises prior to the scheduled expiration or
earlier termination of this Lease, other than in accordance with a right expressly granted to Tenant under this Lease, within the one-hundred twenty (120) day period following the filing of any
involuntary petition against Tenant or the attachment of Tenant’s interest in this Lease (notwithstanding anything to the contrary in Sections 31.4(g) and 31.4(j)); 

(b) Tenant fails to make any payment of Rent, as and when due, or to satisfy its obligations under Article 19, where such failure shall
continue for a period of three (3) days after written notice thereof from Landlord to Tenant; 

  
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 (c) Tenant fails to observe or perform any obligation or covenant contained herein (other
than described in Sections 31.4(a) and 31.4(b)) to be performed by Tenant, where such failure continues for a period of thirty (30) days after written notice thereof from Landlord to Tenant; provided that, if the nature of
Tenant’s default is such that it reasonably requires more than thirty (30) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure within such thirty (30) day period and thereafter diligently prosecutes
the same to completion; and provided, further, that such cure is completed no later than sixty (60) days after Tenant’s receipt of written notice from Landlord; 

(d) Tenant makes an assignment for the benefit of creditors; 

(e) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of Tenant’s
assets; 
 (f) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor statute (as the same may be
amended from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code; 

(g) Any involuntary petition is filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty
(120) days; 
 (h) Tenant fails to deliver an estoppel certificate in accordance with Article 20; 

(i) A default exists under that certain Space License Agreement dated as of the date hereof, by and between
BMR-450 Kendall Street LLC (an affiliate of Landlord) and Tenant, after the expiration of any applicable notice and cure periods; or 

(j) Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is not released within one
hundred twenty (120) days of the action. 
 Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the
provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice. 
 31.5. In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand and without
limiting Landlord in the exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 

(a) Halt any Alterations and order Tenant’s contractors, subcontractors, consultants, designers and material suppliers to stop work; 

(b) Terminate Tenant’s right to possession of the Premises by written notice to Tenant or by any lawful means, in which case Tenant shall
immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored
in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned
thereby; and 

  
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 (c) Terminate this Lease, in which event Tenant shall immediately surrender possession of
the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere
at the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby. In the event that Landlord
shall elect to so terminate this Lease, then Landlord shall be entitled to recover from Tenant all damages incurred by Landlord by reason of Tenant’s default, including the sum of: 

(i) The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus 

(ii) The costs of restoring the Premises to the condition required under the terms of this Lease; plus 

(iii) An amount (the “Election Amount”) equal to either (A) the positive difference (if any, and measured at the time
of such termination) between (1) the then-present value of the total Rent and other benefits that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the
then-present cash rental value of the Premises as determined by Landlord for what would be the then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the
award plus one (1) percentage point (the “Discount Rate”) or (B) twelve (12) months (or such lesser number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable by Tenant
pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and Tenant agree that the Election Amount represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account
the uncertainty, time and cost of determining elements relevant to actual damages, such as fair market rent, time and costs that may be required to re-lease the Premises, and other factors; and that the
Election Amount is not a penalty. 
 As used in Section 31.5(c)(i), “worth at the time of award” shall be computed by
allowing interest at the Default Rate. 
 31.6. In addition to any other remedies available to Landlord at law or in equity and under this
Lease (other than Section 31.5(c)), Landlord may continue this Lease in effect after Tenant’s Default or abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or
refusal to relet the Premises unless or to the extent required by Applicable Law. For purposes of this Section, the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 

(a) Acts of maintenance or preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs,
replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 

  
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 (b) The appointment of a receiver upon the initiative of Landlord to protect Landlord’s
interest under this Lease or in the Premises. 
 Notwithstanding the foregoing, in the event of a Default by Tenant, Landlord may elect at any time to
terminate this Lease and to recover damages to which Landlord is entitled. 
 31.7. If Landlord does not elect to terminate this Lease as
provided in Section 31.5, then Landlord may, from time to time, recover all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which
Landlord is entitled. 
 31.8. In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new
lease in its own name. Tenant hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges or brokerage
commissions owing from Tenant to Landlord as the result of such reletting; 
 (b) Second, to the payment of the costs and expenses of
reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking
of the Premises and such reletting; 
 (c) Third, to the payment of Rent and other charges due and unpaid hereunder; and 

(d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease. 

31.9. All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative. Landlord
shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any
acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified
in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except as required by Applicable Laws. Any such obligation imposed by
Applicable Laws upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may from time to time deem
appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the Premises to
(y) any Tenant’s Affiliate or (z) any party (i) unacceptable to a Lender, (ii) that requires Landlord to make improvements to or re-demise the Premises, (iii) that desires to
change the Permitted Use, (iv) that desires to lease the Premises for more or less than the remaining Term or (v) to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at another property
owned by Landlord or an affiliate of Landlord. 

  
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 31.10. Landlord’s termination of (a) this Lease or (b) Tenant’s right to
possession of the Premises shall not relieve Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of Lease termination and (z) the
date Tenant surrenders possession of the Premises. 
 31.11. To the extent permitted by Applicable Laws, Tenant waives any and all rights of
redemption granted by or under any present or future Applicable Laws if Tenant is evicted or dispossessed for any cause, or if Landlord obtains possession of the Premises due to Tenant’s default hereunder or otherwise. 

31.12. Landlord shall not be in default or liable for damages under this Lease unless Landlord fails to perform obligations required of
Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure; provided, however, that if the nature of
Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently
prosecutes the same to completion. In no event shall Tenant have the right to terminate or cancel this Lease or to withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its covenants,
obligations, representations, warranties or promises hereunder, except as may otherwise be expressly set forth in this Lease. 
 31.13. In
the event of any default by Landlord, Tenant shall give notice by registered or certified mail or overnight delivery with a reputable overnight delivery service to any (a) beneficiary of a deed of trust or (b) mortgagee under a mortgage
covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the Project is located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity
to cure the default, including time to obtain possession of the Building or the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing the names
and addresses of all such persons who are to receive such notices and any updates thereto throughout the Term of this Lease. 
 32. 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 Applicable Laws, proposes to cure any default under this Lease or to assume or assign 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: 

32.1. Those acts specified in the Bankruptcy Code or other Applicable Laws as included within the meaning of “adequate assurance,”
even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 

  
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 32.2. A prompt cash payment to compensate Landlord for any monetary defaults or actual
damages arising directly from a breach of this Lease; 
 32.3. A cash deposit in an amount at least equal to the then-current amount of the
Security Deposit; or 
 32.4. The assumption or assignment of all of Tenant’s interest and obligations under this Lease. 

33. Brokers. 
 33.1. Tenant represents
and warrants that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than Transwestern | RBJ (“Broker”), and that it knows of no other real estate broker or agent that
is or might be entitled to a commission in connection with this Lease. Landlord shall compensate Broker in relation to this Lease pursuant to a separate agreement between Landlord and Broker. 

33.2. Tenant represents and warrants that no broker or agent has made any representation or warranty relied upon by Tenant in Tenant’s
decision to enter into this Lease, other than as contained in this Lease. 
 33.3. Tenant acknowledges and agrees that the employment of
brokers by Landlord is for the purpose of solicitation of offers of leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or warranty from Landlord unless expressly contained
within this Lease. Landlord is executing this Lease in reliance upon Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2. 

33.4. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the
Landlord Indemnitees harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Broker, employed or engaged by Tenant or claiming to have been employed or engaged by Tenant. Landlord agrees to indemnify,
save, defend (at Tenant’s option and with counsel reasonably acceptable to Tenant) and hold the Tenant harmless from any and all cost or liability for compensation claimed by any broker or agent employed or engaged by Landlord or claiming to
have been employed or engaged by Landlord. 
 34. Definition of Landlord. With regard to obligations imposed upon Landlord pursuant to this Lease,
the term “Landlord,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of any
transfer, assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances, the
subsequent Landlord) shall be automatically freed and relieved, from and after the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be
performed by Landlord and, without further agreement, the transferee, assignee or conveyee of Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and
agreed to observe and perform any and all covenants and obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may 

  
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transfer its interest in the Premises or this Lease without Tenant’s consent; provided, however, Landlord shall notify Tenant of any such transfer and include contact information and
payment information for such transferee. Subject to the provisions of Article 11 hereof, Tenant shall not be liable, nor shall Tenant be deemed in default, for any Rent or Security Deposit paid to Landlord and not transferred or credited to
Landlord’s transferee. 
 35. Limitation of Landlord’s Liability. 

35.1. If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord, the judgment
shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Project, (b) rent or other income from such real property
receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or interest in the Building or the Project. 

35.2. Neither Landlord nor any of its affiliates, nor any of their respective partners, shareholders, directors, officers, employees, members
or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any shareholder, director, officer, employee or agent of Landlord or any of Landlord’s
affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action, and service of process shall not be made against any partner or member of
Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates
shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates.

 35.3. Each of the covenants and agreements of this Article shall be applicable to any covenant or agreement either expressly contained in
this Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease. 
 36. Joint and Several Obligations.
If more than one person or entity executes this Lease as Tenant, then: 
 36.1. Each of them is jointly and severally liable for the keeping,
observing and performing of all of the terms, covenants, conditions, provisions and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and agreements shall be binding with the same
force and effect upon each and all of the persons executing this Agreement as Tenant; and 
 36.2. The term “Tenant,” as
used in this Lease, shall mean and include each of them, jointly and severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension,
expiration, termination or modification of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or
refund, or so signed. 

  
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 37. Representations. Tenant guarantees, warrants and represents that (a) Tenant is duly
incorporated or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located,
(c) Tenant has full corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) 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 (e) neither (i) the execution, delivery or performance of this Lease nor (ii) 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. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor
(z) to the best of its knowledge, its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from
doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive
order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

38. Confidentiality. Tenant shall keep the terms and conditions of this Lease and any information provided to Tenant or its employees, agents or
contractors pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases, assignments, work letters, construction
contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any
Lease-related document). Landlord shall not release to any third party any non-public financial information or non-public information about Tenant’s ownership
structure that Tenant gives Landlord. Notwithstanding the foregoing, confidential information under this Section may be released by Landlord or Tenant under the following circumstances: (x) if required by Applicable Laws or in any judicial
proceeding; provided that the releasing party has given the other party reasonable notice of such requirement, if feasible, (y) to a party’s attorneys, accountants, brokers and other bona fide consultants or advisers (with respect
to this Lease only); provided such third parties agree to be bound by this Section or (z) to bona fide prospective assignees or subtenants of this Lease; provided they agree in writing to be bound by this Section. 

39. Notices. Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to
be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a reputable international overnight delivery service, such as FedEx, or (c) email transmission, so long as such
transmission is followed within one (1) business day by delivery utilizing one of the methods described in Subsection 39(a) or (b). Any such notice, consent, demand, invoice, statement or other communication shall be deemed
delivered (x) upon receipt, if given in accordance with Subsection 39(a); (y) one (1) business day after deposit with a reputable international overnight delivery service, if given if given in accordance with Subsection
39(b); or (z) upon transmission, if given 

  
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in accordance with Subsection 39(c). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other communication required or permitted to be given
pursuant to this Lease shall be addressed to Tenant at the Premises, or to Landlord or Tenant at the addresses shown in Sections 2.9 and 2.10 or 2.11, respectively. Either party may, by notice to the other given pursuant to this
Section, specify additional or different addresses for notice purposes. 
 40. Miscellaneous. 

40.1. Landlord reserves the right to change the name of the Building or the Project in its sole discretion. 

40.2. To induce Landlord to enter into this Lease, Tenant agrees that it shall furnish to Landlord, from time to time, within ten
(10) business days after receipt of Landlord’s written request but not more than once in any twelve-month period, a certified copy of the most recent year-end unconsolidated financial statements
reflecting Tenant’s current financial condition audited by a nationally recognized accounting firm. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this
Lease are true, correct and complete in all respects. If audited financials are not otherwise prepared, unaudited financials complying with generally accepted accounting principles and certified by the chief financial officer of Tenant as true,
correct and complete in all respects shall suffice for purposes of this Section. If Tenant fails to deliver to Landlord any financial statement within the time period required under this Section, then Tenant shall be required to pay to Landlord an
administrative fee equal to Three Hundred Seventy-Five Dollars ($375) within five (5) business days after receiving written notice from Landlord advising Tenant of such failure (provided, however, that Landlord’s acceptance of such
fee shall not prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity). The provisions of this Section shall not apply at any time while Tenant is a corporation whose shares are traded on any nationally
recognized stock exchange. 
 40.3. Submission of this instrument for examination or signature by Tenant does not constitute a reservation
of or option for a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 

40.4. The terms of this Lease are intended by the parties as a final, complete and exclusive expression of their agreement with respect to the
terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or contemporaneous agreement. 

40.5. Upon the request of either Landlord or Tenant, the parties shall execute a document in recordable form containing only such information
as is necessary to constitute a Notice of Lease under Massachusetts law. All costs of preparing and recording such notice shall be borne by the requesting party. Within ten (10) days after receipt of written request from Landlord after the
expiration or earlier termination of this Lease, Tenant shall execute a termination of any Notice of Lease recorded with respect hereto. Neither party shall record this Lease. 

  
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 40.6. Where applicable in this Lease, the singular includes the plural and the masculine or
neuter includes the masculine, feminine and neuter. The words “include,” “includes,” “included” and “including” mean “‘include,’ etc., without limitation.” The word “shall” is
mandatory and the word “may” is permissive. The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each
participated in the drafting and negotiation of this Lease, and the language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 

40.7. Except as otherwise expressly set forth in this Lease, each party shall pay its own costs and expenses incurred in connection with this
Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of action or suit against the other party arising out of or in connection with this Lease,
then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees and expenses, incurred by the substantially prevailing party in such action, proceeding,
demand, claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand, claim, action, cause of action, suit or appeal is voluntarily withdrawn or dismissed). 

40.8. Time is of the essence with respect to the performance of every provision of this Lease. 

40.9. Each provision of this Lease performable by Tenant shall be deemed both a covenant and a condition. 

40.10. Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this Lease are independent and shall
not be conditioned upon performance by Landlord. 
 40.11. Whenever consent or approval of either party is required, that party shall not
unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary. 
 40.12. Any
provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as
if the invalid, void or illegal provision did not exist. 
 40.13. Each of the covenants, conditions and agreements herein contained shall
inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and
their respective heirs, legatees, devisees, executors, administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this
Section shall in any way alter the provisions of this Lease restricting assignment or subletting. 
 40.14. This Lease shall be governed by,
construed and enforced in accordance with the laws of the state in which the Premises are located, without regard to such state’s conflict of law principles. 

  
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 40.15. Tenant guarantees, warrants and represents that the individual or individuals signing
this Lease have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such
individual or individuals have signed. 
 40.16. This Lease may be executed in one or more counterparts, each of which, when taken together,
shall constitute one and the same document. 
 40.17. No provision of this Lease may be modified, amended or supplemented except by an
agreement in writing signed by Landlord and Tenant. 
 40.18. No waiver of any term, covenant or condition of this Lease shall be binding
upon Landlord unless executed in writing by Landlord. The waiver by Landlord of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent breach or default of
such term, covenant or condition or any other term, covenant or condition of this Lease. 
 40.19. To the extent permitted by Applicable
Laws, the parties waive trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord and Tenant; Tenant’s
use or occupancy of the Premises; or any claim of injury or damage related to this Lease or the Premises. 
 41. Rooftop Installation Area. 

41.1. Tenant may use the portion of the Building identified as “Rooftop Allocation Area” on Exhibit A attached hereto (the
“Rooftop Installation Area”) solely to operate, maintain, repair and replace rooftop antennae, mechanical equipment, communications antennas and other equipment installed by Tenant in the Rooftop Installation Area in accordance with
this Article (“Tenant’s Rooftop Equipment”). Tenant’s Rooftop Equipment shall be only for Tenant’s use of the Premises, or such entity as may occupy the Premises as a result of an Exempt Transfer, for the Permitted
Use. 
 41.2. Tenant shall install Tenant’s Rooftop Equipment at its sole cost and expense, at such times and in such manner as
Landlord may reasonably designate, and in accordance with this Article and the applicable provisions of this Lease regarding Alterations. Tenant’s Rooftop Equipment and the installation thereof shall be subject to Landlord’s prior written
approval, which approval shall not be unreasonably withheld, conditioned or delayed. Among other reasons, Landlord may withhold approval if the installation or operation of Tenant’s Rooftop Equipment could reasonably be expected to damage the
structural integrity of the Building or to transmit vibrations or noise or cause other adverse effects beyond the Premises to an extent not customary in first class laboratory buildings, unless Tenant implements measures that are acceptable to
Landlord in its reasonable discretion to avoid any such damage or transmission. 
 41.3. Tenant shall comply with any roof or roof-related
warranties. Tenant shall obtain a letter from Landlord’s roofing contractor within thirty (30) days after completion of any Tenant work on the rooftop stating that such work did not affect any such warranties. Tenant, at its sole cost and
expense, shall inspect the Rooftop Installation Area at least annually, and correct any 

  
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loose bolts, fittings or other appurtenances and repair any damage to the roof caused by the installation or operation of Tenant’s Rooftop Equipment. Tenant shall not permit the
installation, maintenance or operation of Tenant’s Rooftop Equipment to violate any Applicable Laws, including any applicable noise ordinances, or constitute a nuisance. Tenant shall pay Landlord within thirty (30) days after demand
(a) all applicable taxes, charges, fees or impositions imposed on Landlord by Governmental Authorities as the result of Tenant’s use of the Rooftop Installation Areas in excess of those for which Landlord would otherwise be responsible for
the use or installation of Tenant’s Rooftop Equipment and (b) the amount of any increase in Landlord’s insurance premiums as a result of the installation of Tenant’s Rooftop Equipment. Upon Tenant’s written request to
Landlord, Landlord shall use commercially reasonable efforts to cause other tenants to remedy any interference in the operation of Tenant’s Rooftop Equipment caused by any such tenants’ equipment installed after the applicable piece of
Tenant’s Rooftop Equipment; provided, however, that Landlord shall not be required to request that such tenants waive their rights under their respective leases. 

41.4. If Tenant’s Equipment (a) causes physical damage to the structural integrity of the Building, (b) interferes with any
telecommunications, mechanical or other systems located at or near or servicing the Building or the Project that were installed prior to the installation of Tenant’s Rooftop Equipment, (c) interferes with any other service provided to
other tenants in the Building or the Project by rooftop or penthouse installations that were installed prior to the installation of Tenant’s Rooftop Equipment or (d) interferes with any other tenants’ business, in each case in excess
of that permissible under Federal Communications Commission regulations, then Tenant shall cooperate with Landlord to determine the source of the damage or interference and promptly repair such damage and eliminate such interference, in each case at
Tenant’s sole cost and expense, within thirty (30) days after receipt of notice of such damage or interference (which notice may be oral; provided that Landlord also delivers to Tenant written notice of such damage or interference
within twenty-four (24) hours after providing oral notice). 
 41.5. Landlord reserves the right to cause Tenant to relocate
Tenant’s Rooftop Equipment to comparably functional space on the roof or in the penthouse of the Building by giving Tenant prior written notice thereof. Landlord agrees to pay the reasonable costs thereof. Tenant shall arrange for the
relocation of Tenant’s Rooftop Equipment within sixty (60) days after receipt of Landlord’s notification of such relocation. In the event Tenant fails to arrange for relocation within such sixty
(60)-day period, Landlord shall have the right to arrange for the relocation of Tenant’s Rooftop Equipment in a manner that does not unnecessarily interrupt or interfere with Tenant’s use of the
Premises for the Permitted Use. 
 42. Option to Extend Term. Tenant shall have the option (“Option”) to extend the Term by three
(3) years as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to the Option shall be on all the same terms and conditions as this Lease, except as follows:

 42.1. Base Rent at the commencement of the Option term shall equal the greater of (a) the then-current Base Rent and (b) the
then-current fair market value for comparable office and laboratory space in the East Cambridge submarket of comparable age, quality, level of finish and proximity to amenities and public transit, and containing the systems and improvements present
in the Premises as of the date that Tenant gives Landlord written notice of Tenant’s election to 

  
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exercise the Option (“FMV”), and shall be further increased on each annual anniversary of the Option term commencement date by three percent (3%). Tenant may, no more than
fifteen (15) months prior to the date the Term is then scheduled to expire, request Landlord’s estimate of the FMV for the Option term. Landlord shall, within fifteen (15) days after receipt of such request, give Tenant a written
proposal of such FMV. If Tenant gives written notice to exercise the Option, such notice shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does not accept the FMV, then the parties shall endeavor to agree upon
the FMV, taking into account all relevant factors, including (v) the size of the Premises, (w) the length of the Option term, (x) rent in comparable buildings in the relevant submarket, including concessions offered to new tenants,
such as free rent, tenant improvement allowances and moving allowances, (y) Tenant’s creditworthiness and (z) the quality and location of the Building and the Project. In the event that the parties are unable to agree upon the FMV
within thirty (30) days after Tenant notifies Landlord that Tenant is exercising the Option, then either party may request that the same be determined as follows: a senior officer of a nationally recognized leasing brokerage firm with local
knowledge of the East Cambridge laboratory/research and development leasing submarket (the “Baseball Arbitrator”) shall be selected and paid for jointly by Landlord and Tenant. If Landlord and Tenant are unable to agree upon the
Baseball Arbitrator, then the same shall be designated by the local chapter of the Judicial Arbitration and Mediation Services or any successor organization thereto (the “JAMS”). The Baseball Arbitrator selected by the parties or
designated by JAMS shall (y) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the East Cambridge submarket and (z) not have been employed or retained by either Landlord or
Tenant or any affiliate of either for a period of at least ten (10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball Arbitrator and to the other party its determination of the FMV. The
Baseball Arbitrator shall grant to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV determinations more closely represents the actual FMV. The arbitrator may not
select any other FMV for the Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord and Tenant and shall serve as the basis for determination of Base Rent payable for the
Option term. If, as of the commencement date of the Option term, the amount of Base Rent payable during the Option term shall not have been determined, then, pending such determination, Tenant shall pay Base Rent equal to the Base Rent payable with
respect to the last year of the then-current Term. After the final determination of Base Rent payable for the Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Base Rent to be paid during the
Option term. Any failure of the parties to execute such amendment shall not affect the validity of the FMV determined pursuant to this Section. 

42.2. The Option is not assignable separate and apart from this Lease. 

42.3. The Option is conditional upon Tenant giving Landlord written notice of its election to exercise the Option at least twelve
(12) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of the Option. Tenant assumes full responsibility for maintaining a record of the deadlines to exercise the
Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the Option after the date provided for in this Section. 

  
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 42.4. Notwithstanding anything contained in this Article to the contrary, Tenant shall not
have the right to exercise the Option: 
 (a) During the time commencing from the date Landlord delivers to Tenant a written notice that
Tenant is in default under any provisions of this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or 

(b) At any time after any Default as described in Article 31 of the Lease (provided, however, that, for purposes of this
Section 42.4(b), Landlord shall not be required to provide Tenant with notice of such Default) and continuing until Tenant cures any such Default, if such Default is susceptible to being cured; 

(c) In the event that Tenant has defaulted in the performance of any monetary obligations or any material
non-monetary obligations under this Lease two (2) or more times during the twelve (12)-month period immediately prior to the date that Tenant intends to exercise the Option, whether or not Tenant has
cured such defaults; or 
 (d) If at the time Tenant exercises the Option or at the commencement of the Option term more than thirty percent
(30%) of the area of the Premises has been assigned or sublet, except as a result of an Exempt Transfer. 
 42.5. The period of time within
which Tenant may exercise the Option shall not be extended or enlarged by reason of Tenant’s inability to exercise such Option because of the provisions of Section 42.4. 

42.6. All of Tenant’s rights under the provisions of the Option shall terminate and be of no further force or effect even after
Tenant’s due and timely exercise of the Option if, after such exercise, but prior to the commencement date of the new term, (a) Tenant fails to pay to Landlord a monetary obligation of Tenant for a period of twenty (20) days after
written notice from Landlord to Tenant, or (b) Tenant fails to commence to cure a default (other than a monetary default) within thirty (30) days after the date Landlord gives notice to Tenant of such default. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
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 IN WITNESS WHEREOF, the parties hereto have executed this Lease as a sealed Massachusetts
instrument as of the date first above written. 
  

			
	LANDLORD:
	
	BMR-HAMPSHIRE LLC, 
a Delaware limited liability company
		
	By:	 	/s/ William Kane
	Name:	 	William Kane
	Title:	 	Senior Vice President East Coast Leasing
	
	TENANT:
	
	ONCORUS, INC., 
a Delaware corporation
		
	By:	 	/s/ Mitchell Finer
	Name:	 	Mitchell Finer
	Title:	 	CEO

 EXHIBIT A 

PREMISES AND ROOFTOP INSTALLATION AREA 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT B 

WORK LETTER 
 This Work
Letter (this “Work Letter”) is made and entered into as of the 10th day of May, 2016, by and between BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”), and
ONCORUS, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of that certain Lease dated as of May 10, 2016 (as the same may be amended, amended and restated, supplemented or otherwise modified from
time to time, the “Lease”), by and between Landlord and Tenant for the Premises located at 50 Hampshire Street, Cambridge, Massachusetts. All capitalized terms used but not otherwise defined herein shall have the meanings given them
in the Lease. 
 1. General Requirements. 

1.1. Authorized Representatives. 

(a) Landlord designates, as Landlord’s authorized representative (“Landlord’s Authorized Representative”), (i)
Edward McDonald as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments to this Work Letter or the
Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change either Landlord’s
Authorized Representative upon one (1) business day’s prior written notice to Tenant. 
 (b) Tenant designates Stacy Gilroy
(“Tenant’s Authorized Representative”) as the person authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any
such item until such item has been initialed or signed (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) business day’s prior written notice to Landlord. 

1.2. Schedule. The schedule for design and development of the Tenant Improvements, including the time periods for preparation and
review of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Tenant (the “Schedule”). Tenant shall prepare the Schedule so that it is a reasonable schedule for the completion
of the Tenant Improvements. The Schedule shall clearly identify all activities requiring Landlord participation, including specific dates and time periods when Tenant’s contractor will require access to areas of the Project outside of the
Premises. As soon as the Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Schedule shall be approved or disapproved by
Landlord within ten (10) business days after delivery to Landlord. Landlord’s failure to respond within such ten (10) business day period shall be deemed approval by Landlord. If Landlord disapproves the Schedule, then Landlord shall
notify Tenant in writing of its objections to such Schedule, and the parties shall confer and negotiate in good faith to reach agreement on the Schedule. The Schedule shall be subject to adjustment as mutually agreed upon in writing by the parties,
or as provided in this Work Letter. 

  
 B-1 

 1.3. Tenant’s Architects, Contractors and Consultants. The architect,
engineering consultants, design team, general contractor and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Tenant and approved by Landlord, which approval Landlord shall not unreasonably withhold,
condition or delay (upon the execution hereof, Landlord approves The Richmond Group as the general contractor for Tenant). Landlord may refuse to approve any architects, consultants, contractors, subcontractors or material suppliers that Landlord
reasonably believes could cause labor disharmony or may not have sufficient experience, in Landlord’s reasonable opinion, to perform work in an occupied Class “A” laboratory research building and in lab areas. All Tenant contracts
related to the Tenant Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Tenant Improvements to Landlord at any time. 

2. Tenant Improvements. All Tenant Improvements shall be performed by Tenant’s contractor, at Tenant’s sole cost and expense
(subject to Landlord’s obligations with respect to any portion of the TI Allowance and in accordance with the Approved Plans (as defined below), the Lease and this Work Letter. To the extent that the total projected cost of the Tenant
Improvements (as projected by Landlord) exceeds the TI Allowance (such excess, the “Excess TI Costs”), Tenant shall pay the costs of the Tenant Improvements on a pari passu basis with Landlord as such costs become due, in the
proportion of Excess TI Costs payable by Tenant to the base TI Allowance. If the cost of the Tenant Improvements (as projected by Landlord) increases over Landlord’s initial projection, then Landlord may notify Tenant and Tenant shall pay any
additional Excess TI Costs in the same way that Tenant pays the initial Excess TI Costs. If Tenant fails to pay, or is late in paying, any sum due to Landlord under this Work Letter, then Landlord shall have all of the rights and remedies set forth
in the Lease for nonpayment of Rent (including the right to interest and the right to assess a late charge), and for purposes of any litigation instituted with regard to such amounts the same shall be considered Rent. All material and equipment
furnished by Tenant or its contractors as the Tenant Improvements shall be new or “like new;” the Tenant Improvements shall be performed in a first-class, workmanlike manner; and the quality of the Tenant Improvements shall be of a nature
and character not less than the Building Standard. Tenant shall take, and shall require its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Tenant Improvements, including covering or
temporarily removing any window coverings so as to guard against dust, debris or damage and ensuring compliance with the Contractor Rules and Regulations. All Tenant Improvements shall be performed in accordance with Article 17 of the Lease;
provided that, notwithstanding anything in the Lease or this Work Letter to the contrary, in the event of a conflict between this Work Letter and Article 17 of the Lease, the terms of this Work Letter shall govern. If applicable, all
vivarium or critical operation areas must have dedicated HVAC and electrical systems serving those areas. 
 2.1. Work Plans. Tenant
shall prepare and submit to Landlord for approval schematics covering the Tenant Improvements prepared in conformity with the applicable provisions of this Work Letter (the “Draft Schematic Plans”). The Draft Schematic Plans shall
contain sufficient information and detail to accurately describe the proposed design to Landlord and such other information as Landlord may reasonably request. Landlord shall notify Tenant in writing within seven (7) business days after receipt
of the Draft Schematic Plans whether Landlord approves or 

  
 B-2 

 
objects to the Draft Schematic Plans and of the manner, if any, in which the Draft Schematic Plans are unacceptable. Landlord’s failure to respond within such seven (7) business day
period shall be deemed approval by Landlord. If Landlord reasonably objects to the Draft Schematic Plans, then Tenant shall revise the Draft Schematic Plans and cause Landlord’s objections to be remedied in the revised Draft Schematic Plans.
Tenant shall then resubmit the revised Draft Schematic Plans to Landlord for approval, such approval not to be unreasonably withheld, conditioned or delayed. Landlord’s approval of or objection to revised Draft Schematic Plans and Tenant’s
correction of the same shall be in accordance with this Section until Landlord has approved the Draft Schematic Plans in writing or been deemed to have approved them. The iteration of the Draft Schematic Plans that is approved or deemed approved by
Landlord without objection shall be referred to herein as the “Approved Schematic Plans.” 
 2.2. Construction
Plans. Tenant shall prepare final plans and specifications for the Tenant Improvements that (a) are consistent with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and
Landlord-approved) Changes (as defined below). As soon as such final plans and specifications (“Construction Plans”) are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be
unreasonably withheld, conditioned or delayed. All such Construction Plans shall be submitted by Tenant to Landlord in electronic .pdf, CADD and full-size hard copy formats, and shall be approved or
disapproved by Landlord within seven (7) business days after delivery to Landlord. Landlord’s failure to respond within such seven (7) business day period shall be deemed approval by Landlord. If the Construction Plans are disapproved
by Landlord, then Landlord shall notify Tenant in writing of its objections to such Construction Plans, and the parties shall confer and negotiate in good faith to reach agreement on the Construction Plans. Promptly after the Construction Plans are
approved by Landlord and Tenant, two (2) copies of such Construction Plans shall be initialed and dated by Landlord and Tenant, and Tenant shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval.
The Construction Plans so approved, and all change orders specifically permitted by this Work Letter, are referred to herein as the “Approved Plans.” 

2.3. Changes to the Tenant Improvements. Any changes to the Approved Plans, other than a minor change that (x) does not involve a
cost adjustment or an extension of the time for the completion of the Tenant Improvements, (y) is consistent with the Approved Plans and (z) is generally in the category of the types of minor changes that may be approved through the
authority of an architect under AIA Document A201 – 2007 General Conditions of the Contract for Construction (each, a “Change”), shall be requested and instituted in accordance with the provisions of this Article 2 and
shall be subject to the written approval of the non-requesting party in accordance with this Work Letter. 

(a) Change Request. Either Landlord or Tenant may request Changes after Landlord approves the Approved Plans by notifying the other
party thereof in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any requested Changes, including (a) the Change,
(b) the party required to perform the Change and (c) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a Change requires revisions to the Approved Plans, then the
requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Tenant Improvements as a result of such Change. Change Requests shall be signed by the requesting party’s Authorized
Representative. 

  
 B-3 

 (b) Approval of Changes. All Change Requests shall be subject to the other
party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) business days after receipt of a Change Request
to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. The non-requesting party’s
failure to respond within such five (5) business day period shall be deemed approval by the non-requesting party. 

2.4. Preparation of Estimates. Tenant shall, before proceeding with any Change (other than Cosmetic Alterations, if applicable), using
its best efforts, prepare as soon as is reasonably practicable (but in no event more than five (5) business days after delivering a Change Request to Landlord or receipt of a Change Request) an estimate of the increased costs or savings that
would result from such Change, as well as an estimate of such Change’s effects on the Schedule. Landlord shall have five (5) business days after receipt of such information from Tenant to (a) in the case of a Tenant-initiated Change
Request, approve or reject such Change Request in writing, or (b) in the case of a Landlord-initiated Change Request, notify Tenant in writing of Landlord’s decision either to proceed with or abandon the Landlord-initiated Change Request.

 2.5. Quality Control Program; Coordination. Tenant shall provide Landlord with information regarding the following (together, the
“QCP”): (a) Tenant’s general contractor’s quality control program and (b) evidence of subsequent monitoring and action plans. The QCP shall be subject to Landlord’s reasonable review and approval and shall
specifically address the Tenant Improvements. Tenant shall ensure that the QCP is regularly implemented on a scheduled basis and shall provide Landlord with reasonable prior notice and access to attend all inspections and meetings between Tenant and
its general contractor. At the conclusion of the Tenant Improvements, Tenant shall deliver the quality control log to Landlord, which shall include all records of quality control meetings and testing and of inspections held in the field, including
inspections relating to concrete, steel roofing, piping pressure testing and system commissioning. 
 3. Completion of Tenant
Improvements. Tenant, at its sole cost and expense (except for the TI Allowance), shall perform and complete the Tenant Improvements in all respects (a) in substantial conformance with the Approved Plans, (b) otherwise in compliance
with provisions of the Lease and this Work Letter and (c) in accordance with Applicable Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers (to the extent Landlord provides its
insurance carriers’ requirements to Tenant) and the board of fire underwriters having jurisdiction over the Premises. The Tenant Improvements shall be deemed completed at such time as Tenant shall furnish to Landlord (t) evidence
satisfactory to Landlord that (i) all Tenant Improvements have been completed and paid for in full (which shall be evidenced by the architect’s certificate of completion and the general contractor’s and each subcontractor’s and
material supplier’s final unconditional waivers and releases of liens, each in a form acceptable to Landlord and complying with Applicable Laws, and a Certificate of Substantial Completion in the form of the American Institute of Architects
document G704, executed by the project architect and the general contractor, together with a statutory notice of substantial completion from the general contractor), (ii) all Tenant Improvements have been accepted by Landlord, (iii) any and all
liens related to the Tenant Improvements have either been discharged of record (by payment, bond, 

  
 B-4 

 
order of a court of competent jurisdiction or otherwise) or waived by the party filing such lien and (iv) no security interests relating to the Tenant Improvements are outstanding,
(u) all certifications and approvals with respect to the Tenant Improvements that may be required from any Governmental Authority and any board of fire underwriters or similar body for the use and occupancy of the Premises (including a
certificate of occupancy for the Premises for the Permitted Use), (v) certificates of insurance required by the Lease to be purchased and maintained by Tenant, (w) an affidavit from Tenant’s architect certifying that all work performed in,
on or about the Premises is in accordance with the Approved Plans, (x) a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or affected mechanical, electrical and
plumbing systems (which report Landlord may hire a licensed, qualified commissioning agent to peer review, and whose reasonable recommendations Tenant’s commissioning agent shall perform and incorporate into a revised report) and (y) such
other “close out” materials as Landlord reasonably requests consistent with Landlord’s own requirements for its contractors, such as copies of manufacturers’ warranties, operation and maintenance manuals and the like. In
addition, Tenant, at its sole cost and expense, shall deliver complete “as built” drawing print sets, project specifications and shop drawings and electronic CADD files on disc (showing the Tenant Improvements as an overlay on the Building
“as built” plans, provided that Landlord provides the Building “as-built” plans provided to Tenant) of all contract documents for work performed by Tenant’s architect and
engineers in relation to the Tenant Improvements within thirty (30) days after Substantial Completion of the Tenant Improvements. 
 4.
Insurance. 
 4.1. Property Insurance. At all times during the period beginning with commencement of construction of the
Tenant Improvements and ending with final completion of the Tenant Improvements, Tenant shall maintain, or cause to be maintained (in addition to the insurance required of Tenant pursuant to the Lease), property insurance insuring Landlord and the
Landlord Parties, as their interests may appear. Such policy shall, on a completed values basis for the full insurable value at all times, insure against loss or damage by fire, vandalism and malicious mischief and other such risks as are
customarily covered by the so-called “broad form extended coverage endorsement” upon all Tenant Improvements and the general contractor’s and any subcontractors’ machinery, tools and
equipment, all while each forms a part of, or is contained in, the Tenant Improvements or any temporary structures on the Premises, or is adjacent thereto; provided that, for the avoidance of doubt, insurance coverage with respect to the
general contractor’s and any subcontractors’ machinery, tools and equipment shall be carried on a primary basis by such general contractor or the applicable subcontractor(s). Tenant agrees to pay any deductible, and Landlord is not
responsible for any deductible, for a claim under such insurance. Such property insurance shall contain an express waiver of any right of subrogation by the insurer against Landlord and the Landlord Parties, and shall name Landlord and its
affiliates as loss payees as their interests may appear. 
 4.2. Workers’ Compensation Insurance. At all times during the period
of construction of the Tenant Improvements, Tenant shall, or shall cause its contractors or subcontractors to, maintain statutory workers’ compensation insurance as required by Applicable Laws. 

  
 B-5 

 5. Liability. Tenant assumes sole responsibility and liability for any and all injuries or the death
of any persons, including Tenant’s contractors and subcontractors and their respective employees, agents and invitees, and for any and all damages to property caused by, resulting from or arising out of any act or omission on the part of
Tenant, Tenant’s contractors or subcontractors, or their respective employees, agents and invitees in the prosecution of the Tenant Improvements. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably
acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against all Claims due to, because of or arising out of any and all such injuries, death or damage, whether real or alleged, and Tenant and Tenant’s contractors and
subcontractors shall assume and defend at their sole cost and expense all such Claims; provided, however, that nothing contained in this Work Letter shall be deemed to indemnify or otherwise hold Landlord harmless from or against
liability caused by Landlord’s negligence or willful misconduct. Any deficiency in design or construction of the Tenant Improvements shall be solely the responsibility of Tenant, notwithstanding the fact that Landlord may have approved of the
same in writing. 
 6. TI Allowance. 

6.1. Application of TI Allowance. Landlord shall contribute the TI Allowance toward the costs and expenses incurred in connection with
the performance of the Tenant Improvements, in accordance with Article 4 of the Lease. If the entire TI Allowance is not applied toward or reserved for the costs of the Tenant Improvements, then Tenant shall not be entitled to a credit of
such unused portion of the TI Allowance. Tenant may apply the TI Allowance for the payment of construction and other costs in accordance with the terms and provisions of the Lease. 

6.2. Approval of Budget for the Tenant Improvements. Notwithstanding anything to the contrary set forth elsewhere in this Work Letter
or the Lease, Landlord shall not have any obligation to expend any portion of the TI Allowance until Landlord and Tenant shall have approved in writing the budget for the Tenant Improvements (the “Approved Budget”). Prior to
Landlord’s approval of the Approved Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Tenant Improvements as they become due. Landlord shall not be obligated to reimburse Tenant for costs or expenses
relating to the Tenant Improvements that exceed the amount of the TI Allowance. Landlord shall not unreasonably withhold, condition or delay its approval of any budget for Tenant Improvements that is proposed by Tenant. 

6.3. Fund Requests. Upon submission by Tenant to Landlord of (a) a statement (a
“Fund Request”) setting forth the total amount of the TI Allowance requested, (b) a summary of the Tenant Improvements performed using AIA standard form Application for Payment (G 702) executed by the general
contractor and by the architect, (c) invoices from the general contractor, the architect, and any subcontractors, material suppliers and other parties requesting payment with respect to the amount of the TI Allowance then being requested, and
except with respect to the final Fund Request, conditional lien releases from the general contractor and each subcontractor and material supplier with respect to the Tenant Improvements performed that correspond to the Fund Request, each in a form
acceptable to Landlord and complying with Applicable Laws, then Landlord shall, within thirty (30) days following receipt by Landlord of a Fund Request and the accompanying materials required by this Section, pay to (as elected by Landlord) the
applicable contractors, subcontractors and material suppliers or Tenant (for reimbursement for payments made by Tenant to such contractors, subcontractors or material suppliers either prior to Landlord’s

  
 B-6 

 
approval of the Approved TI Budget or as a result of Tenant’s decision to pay for the Tenant Improvements itself and later seek reimbursement from Landlord in the form of one lump sum
payment in accordance with the Lease and this Work Letter), the amount of Tenant Improvement costs set forth in such Fund Request; provided, however, that Landlord shall not be obligated to make any payments under this Section until the
budget for the Tenant Improvements is approved in accordance with Section 6.2, and any Fund Request under this Section shall be subject to the payment limits set forth in Section 6.2 above and
Article 4 of the Lease. Notwithstanding anything in this Section to the contrary, Tenant shall not submit a Fund Request more often than every thirty (30) days. Any additional Fund Requests submitted by Tenant shall be void and of no
force or effect. 
 6.4. Accrual Information. In addition to the other requirements of this Section 6,
Tenant shall, no later than the second (2nd) business day of each month until the Tenant Improvements are complete, provide Landlord with an estimate of (a) the percentage of design and other soft cost work that has been completed,
(b) design and other soft costs spent through the end of the previous month, both from commencement of the Tenant Improvements and solely for the previous month, (c) the percentage of construction and other hard cost work that has been
completed, (d) construction and other hard costs spent through the end of the previous month, both from commencement of the Tenant Improvements and solely for the previous month, and (e) the date of Substantial Completion of the Tenant
Improvements. 
 7. Miscellaneous. 

7.1. Incorporation of Lease Provisions. Sections 40.6 through 40.19 of the Lease are incorporated into this Work Letter
by reference, and shall apply to this Work Letter in the same way that they apply to the Lease. 
 7.2. General. Except as otherwise
set forth in the Lease or this Work Letter, this Work Letter shall not apply to improvements performed in any additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any
portion of the Premises or any additions to the Premises in the event of a renewal or extension of the original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly
provides that such additional premises are to be delivered to Tenant in the same condition as the initial Premises. 
 [REMAINDER OF THIS
PAGE INTENTIONALLY LEFT BLANK] 

  
 B-7 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter as a sealed
Massachusetts instrument to be effective on the date first above written. 
  

			
	BMR-HAMPSHIRE LLC, 

	a Delaware limited liability company
		
	By:	 	/s/ William Kane
	Name:	 	William Kane
	Title:	 	Senior Vice President East Coast Leasing

  

			
	TENANT:
	
	 ONCORUS, INC.,
 a Delaware
corporation

		
	By:	 	/s/ Mitchell Finer
	Name:	 	Mitchell Finer
	Title:	 	CEO

  
 B-8 

 EXHIBIT B-1 

TENANT WORK INSURANCE SCHEDULE 

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work to purchase and maintain such
insurance as shall protect it from the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by
Tenant or any Tenant contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable: 
 1. Claims under workers’
compensation, disability benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed. 
 2. Claims for damages
because of bodily injury, occupational sickness or disease, or death of employees under any applicable employer’s liability law. 
 3. Claims for
damages because of bodily injury, or death of any person other than Tenant’s or any Tenant contractors’ employees. 
 4. Claims for damages
insured by usual personal injury liability coverage which are sustained (a) by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other
person. 
 5. Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use
therefrom. 
 6. Claims for damages because of bodily injury or death of any person or property damage arising out of the ownership, maintenance or use of
any motor vehicle. 
 Tenant contractors’ Commercial General Liability Insurance shall include premises/operations (including
explosion, collapse and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written contracts, all including broad
form property damage coverage. 

  
 B-1-1 

 Tenant contractors’ Commercial General, Automobile, Employers and Umbrella Liability
Insurance shall be written for not less than limits of liability as follows: 
  

			
	 a. Commercial General Liability:
  

Bodily Injury and Property Damage
	  	Commercially reasonable amounts, but in any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate.
		
	 b. Commercial Automobile Liability:
  

Bodily Injury and Property Damage
	  	$1,000,000 per accident
		
	 c. Employer’s Liability:
  

Each Accident
 Disease
– Policy Limit
 Disease – Each Employee
	  	 $500,000
 $500,000

$500,000

		
	 d. Umbrella Liability:
  

Bodily Injury and Property Damage
	  	Commercially reasonable amounts (excess of coverages a, b and c above), but in any event no less than $5,000,000 per occurrence / aggregate.

 All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless different
limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice has been
given to the Landlord. Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed
operations must be maintained for the lesser of ten (10) years and the applicable statue of repose following completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s
rating of each insurer shall be A- VII. Landlord and its mortgagees shall be named as an additional insureds under Tenant contractors’ Commercial General Liability, Commercial Automobile Liability and
Umbrella Liability Insurance policies as respects liability arising from work or operations performed, or ownership, maintenance or use of autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of
subrogation with respect to any claims covered or that should have been covered by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder. 

If any contractor’s work involves the handling or removal of asbestos (as determined by Landlord in its sole and absolute discretion), such contractor
shall also carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage, including physical injury to or destruction of tangible
property (including the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses
incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of
smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted,
provided the policy retroactive date is continuously maintained prior to the Term Commencement Date, and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of
not less than $1,000,000 per incident with a $2,000,000 policy aggregate. 

  
 B-1-2 

 EXHIBIT B-2 

LANDLORD’S WORK 

 50 Hampshire Street 

Core-Shell Lab Upgrade 

LANDLORD WORK 
  

	1)	 Architectural 

 

	 	a)	 New lab waste and chemical storage control rooms on first floor adjacent to loading dock and freight elevator,
respectively 

  

	2)	 Structural  

 

	 	a)	 As required to support base building MEP scope of work outlined in this document. 

 

	3)	 Fire Protection  

 

	 	a)	 Existing fire protection to remain 

 

	 	b)	 Reworking of on-floor, tenant specific branch lines and sprinkler heads
excluded 

  

	4)	 Plumbing 

 

	 	a)	 Existing plumbing systems will remain with the following exceptions: 

 

	 	i)	 Install lab waste treatment system and vertical distribution risers to serve entire building.

  

	 	ii)	 Install shared reverse osmosis, compressed air, tempered water,
non-potable hot water, and VAC systems with vertical distribution risers to serve entire building 

  

	 	iii)	 On-floor, tenant-specific horizontal distribution excluded

  

	5)	 HVAC  

  

	 	a)	 One (1) new 100 % Outside Air AHU providing twenty-two
thousand (22,000) cfm to lab spaces on 8th and 9th floors 

 

	 	b)	 One (1) new 100 % Outside Air AHU providing eleven thousand (11,000) cfm to lab spaces on 4th floor 

  

	 	c)	 One (1) new central lab exhaust with heat recovery, providing thirty-three thousand (33,000) cfm from two
(2) 16,500 cfm high-plume fans 

  

	 	d)	 Hot water (HW) system including two (2) new boilers 

 

	 	e)	 Chilled water (CHW) system including 300 ton air-cooled water chiller
with glycol loop, providing supplemental cooling and year-round free cooling option. CHW will be distributed via base building riser to floors with tenant able to access proportionate share of residual CHW. 

 

	 	f)	 On-floor tenant specific FCU’s, HW distribution, and CHW
distribution excluded 

  

	 	g)	 Vertical ductwork distribution for supply and exhaust air included; vertical ductwork distribution serving
tenant-specific program excluded 

  

	 	h)	 On-floor horizontal ductwork distribution for supply and exhaust air
excluded 

  

	6)	 Electrical  

 

	 	a)	 Existing main building switchgear to remain 

 

	 	b)	 New electrical to support base building MEP scope of work outlined in this document 

 

	 	c)	 180 KVA gas-fired generator for tenant
stand-by power 

  

	 	d)	 Tenant specific distribution from main switchgear excluded 

 

	 	e)	 Tel/data and security excluded 

 

	 	f)	 Tenant specific automatic transfer switches (ATS) excluded 

 EXHIBIT C-1 

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE 

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE is entered into as of
[             ], 20[     ], with reference to that certain Lease (the “Lease”) dated as of [     ], 20[__], by
ONCORUS, INC., a Delaware corporation (“Tenant”), in favor of BMR HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”). All capitalized terms used herein without definition shall have the meanings
ascribed to them in the Lease. 
 Tenant hereby confirms the following: 

1. Landlord’s Work was Substantially Complete on [             ],
20[    ]. 
 2. The Premises are in good order, condition and repair. 

3. All conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the Lease have been satisfied, and Landlord has
fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises, except [             ]. 

4. In accordance with the provisions of Article 4 of the Lease, the Term Commencement Date is
[             ], 20[    ]. 
 5. The Lease is in full force
and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except [                 ]]. 

6. Tenant has no existing defenses against the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by
Tenant. 
 7. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of the rents thereunder or
sublease of the Premises or any portion thereof. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 C-1-1 

 IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Term Commencement Date as of
the date first written above. 
  

			
	TENANT:
	
	 ONCORUS, INC.,
 a Delaware
corporation

			
		
	By:	 	 

			
	Name:	 	 

			
	Title:	 	 

  
 C-1-2 

 EXHIBIT C-2 

ACKNOWLEDGEMENT OF RENT COMMENCEMENT DATE AND 

TERM EXPIRATION DATE 

THIS ACKNOWLEDGEMENT OF RENT COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of
[             ], 20[     ], with reference to that certain Lease (the “Lease”) dated as of
[         ], 20[     ], by ONCORUS, INC., a Delaware corporation (“Tenant”), in favor of BMR-HAMPSHIRE LLC, a Delaware
limited liability company (“Landlord”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease. 

Tenant hereby confirms the following: 
 1. In
accordance with the provisions of Article 4 of the Lease, the Rent Commencement Date is [         ], 20[     ], and, unless the Lease is terminated prior to the Term
Expiration Date pursuant to its terms, the Term Expiration Date shall be [         ], 20[     ]. 

2. The Lease is in full force and effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except
[                 ]]. 
 3. Tenant has no existing defenses against
the enforcement of the Lease by Landlord, and there exist no offsets or credits against Rent owed or to be owed by Tenant. 
 4. The obligation to pay Rent
is presently in effect and all Rent obligations on the part of Tenant under the Lease commenced to accrue on [             ], 20[     ], with Base Rent
payable on the dates and amounts set forth in the chart below: 
  

																	
	 Dates
	  	Square Feet of
Rentable Area	 	  	Base Rent per Square
Foot of Rentable Area	 	  	Monthly Base
Rent	 	  	Annual Base
Rent	 
	 Rent Commencement Date — First (1st)
Anniversary of the Rent Commencement Date
	  	 	17,586	 	  	$	75.00 annually	 	  	$	109,912.50	 	  	$	1,318,950	 

 5. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of the rents
thereunder or sublease of the Premises or any portion thereof. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 C-2-1 

 IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Rent Commencement Date and
Term Expiration Date as of the date first written above. 
  

			
	TENANT:
	
	 ONCORUS, INC.,
 a Delaware
corporation

			
		
	By:	 	 

			
	Name:	 	 

			
	Title:	 	 

  
 C-2-2 

 EXHIBIT D 

PLAN OF LAB AND OFFICE ZONES 

 

 

 EXHIBIT E 

DEFINITION OF OBSOLETE EQUIPMENT 

Obsolete equipment shall mean: 
  

	 	•	 	 The equipment is outdated, such that it is not reasonable to continue investing in it; 

 

	 	•	 	 The equipment is no longer supported by the manufacturer; 

 

	 	•	 	 Component or compatible parts of the equipment are no longer available; 

 

	 	•	 	 The equipment is no longer compatible with other equipment in the Building; 

 

	 	•	 	 The cost to replace the equipment is equal to or less than the cost to repair the equipment;

  

	 	•	 	 The equipment poses a safety risk; and/or 

 

	 	•	 	 The equipment no longer meets local/state/national guidelines. 

  
 E-1 

 EXHIBIT F 

FORM OF LETTER OF CREDIT 

[On letterhead or L/C letterhead of Issuer] 

LETTER OF CREDIT 
 Date:
             , 20      
  

							
	 	 	(the “Beneficiary”)	  	
	 	 	 	 		  	
	 	 	 	 		  	
	Attention:	 	 	 		  	
	L/C. No.:	 	 	 		  	
	Loan No.:	 	 	 		  	

 Ladies and Gentlemen: 

We establish in favor of Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the
“L/C”) for an aggregate amount of $                 , expiring at         :00 p.m. on
            or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the “Expiry Date”).
“Banking Day” means a weekday except a weekday when commercial banks in                          are
authorized or required to close. 
 We authorize Beneficiary to draw on us (the “Issuer”) for the account of
                 (the “Account Party”), under the terms and conditions of this L/C. 

Funds under this L/C are available by presenting the following documentation (the “Drawing Documentation”): (a) the original
L/C and (b) a sight draft substantially in the form of Attachment 1. with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required. 

Drawing Documentation must be presented at Issuer’s office at
                 on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be effective upon
electronic confirmation of transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver the original
Drawing Documentation by any other means. Issuer will on request issue a receipt for Drawing Documentation. 
 We agree, irrevocably, and
irrespective of any claim by any other person, to honor drafts drawn under and in conformity with this L/C, within the maximum amount of this L/C, presented to us on or before the Expiry Date, provided we also receive (on or before the Expiry
Date) any other Drawing Documentation this L/C requires. 

  
 F-1 

 We shall pay this L/C only from our own funds by check or wire transfer, in compliance with
the Drawing Documentation. 
 If Beneficiary presents proper Drawing Documentation to us on or before the Expiry Date, then we shall pay
under this L/C at or before the following time (the “Payment Deadline”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and (b) otherwise, the close of the next Banking Day.
We waive any right to delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds for our determination, within one Banking Day after the
Payment Deadline. 
 Partial drawings are permitted. This L/C shall, except to the extent reduced thereby, survive any partial drawings.

 We shall have no duty or right to inquire into the validity of or basis for any draw under this L/C or any Drawing Documentation. We
waive any defense based on fraud or any claim of fraud. 
 The Expiry Date shall automatically be extended by one year (but never beyond
             (the “Outside Date”)) unless, on or before the date 90 days before any Expiry Date, we have given Beneficiary notice that the Expiry Date shall
not be so extended (a “Nonrenewal Notice”). We shall promptly upon request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an amendment is not required for the
extension to be effective. We need not give any notice of the Outside Date. 
 Beneficiary may from time to time without charge transfer
this L/C, in whole but not in part, to any transferee (the “Transferee”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition to any such transfer.
Beneficiary or Transferee shall consummate such transfer by delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Attachment 2, purportedly signed by Beneficiary, and designating Transferee. Issuer
shall promptly reissue or amend this L/C in favor of Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary. Issuer expressly consents to
any transfers made from time to time in compliance with this paragraph. 
 Any notice to Beneficiary shall be in writing and delivered by
hand with receipt acknowledged or by overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such notice shall also be
delivered, as a condition to the effectiveness of such notice, to:              (or such replacement as Beneficiary designates from time to time by written notice). 

No amendment that adversely affects Beneficiary shall be effective without Beneficiary’s written consent. 

  
 F-2 

 This L/C is subject to and incorporates by reference: (a) the International Standby
Practices 98 (“ISP 98”); and (b) to the extent not inconsistent with ISP 98, Article 5 of the Uniform Commercial Code of the State of New York. 

Very truly yours, 
 [Issuer
Signature] 

  
 F-3 

 ATTACHMENT 1 TO EXHIBIT F 

FORM OF SIGHT DRAFT 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of Issuer] 

SIGHT DRAFT 
 AT SIGHT, pay to the Order
of                          , the sum of
                         United States Dollars ($
                        ). Drawn under [Issuer] Letter of Credit No.
                         dated
                                . 

[Issuer is hereby directed to pay the proceeds of this Sight Draft solely to the following account:
                        .] 

[Name and signature block, with signature or purported signature of Beneficiary] 

Date:                      

  
 F-1-1 

 ATTACHMENT 2 TO EXHIBIT F 

FORM OF TRANSFER NOTICE 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of Issuer] (the “Issuer”) 

TRANSFER NOTICE 
 By signing below, the
undersigned, Beneficiary (the “Beneficiary”) under Issuer’s Letter of Credit No.                  dated
                 (the “L/C”), transfers the L/C to the following transferee (the “Transferee”): 

[Transferee Name and Address] 
 The original L/C is enclosed.
Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary. Beneficiary represents and warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer,
assignment, or encumbrance remains in effect. 
 [Name and signature block, with signature or purported signature of Beneficiary] 

Date:                      ] 

  
 F-2-1 

 EXHIBIT G-1 

RULES AND REGULATIONS 

NOTHING IN THESE RULES AND REGULATIONS (“RULES AND REGULATIONS”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A
CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL. 
 1. No Tenant Party shall encumber or obstruct the
common entrances, lobbies, elevators, sidewalks and stairways of the Building(s) or the Project or use them for any purposes other than ingress or egress to and from the Building(s) or the Project. 

2. Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the
outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule.

 3. If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or other similar objects attached to or used in connection
with any window or door of the Premises or placed on any windowsill, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen, hanging plant or other object is not
included in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

4. Deliveries shall be made no earlier than 7 a.m. and no later than 6 p.m. and are subject to local municipal noise ordinances. No deliveries shall be made
that impede or interfere with other tenants in or the operation of the Project. Movement of furniture, office equipment or any other large or bulky material(s) through the Common Area shall be restricted to such hours as Landlord may designate and
shall be subject to reasonable restrictions that Landlord may impose 
 5. Tenant shall not place a load upon any floor of the Premises that exceeds the
load per square foot that (a) such floor was designed to carry or (b) is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building(s) to such a degree as to
be objectionable to other tenants shall be placed and maintained by Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to
Landlord and the affected tenants of the Project. 
 6. Tenant shall not use any method of HVAC other than that approved in writing by Landlord or present
at the Project and serving the Premises as of the Execution Date. 
 7. Tenant shall not install any radio, television or other antennae; cell or other
communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the Project or
elsewhere. 

  
 G-1-1 

 8. Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or
around the Project (other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party. 

9. Tenant shall store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by Landlord outside of
the Premises, including a dumpster at the loading dock for the disposal of trash and garbage other than Hazardous Materials, which dumpster shall be supplied by Landlord subject to Force Majeure (the “Dumpster”). Tenant shall not
place in any such receptacle any material that cannot be disposed of in the ordinary and customary manner of trash or garbage disposal. Any Hazardous Materials transported through Common Area shall be held in secondary containment devices. With the
exception of items placed in the Dumpster, Tenant shall be responsible, at its sole cost and expense, for Tenant’s removal of its trash, garbage and Hazardous Materials. Tenant is encouraged to participate in the waste removal and recycling
program in place at the Project. 
 10. The Premises shall not be used for lodging or for any improper or unlawful purpose. No cooking shall be done or
permitted in the Premises; provided, however, that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for
brewing coffee, tea, hot chocolate and similar beverages, (b) microwave ovens for employees’ use and (c) equipment shown on plans approved by Landlord; provided, further, that any such equipment and microwave ovens are used in
accordance with Applicable Laws. 
 11. Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in connection
with or in promoting or advertising Tenant’s business except as Tenant’s address. 
 12. Tenant shall comply with all safety, fire protection and
evacuation procedures and regulations established by Landlord or any Governmental Authority. 
 13. Tenant assumes any and all responsibility for protecting
the Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed. 
 14.
Tenant shall not modify any locks to the Premises without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar
devices for locks to the Premises. 
 15. Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

16. Tenant shall not permit any animals in the Project, other than for service animals or for use in laboratory experiments. 

17. Bicycles shall not be taken into the Building(s) (including the elevators and stairways of the Building) except into areas designated by Landlord. 

  
 G-1-2 

 18. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than
those for which they were constructed, and no sweepings, rubbish, rags or other substances shall be deposited therein. 
 19. Discharge of industrial sewage
shall only be permitted if Tenant, at its sole expense, first obtains all necessary permits and licenses therefor from all applicable Governmental Authorities. 

20. Smoking is prohibited at the Project. 
 21. The
Project’s hours of operation are currently 24 hours a day, seven days a week, except that the Fitness Center is available for use by authorized employees of Tenant between the hours of 5:00 am and 8:00 pm, Monday through Friday (excluding any non-business days that fall during such 5-day period). 
 22. Tenant shall comply
with all orders, requirements and conditions now or hereafter imposed by Applicable Laws or Landlord (“Waste Regulations”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash
generated by Tenant (collectively, “Waste Products”), including (without limitation) the separation of Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any
collection schedules prescribed by Waste Regulations. 
 23. Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on
a monthly basis to Landlord’s reasonable satisfaction and shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to
Landlord, and to be treated against infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project for the purpose of providing such
extermination services, unless such persons have been approved by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in a cold
box or similar facility. 
 24. If Tenant desires to use any portion of the Common Area for a Tenant-related event, Tenant must notify Landlord in writing
at least thirty (30) days prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed.
Notwithstanding anything in this Lease or the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the event, and shall promptly pick up
any litter and report any property damage to Landlord related to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease. 

Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by
Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project, including
Tenant. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms covenants, agreements and conditions of the Lease. 

  
 G-1-3 

 
Landlord reserves the right to make such other and reasonable additional rules and regulations as, in its judgment, may from time to time be needed for safety and security, the care and
cleanliness of the Project, or the preservation of good order therein; provided, however, that Tenant shall not be obligated to adhere to such additional rules or regulations until Landlord has provided Tenant with written notice thereof.
Tenant agrees to abide by these Rules and Regulations and any such additional rules and regulations issued or adopted by Landlord. Tenant shall be responsible for the observance of these Rules and Regulations by all Tenant Parties. 

  
 G-1-4 

 ATTACHMENT 1 TO EXHIBIT G-1 

REQUEST FOR USE OF COMMON AREA 

REQUEST FOR USE OF COMMON AREA 
  

			
		
	Date of Request:	 	 

			
		
	Landlord/Owner:	 	 

			
		
	Tenant/Requestor:	 	 

			
		
	Property Location:	 	 

			
		
	Event Description:	 	 
		
	 	 	 
		
	 	 	 

			
		
	  

Proposed Plan for Security & Cleaning:
	 	 

			
		
	 	 	 
		
	 	 	 

			
		
	Date of Event:	 	 

			
		
	Hours of Event: (to include set-up and take down):	 	 

			
		
	Location at Property (see attached map):	 	 

			
		
	Number of Attendees:	 	 

 Open to the
Public?        [             ] YES
                [            ] NO 

Food and/or Beverages?            [
            ] YES
                [            ] NO 

If YES: 
  

	 	•	 	 Will food be prepared on site?
        [            ] YES        
[            ] NO 

  

	 	•	 	 Please describe:
                                         
                                         
                                         
                                         
                 

  

	 	•	 	 Will alcohol be served?
        [            ] YES        
[            ] NO 

  

	 	•	 	 Please
describe:                                       
                                         
                                         
                                         
                   

  

	 	•	 	 Will attendees be charged for alcohol?
        [            ] YES        
[            ] NO 

  
 G-1-5 

	 	•	 	 Is alcohol license or permit required?        
[            ] YES
                [            ] NO 

 

	 	•	 	 Does caterer have alcohol license or permit: [    ]  YES 
[                 ] NO  N/A [       ] 

Other Amenities (tent, booths, band, food trucks, bounce house, etc.):
                                         
                                         
                               

 

                          
                                         
                                         
                                         
                                         
                                   

 

                          
                                         
                                         
                                         
                                         
                                   

Other Event Details or Special Circumstances:
                                         
                                         
                                         
                          
  

                          
                                         
                                         
                                         
                                         
                                   

 

                          
                                         
                                         
                                         
                                         
                                   

 

                          
                                         
                                         
                                         
                                         
                                   

 

                          
                                         
                                         
                                         
                                         
                                   

The undersigned certifies that the foregoing is true, accurate and complete and he/she is duly authorized to sign and submit this request on behalf of the
Tenant/Requestor named above. 
  

			
	 [INSERT NAME OF TENANTIREQUESTOR]

 

			
	 By:
	 	 

			
	 Name:
	 	 

			
	 Title:
	 	 

			
	 Date:
	 	 

  
 G-1-6 

 EXHIBIT G-2 

CONTRACTOR RULES AND REGULATIONS 

Address: 50 Hampshire Street, Cambridge, MA 

Entity: BMR-Hampshire LLC 

Insurance Requirements: 
  

	 	•	 	 Certificates of insurance, as detailed below, must be submitted to Building Operations before any work is
started. 

  

	 	•	 	 All policies (except for Worker’s Compensation Coverage) shall be endorsed to name the entities listed on
Schedule C “Owner Entities”, their subsidiaries, officers, agents and employees and any Owner Entity specified by Owner, as additional insured as respects to the work being performed at the property. The endorsement shall further provide
that additional insureds shall not be affected by any breach by the Contractor of any provision of said policy. 

  

	 	•	 	 All policies of insurance shall be primary and non-contributory and shall
be with an insurance company with a current A.M. Best Rating of A-VIII or better; and licensed to do business in the Commonwealth of Massachusetts. 

 

	 	•	 	 All policies shall contain a minimum of 30 days’ notice of cancellation. 

 

	 	•	 	 Contractor shall furnish certificates of insurance prior to the start of the work and provide renewal
certificates within 60 days prior to the expiration of the policies. 

  

	 	•	 	 All insurance policies shall include a clause stating that each underwriter will waive all rights of recovery,
under subrogation or otherwise, against the Owner Entities. Contractor shall provide a copy of the endorsement to the worker’s compensation policy stating that a waiver has been granted in favor of the Owner Entities. 

 

	 	•	 	 Listed below are the required standard policy coverage and limits. 

 

					
	 A. Workers’ Compensation
	  	 	Statutory limits	 
	 B. Employers’ Liability
	  	 	$       1,000,000	 
	 C. Commercial General Liability including Contractual Liability on a per location
basis:
	  

	 General Aggregate
	  	 	$       2,000,000	 
	 Products/Completed Operations Aggregate
	  	 	$       2,000,000	 
	 Each Occurrence
	  	 	$       1,000,000	 
	 Personal & Advertising Injury
	  	 	$       1,000,000	 
	 Medical Payments (per person)
	  	 	$              5,000	 
	 Evidence of Products/Completed Operations coverage must be shown for a minimum of two years
following completion of work.
	  			
	 D. Automobile Liability
	  	$	1,000,000	 
	 E. Umbrella/Excess Liability:
	  

	 General Aggregate
	  	$	5,000,000	 
	 Each Occurrence
	  	$	5,000,000	 
	 F. Pollution Liability (Landlord may waive this at its sole discretion)
	  	$	2,000,000	 

  
 G-2-1 

	 	•	 	 Contractor shall ensure that all sub-contractors and sub-sub-contractors also maintain the same insurance requirements and coverage as contained above, including naming the additional insured on their respective liability
policies. 

 Security 
  

	 	•	 	 Contractors are responsible for securing all their equipment and materials. 

 

	 	•	 	 Access cards will be given to the site supervisor for the use of the subcontractors. Site Super will be
responsible for returning access cards to BioMed at the completion of the job. 

  

	 	•	 	 All contractors are to enter and exit the building via the rear entrance or loading dock. 

 

	 	•	 	 Site Security Hours: 

  

	 	•	 	 Monday-Friday 6:00am-11:00pm 

 

	 	•	 	 Weekend hours to be determined 

Safety Procedures 
 Contractors shall comply with all
safety standards that include, but are not limited to, federal, state, local, OSHA, NFPA regulations or codes. 
  

	 	•	 	 Contractor shall take all necessary precautions to safeguard all contractor personnel and the public from
accident and to preserve all private and public property. 

  

	 	•	 	 Contractor will perform no overhead work where, as a result of that work, there is a possibility of objects
falling, striking and/or causing injury to any person. Where necessary or required, Contractor shall provide nets, tarpaulins, scaffolds, and warning signs for the protection of personnel and equipment. Contractor may be required to schedule such
work to avoid work disruptions and minimize risks of injury. 

  
 G-2-2 

	 	•	 	 Where tarpaulins are required for protection against hot slag, dust, paint drippings, or as temporary barriers,
they shall be furnished by Contractor, be flame resistant, and in good condition. 

  

	 	•	 	 Contractor shall be responsible for the installation of scaffolds where necessary or required to the performance
of the work. Contractor shall ensure compliance with all appropriate safety regulations. 

  

	 	•	 	 Contractor shall furnish all necessary or required safety warning signs, barriers, or barricades.

 Hot Work Operations 
  

	 	•	 	 All contractors performing operations defined as “hot works” shall comply with all applicable laws,
rules and regulations, and with BioMed Realty Trust’s regulations, policies, permitting procedures, and safety precautions. 

  

	 	•	 	 The term “hot works” is used to describe any construction, maintenance or repair operation that
involves open flame or produces heat or sparks. These operations include burning, cutting, grinding, welding, soldering, thawing pipe, or torch-applied roofing. 

 

	 	•	 	 Obtain a copy of the “Regulations for Hot Work Operations” from Building Operations for more detailed
information. 

 Fire Alarm System Impairments 
  

	 	•	 	 The property maintains specific contractors for fire alarm inspection, testing, maintenance, and installation,
and only their representatives are authorized to disarm, relocate, or install fire alarm devices necessary for construction work. 

  

	 	•	 	 All fire alarm devices are electronically supervised to prevent tampering. 

 

	 	•	 	 Contractor shall conduct pre-work inspections of all potential work areas
to identify the presence of any smoke detectors, sprinklers, heat sensors or other devices, and inform/train his employees in procedures to avoid striking devices, causing vibrations, or creating smoke, dust or other airborne particles which may
activate fire protection devices and automatically summon the local fire department. 

  

	 	•	 	 Any Contractor who causes a false alarm by not following procedures will be assessed a fee of $500.00 per
false alarm. 

  

	 	•	 	 Contractor is required to notify Building Operations in writing with 24 hours advance notice to deactivate fire
alarm devices and three days advance notice is required to relocate a device. The tenant shall be charged a fee to disable and restore the system daily, as well as to relocate any devices. Therefore, contractor must ensure that the tenant is
aware of, and has approved the cost associated with these requests. 

  

	 	•	 	 For long-term construction work, all smoke detectors may be changed to heat detectors at the discretion of
Building Operation’s Loss Control Coordinator, and with approval of the local fire department where necessary. 

  
 G-2-3 

	 	•	 	 Bagging or covering of initiating devices is not allowed (unless this is the standard practice for the property
and specific loss control procedures have been implemented by Building Operations). 

  

	 	•	 	 The Master Box will not be disarmed at any time during normal work hours, unless under the specific direction of
the local fire department. 

  

	 	•	 	 If Master Box is required to be disabled, the tenant or tenant’s contractor will be charged for any and all
costs. 

 Sprinkler System Impairments 
  

	 	•	 	 Sprinkler protection shall be maintained active wherever feasible. 

 

	 	•	 	 All sprinkler valves are electronically supervised to prevent tampering. 

Hazardous or Controlled Materials 
  

	 	•	 	 Prior to the commencement of any work, contractor shall furnish Building Operations with a list of all hazardous
or controlled materials intended for use or necessary to the completion of his/her contractual tasks. 

  

	 	•	 	 All properties have the potential for containing hazardous materials. Specific information regarding individual
locations may be obtained by contacting Property Management. Property Management will furnish contractor with information applicable to each of its work areas upon request. 

 

	 	•	 	 It is the responsibility of the contractor to provide his/her employees with information, training, and essential
safety equipment relative to hazardous or controlled materials in these work areas at the time of their initial assignment and/or whenever a new hazard is introduced into their work area. 

 

	 	•	 	 Contractor and its sub-contractors shall be responsible for compliance
with applicable federal, state, and local laws, ordinances, and regulations applicable to the use, storage, and disposal of hazardous materials as defined in applicable federal, state, and local laws, ordinances, rules, and regulations. Obtain a
copy of the “Regulations for Hazardous or Controlled Materials” from Building Operations for more detailed information. 

Workers and Workmanship 
  

	 	•	 	 Contractor’s work shall be performed in a thorough, first-class, and workmanlike manner.

  

	 	•	 	 Contractors, their employees, sub-contractors, and agents are prohibited
from consuming or being under the influence of alcohol or any intoxicant while working on property (including Tenant’s premises, eating areas, or vehicles parked on property). 

 

	 	•	 	 Workers shall dress and act appropriately for work in an occupied building.
T-shirts or hats with unacceptable logos will not be worn. 

  
 G-2-4 

	 	•	 	 Workers shall not loiter or eat in the main entrances of the building, including loading dock areas and Lobbies.

  

	 	•	 	 Workers shall use the assigned elevators and toilets. 

 

	 	•	 	 All interior areas at the property are non-smoking work environments.
Smoking is discouraged but will only be allowed in exterior designated areas. 

  

	 	•	 	 No radios, televisions, CD players or other noise generating media devices will be allowed within the building
including tenant spaces, common areas of the building or vacant floor areas. 

  

	 	•	 	 Security reserves the right to inspect packages, athletic bags, tool boxes, brief cases and other hand carried
articles entering or leaving the property. Contractor’s tools, equipment and/or materials should be appropriately tagged, inscribed, or accompanied by an invoice. 

Housekeeping 
  

	 	•	 	 All workers are required to remove as much dust and dirt from themselves and clothing as possible before entering
the common area. 

  

	 	•	 	 Combustible materials shall not be allowed to accumulate on the site and shall be removed from the property
daily. 

  

	 	•	 	 Contractor shall contain all operations, including the storage of job materials, within the assigned areas.

  

	 	•	 	 Common areas, public corridors, service corridors, service elevator lobbies, stairwells, mechanical areas,
electrical/telephone closets, loading docks and exterior areas shall be kept clear of equipment, merchandise, fixtures, refuse and trash at all times. 

  

	 	•	 	 Contractor shall contain all water and other liquid spills resulting from contractor’s work and shall be
responsible for wiping up spills as soon as feasible during or directly after completion of the work. 

  

	 	•	 	 Place rubbish and food scraps in suitable containers and remove containers regularly from the building.

  

	 	•	 	 No plumbing fixtures may be used for cleaning brushes, tools or similar use, with the exception of a service sink
located in the janitor’s closet. However, use of the service sink for cleaning grout, mortar, concrete or other hardening agents is prohibited. Cleaning of these materials must be done off-site.

  

	 	•	 	 If Building Operations deems dirt, dust, trash, or liquid accumulation to be excessive, it is the
Contractor’s responsibility to pay for the cleanup or to provide the services to clean up the area. 

  

	 	•	 	 Contractor shall be responsible for the repair and/or replacement of any damage caused by Contractor and/or his
Subcontractors to the property. 

  

	 	•	 	 No deliveries are to come through the front entrance. All deliveries must come through the loading dock.

  

	 	•	 	 Contractor will be responsible for all costs associated with the clean-up
of elevator shafts caused by infiltration of construction dust/debris. 

  
 G-2-5 

 Business Hours 
  

	 	•	 	 6:00 am to 6:00 pm, Monday through Friday. 

 

	 	•	 	 Work done outside of these hours is considered Non-Business Hours Work
(see below). Consideration must be given to minimizing inconvenience to Tenants above, below, or adjacent to the area under construction, concerning noise, dust, or odors during these hours. Coring of a concrete floor, shooting, heavy hammering,
fire alarm testing or other activities creating loud noises or odors must be done outside of these hours, i.e. during non-business hours. 

 

	 	•	 	 In general, lights are to be turned off at the end of the work hours; appropriate night lighting is required.

 Non-Business Hours Work 

 

	 	•	 	 Notify Building Operations regarding any non-business hours or weekend
work. Access to the building will be denied without appropriate notification. 24 hours advance notice is required for non-business hour’s assistance from Security or Building Maintenance.

 Contractor Parking (Cars & Trucks) 
  

	 	•	 	 All Contractor vehicles must be parked in authorized areas. 

 

	 	•	 	 Parking in reserved areas, fire lanes, or on roadways is prohibited. 

 

	 	•	 	 Contractor’s vehicles are not to be driven on lawns, sidewalks, or landscaped areas without prior permission
and only for purposes related to performance of contract work. 

  

	 	•	 	 Improperly parked vehicles are subject to towing at Contractor’s expense 

Loading Dock Operations 
  

	 	•	 	 No parking in the loading dock 

 

	 	•	 	 Overhead door must be closed at all times except during a delivery 

 

	 	•	 	 No storage of materials at the loading dock 

 

	 	•	 	 No washing of vehicles 

 

	 	•	 	 No disposal of construction debris in trash compactor 

 

	 	•	 	 Contractor needs to provide their own trash container. Any container location needs to be approved by building
operations and will need to be removed upon trash pick-up for the base building trash compactor. 

  

	 	•	 	 No smoking 

  

	 	•	 	 No idling of trucks 

  

	 	•	 	 Do not block access to the mailroom, storage room or back hallway door 

  
 G-2-6 

 Preferred Vendors 
  

	 	•	 	 Roofing Contractor 

  

	 	•	 	 Feeley McAnespie 

  

	 	•	 	 Building Controls Contractor 

 

	 	•	 	 Johnson Controls 

  

	 	•	 	 Fire Alarm Contractor 

  

	 	•	 	 Sullivan and McLaughlin 

 

	 	•	 	 Sprinkler Contractor 

  

	 	•	 	 Sullivan and McLaughlin 

  
 G-2-7 

 EXHIBIT H 

PTDM 

  

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 EXHIBIT I 

TENANT’S PERSONAL PROPERTY 

 EXHIBIT J 

MAINTENANCE MATRIX 

  

 

 

 

 

 

 

 

 

 

 

 EXHIBIT K 

FORM OF ESTOPPEL CERTIFICATE 
  

	To:	 BMR-HAMPSHIRE LLC 

	 	 17190 Bernardo Center Drive 

	 	 San Diego, California 92128 

	 	 Attention: Vice President, Real Estate Legal 

 

	 	 BioMed Realty, L.P. 

	 	 17190 Bernardo Center Drive 

	 	 San Diego, California 92128 

 

	Re:	 [PREMISES ADDRESS] (the “Premises”) at 50 Hampshire Street, Cambridge, Massachusetts (the
“Property”) 

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

1. Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of
[             ], 20[     ]. The Lease has not been cancelled, modified, assigned, extended or amended [except as follows:
[                 ]], and there are no other agreements, written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the
Property. The lease term expires on [                 ], 20[     ]. 

2. Tenant took possession of the Premises, currently consisting of
[                 ] square feet, on [                 ],
20[     ], and commenced to pay rent on [                 ], 20[     ]. Tenant has full possession of the
Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under an assignment or sublease[, except as follows:
[                     ]]. 
 3. All base rent,
rent escalations and additional rent under the Lease have been paid through [                     ], 20[     ].
There is no prepaid rent[, except $[             ], and the amount of security deposit is
$[                 ] in the form of a letter of credit. Tenant currently has no right to any future rent abatement under the Lease. 

4. Base rent is currently payable in the amount of $[                 ]
per month. 
 5. Tenant is currently paying estimated payments of additional rent of
$[                     ] per month on account of real estate taxes, insurance, management fees and Common Area maintenance expenses. 

6. All work to be performed for Tenant under the Lease has been performed as required under the Lease and has been accepted by Tenant[, except
[                     ]], and all allowances to be paid to Tenant, including allowances for tenant improvements, moving expenses or other
items, have been paid. 
 7. To Tenant’s knowledge, the Lease is in full force and effect, free from default and free from any event that could become
a default under the Lease, and Tenant has no claims against the landlord or offsets or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of
the Lease or of the rents payable thereunder[, except [             ]]. 

  
 K-1 

 8. Tenant has no rights or options to purchase the Property. 

9. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or around the Premises
or the Project in violation of any environmental laws. 
 10. The undersigned has executed this Estoppel Certificate with the knowledge and understanding
that [INSERT NAME OF LANDLORD, PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is [acquiring the Property/making a loan secured by the Property] in reliance on this certificate and that the undersigned shall be bound by this certificate. The
statements contained herein may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], [LANDLORD], BMR-Hampshire LLC, BioMed Realty, L.P., and BRE Edison Parent L.P., and any [other] mortgagee
of the Property and their respective successors and assigns. 
 Any capitalized terms not defined herein shall have the respective meanings given in the
Lease. 
 Dated this [     ] day of [         ], 20[    
]. 
  

			
	ONCORUS, INC.,
	a Delaware corporation

			
		
	By: 	 	 

			
	Name:	 	 
	Title:	 	 

  
 K-2 

 FIRST AMENDMENT TO LEASE 

THIS FIRST AMENDMENT TO LEASE (this “Amendment”) is entered into as of this 17 day of November,
2016 (the “Execution Date”), by and between BMR-HAMPSHIRE LLC, a Delaware limited liability company (“Landlord”), and ONCORUS, INC., a Delaware corporation
(“Tenant”). 
 RECITALS 

A. WHEREAS, Landlord and Tenant are parties to that certain Lease dated as of May 10, 2016 (as the same may have been amended,
supplemented or modified from time to time, the “Existing Lease”), whereby Tenant leases certain premises (the “Premises”) from Landlord located on the fourth
(4th) floor of the building at 50 Hampshire Street in Cambridge, Middlesex County, Massachusetts (the “Building”); 

B. WHEREAS, Landlord and Tenant desire to increase the Rentable Area of the Premises by 190 square feet and make certain related changes as
set forth herein; and 
 C. WHEREAS, Landlord and Tenant desire to modify and amend the Existing Lease only in the respects and on the
conditions hereinafter stated. 
 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1. Definitions.
For purposes of this Amendment, capitalized terms shall have the meanings ascribed to them in the Existing Lease unless otherwise defined herein. The Existing Lease, as amended by this Amendment, is referred to collectively herein as the
“Lease.” From and after the date hereof, the term “Lease,” as used in the Existing Lease, shall mean the Existing Lease, as amended by this Amendment. 

2. Premises. Exhibit A attached to the Existing Lease shall be deleted in its entirety and replaced with Exhibit A
attached to this Amendment. 
 3. Rentable Area and Pro Rata Shares. The Rentable Area of the Premises and Tenant’s Pro Rata
Shares are hereby modified by deleting the chart set forth in Section 2.2 of the Existing Lease in its entirety and replacing it with the following: 
  

			
	 Definition or Provision
	  	 Means the Following (As of the
Term
Commencement Date)

	 Approximate Rentable Area of Premises
	  	17,776 square feet
		
	 Approximate Rentable Area of Building
	  	202,023 square
		
	 Tenant’s Pro Rata Share of Building
	  	8.80%
		
	 Approximate Rentable Area of Laboratory Building
	  	97,575 square feet
		
	 Tenant’s Pro Rata Share of Laboratory Building
	  	18.22%

  

			
		  	BioMed Realty from dated 3/27/15
		
		  	

        

 4. Base Rent. The chart set forth in Section 2.3 of the
Existing Lease is hereby deleted in its entirety and replaced with the following: 
  

											
	 Dates
	  	Square Feet
of Rentable
Area	 	  	Base Rent per
Square Foot of
Rentable Area	  	Monthly
Base Rent	  	Annual Base
Rent
	 Rent Commencement Date – First (1st)
Anniversary of the 
Rent Commencement Date
	  	 	17,776	 	  	$76.20 annually	  	$112,877.60	  	$1,354,531.20

 5. TI Allowance. The definition of “TI Allowance” in the Existing Lease is hereby modified by
deleting the number “Two Million Six Hundred Thirty-Seven Thousand Nine Hundred. Dollars ($2,637,900)” in the first sentence of Section 4.4 of the Existing Lease and replacing it with the number “Two Million
Six Hundred Sixty-Six Thousand Four Hundred Dollars ($2,666,400)”. 
 6. Generator.
Section 16.8 of the Existing Lease is hereby deleted in its entirety and replaced with the following: 
 “16.8 Landlord will
install a back-up generator at the Project (the “Generator”) and stub the connection from the Generator to an electrical closet in the Building Common Area. Tenant shall be entitled to use
(a) up to its Pro Rata Share of Laboratory Building of power from the Generator (after deducting any power from the Generator required for the Common Area) on a non-exclusive basis with other tenants in the Building and (b) up to 75 kw of
power from the Generator above Tenant’s Pro Rata Share of Laboratory Building on an exclusive basis (“Tenant’s Dedicated Generator Share”). Tenant shall reimburse
Landlord for Tenant’s Pro Rata Share of Laboratory Building (or Tenant’s Occupied Lab Share, if applicable) and Tenant’s Dedicated Generator Share of all costs, charges and expenses incurred by Landlord from time to time in connection
with or arising out of the operation, use, maintenance, repair or refurbishment of the Generator (collectively, “Generator Costs”). Landlord expressly disclaims any warranties with regard to the Generator or the installation
thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the Generator and any equipment connecting the Generator to Tenant’s automatic transfer switch in good working condition as set
forth above; provided, however, that Tenant shall be solely responsible (and Landlord shall not be liable) for maintaining and operating Tenant’s automatic transfer switch and the distribution of

  
 2 

 
power from Tenant’s automatic transfer switch throughout the Premises; and provided, further, that Landlord shall not be liable for any failure to make any repairs or to perform any
maintenance that is an obligation of Landlord unless such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need for such repairs or maintenance. Upon receipt of such written notice, Landlord
shall reasonably commence to cure such failure and shall diligently prosecute the same to completion. The provisions of Section 16.2 of this Lease shall apply to the Generator.” 

7. Tenant Payment. In connection with the costs related to Tenant’s request to increase the size of the Generator to provide for
Tenant’s Dedicated Generator Share, Tenant shall pay Landlord the amount of Twenty-Five Thousand Four Hundred Forty-Two Dollars ($25,442) within sixty (60) days of the Execution Date, which payment
shall constitute Additional Rent under the Lease. The remainder of the costs to increase the size of the Generator has been amortized into the Base Rent amount set forth in Section 4 hereof. 

8. Broker. Tenant and Landlord each represents and warrants that it has not dealt with any broker or agent in the negotiation for or
the obtaining of this Amendment, other than Transwestern | RBJ (“Broker”), and agrees to reimburse, indemnify, save, defend (at the other party’s option and with counsel reasonably acceptable to the other party, at its sole
cost and expense) and hold harmless the other party’s Indemnitees for, from and against any and all cost or liability for compensation claimed by any such broker or agent, other than Broker, employed or engaged by it or claiming to have been
employed or engaged by it. Broker is entitled to a leasing commission in connection with the making of this Amendment, and Landlord shall pay such commission to Broker pursuant to a separate agreement between Landlord and Broker. 

9. No Default. Tenant and Landlord each represents, warrants and covenants that, to the best of its knowledge, Landlord and Tenant are
not in default of any of their respective obligations under the Existing Lease and no event has occurred that, with the passage of time or the giving of notice (or both) would constitute a default by either Landlord or Tenant thereunder. 

10. Notices. Tenant confirms that, notwithstanding anything in the Lease to the contrary, notices delivered to Tenant pursuant to the
Lease should be sent to: 
 Prior to the Rent Commencement Date: 

Oncorus, Inc. 
 450 Kendall
Street, 4th Floor 
 Cambridge, MA 02142 

Attn: Stacy Gilroy 
 E-mail: 
 From and after the Rent Commencement Date: 

Oncorus, Inc. 
 50 Hampshire
Street 
 Cambridge, MA 02142 

Attn: Stacy Gilroy 
 E-mail: 

  
 3 

 11. Effect of Amendment. Except as modified by this Amendment, the Existing Lease and
all the covenants, agreements, terms, provisions and conditions thereof shall remain in full force and effect and are hereby ratified and affirmed. In the event of any conflict between the terms contained in this Amendment and the Existing Lease,
the terms herein contained shall supersede and control the obligations and liabilities of the parties. 
 12. Successors and Assigns.
Each of the covenants, conditions and agreements contained in this Amendment shall inure to the benefit of and shall apply to and be binding upon the parties hereto and their respective heirs, legatees, devisees, executors, administrators and
permitted successors and assigns and sublessees. Nothing in this section shall in any way alter the provisions of the Lease restricting assignment or subletting. 

13. Miscellaneous. This Amendment becomes effective only upon execution and delivery hereof by Landlord and Tenant. The captions of the
paragraphs and subparagraphs in this Amendment are inserted and included solely for convenience and shall not be considered or given any effect in construing the provisions hereof. All exhibits hereto are incorporated herein by reference. Submission
of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease, lease amendment or otherwise until execution by and delivery to both Landlord and Tenant.

 14. Authority. Tenant guarantees, warrants and represents that the individual or individuals signing this Amendment have the
power, authority and legal capacity to sign this Amendment on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or
individuals have signed. Landlord guarantees, warrants and represents that the individual or individuals signing this Amendment have the power, authority and legal capacity to sign this Amendment on behalf of and to bind all entities, corporations,
partnerships, limited liability companies, joint venturers or other organizations and entities on whose behalf such individual or individuals have signed. 

15. Counterparts; Facsimile and PDF Signatures. This Amendment may be executed in one or more counterparts, each of which, when taken
together, shall constitute one and the same document. A facsimile or portable document format (PDF) signature on this Amendment shall be equivalent to, and have the same force and effect as, an original signature. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 4 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as a sealed
Massachusetts instrument as of the date and year first above written. 
 LANDLORD: 

BMR-HAMPSHIRE LLC, 
 a
Delaware limited liability company 
  

			
	By:	 	/s/ William Kane
	Name:	 	William Kane
	Title:	 	Senior Vice President East Coast Leasing
	
	TENANT:
	
	ONCORUS, INC.,
	a Delaware corporation
		
	By:	 	/s/ Cyrus D. Mozayeni
	Name:	 	Cyrus D. Mozayeni
	Title:	 	President & CBO

 EXHIBIT A 

PREMISES AND ROOFTOP INSTALLATION AREAEX-10.1

 Exhibit 10.1 

Execution Version 
 SAVARA INC.

 EXECUTIVE EMPLOYMENT AGREEMENT 

This Executive Employment Agreement (the “Agreement”) is entered into as of September 11, 2020 (the “Effective Date”)
by and between Savara Inc. (the “Company”), and Matthew Pauls (“Executive”). 
 WHEREAS, the Company desires to employ
Executive as the Company’s Chairman and Interim CEO pursuant to the terms of this Agreement. 
 NOW, THEREFORE, in consideration of the
mutual promises and covenants contained herein, the Company and Executive agree as follows: 
 1. Duties and Scope of Employment. 

 (a) Position and Duties; Term. As of the Effective Date, Executive will serve as the Chairman of the Company’s Board of
Directors (the “Board”) and Interim CEO, reporting to the Board. Executive will be responsible for the overall leadership of the Company, in furtherance of the strategic direction established by the Board. Subject to earlier termination in
accordance with Section 6 of this Agreement, Executive shall be employed by the Company for a term commencing on the Effective Date and ending on December 31, 2021 (the “Initial Term”), and, upon the expiration of the Initial
Term, for successive quarterly periods thereafter (each, a “Renewal Term”), unless (i) written notice of non-renewal is given no less than thirty (30) days prior to the expiration of the
applicable term by either party hereto (or such shorter notice period as may be agreed to by the Company and Executive); or (ii) Executive’s employment is terminated earlier pursuant to Section 6 of this Agreement. The period of
Executive’s employment under this Agreement is referred to herein as the “Employment Term” and references to the “Employment Term” shall be deemed to include the Initial Term or any Renewal Term, as applicable. 

(b) Obligations. During the Employment Term, Executive will perform his duties faithfully and to the best of his ability and will devote
substantially all of his business efforts and time to the Company. As of the Effective Date, Executive holds the following positions outside of the Company (the “Approved Outside Positions”): 

(i) Non-employee Director (non-Section 16 position) - Zyla
Life Sciences subsidiary of Assertio Therapeutics; and 
 (ii) Non-employee Director and Shareholder
- Amplo Biotechnology (private preclinical gene therapy company). 
 For the duration of the Employment Term, Executive agrees not to
actively engage in any employment, occupation or consulting activity for any direct or indirect remuneration, other than the Approved Outside Positions, without the prior approval of the Board. 

  
 -1- 

 2. At-Will Employment. The parties agree that
Executive’s employment with the Company will be “at-will” employment and may be terminated at any time with or without cause or notice except as noted under the terms of this Agreement.
Executive understands and agrees that neither his job performance nor promotions, commendations, bonuses or the like from the Company give rise to or in any way serve as the basis for modification, amendment, or extension, by implication or
otherwise, of his employment with the Company. However, as described in this Agreement, Executive may be entitled to severance benefits depending on the circumstances of Executive’s termination of employment with the Company. 

3. Compensation. 
 (a)
Base Salary. During the Employment Term, the Company will pay Executive an annual salary of $560,000 as compensation for services (the “Base Salary”). The Base Salary will be paid periodically in accordance with the Company’s
normal payroll practices and be subject to the usual, required withholdings. This salary may be adjusted pursuant to Section 3(c) of this Agreement. 

(b) Bonus. Executive will be eligible to receive an annual performance-based bonus of up to 50% of Executive’s Base Salary upon
achievement of performance objectives to be determined by the Board, the Compensation Committee of the Board (the “Compensation Committee”) or the Board’s or Compensation Committee’s delegate, in its sole discretion (the
“Target Bonus”). The amount of the Target Bonus paid to Executive will be determined at the sole discretion of the Board or the Compensation Committee and will be paid in accordance with the Company’s normal payroll practices, subject
to Executive’s continued employment with the Company through the payment date. Executive will be eligible to receive a pro-rated Target Bonus for fiscal 2020. 

(c) Review and Adjustments. Executive’s Base Salary, Bonus, and other compensatory arrangements will be reviewed from time to time
by the Board or the Compensation Committee with respect to performance or market-based adjustments. 
 (d) Equity Awards. Subject to
Board approval and as a material inducement to Executive accepting employment with the Company, effective on the Effective Date or as soon as practical thereafter, Executive will receive a grant of an option to purchase shares of the Company’s
common stock which option shall have an aggregate grant date fair value equal to $800,000 calculated using the Black-Scholes methodology, or such other methodology as the Company regularly uses to value options for public reporting purposes (the
“Stock Option Award”). The Stock Option Award shall vest as to 1/36th of the total number of shares such to the Stock Option Award each month with vesting commencing on the Effective Date, subject to Executive’s continued employment
with the Company or service as a member of the Board. The Stock Option Award will be granted under and subject to the terms of the Company’s 2015 Omnibus Incentive Plan (the “Incentive Plan’’) and the related form of option
agreement. The exercise price of the Stock Option Award will be equal to the fair market value of the Company’s common stock on the date of grant. In addition, subject to Board approval and as a material inducement to Executive accepting
employment with the Company, effective on the Effective Date or as soon as practical thereafter, Executive will receive a grant of restricted stock units of the Company with the number of shares 

  
 -2- 

 
subject to the grant being equal to $300,000 divided by the fair market value of a share of common stock as of the date of grant (the “RSU Award”), which award shall vest in full on the
earlier of (i) December 31, 2021, or (ii) the Company hiring a permanent Chief Executive Officer, subject to Executive’s continued employment with the Company or service as a member of the Board through such date. The RSU Award
will be granted under and subject to the terms of the Incentive Plan and the related form of RSU agreement. The Stock Option Award and the RSU Award are collectively referred to herein as the “Equity Awards.” 

4. Employee Benefits. During the Employment Term, Executive will be entitled to participate in the employee benefit plans currently and
hereafter maintained by the Company of general applicability to other senior executives of the Company. The Company reserves the right to cancel or change the benefit plans and programs it offers to its employees at any time. Executive also will be
entitled to paid vacation of three (3) weeks per year in accordance with the Company’s vacation policies, with the timing and duration of specific hours off mutually and reasonably agreed to by the parties hereto. 

5. Expenses. The Company will reimburse Executive for reasonable travel, entertainment or other expenses incurred by Executive in the
furtherance of or in connection with the performance of Executive’s duties hereunder, in accordance with the Company’s Business Travel and Expense Policy as in effect from time to time. 

6. Termination of Employment. 

(a) Termination Outside the Change of Control Period and Before the Hire of a Permanent CEO. If, outside the Change of Control Period
and before the Company has entered into an employment agreement with a new Chief Executive Officer, the Company terminates Executive’s employment with the Company, other than for Cause, death or Disability, or Executive resigns from such
employment for Good Reason, then, subject to Section 7, Executive will receive the following severance benefits: 
 (i) Cash
Severance. Continued payment of monthly Base Salary through December 31, 2021 (or through the end of the then-current Renewal Term, if applicable) plus a pro-rated portion of Executive’s Target
Bonus based on the number of days the Executive was employed by the Company during the relevant performance period. 
 (ii) Continued
Employee Benefits. Subject to Section 6(d) below, the Company will reimburse Executive for payments Executive makes for continued healthcare coverage pursuant to COBRA until the earlier of (A) twelve (12) months from the date of
Executive’s termination of employment, or (B) the date upon which Executive and Executive’s eligible dependents become covered under similar plans, provided Executive timely elects and pays for COBRA coverage and remains eligible for
COBRA coverage. 
 (iii) Acceleration of Vesting. All of Executive’s outstanding unvested Company equity awards shall be deemed
fully vested upon Executive’s termination of employment. 

  
 -3- 

 For the avoidance of doubt, if (A) the Company terminates Executive’s employment
with the Company other than for Cause, death, or Disability, or Executive resigns from such employment for Good Reason prior to any Change of Control, which qualifies Executive for severance benefits pursuant to this Section 6(a) and (B) a
Change of Control occurs within the three (3)-month period following such termination, which would otherwise qualify Executive for superior severance benefits under Section 6(b), then Executive instead will be eligible to receive such superior
severance benefits under Section 6(b), which will be reduced by the applicable amount, if any, previously paid under this Section 6(a), and, subject to Section 7, will be paid in a lump sum on the first payroll date immediately
following such Change of Control. 
 (b) Termination without Cause or Resignation for Good Reason within the Change of Control Period.
If, within the Change of Control Period, the Company terminates Executive’s employment with the Company, other than for Cause, death or Disability, or Executive resigns from such employment for Good Reason, then, subject to Section 7,
Executive will receive the following severance benefits from the Company: 
 (i) Cash Severance. A lump sum severance payment equal
to (a) eighteen (18) months of Executive’s then-current Base Salary, plus (b) 100% of Executive’s Target Bonus, plus (c) a pro-rated portion of Executive’s Target Bonus based on the
number of days Executive was employed by the Company during the relevant performance period. 
 (ii) Continued Employee Benefits. A
taxable lump sum payment equal to the amount Executive would pay for continued healthcare coverage pursuant to COBRA for twelve (12) months from the date of Executive’s termination of employment (which amount will be determined based on
the premium for the first month of COBRA coverage), which will be made regardless of whether Executive elects COBRA continuation coverage. 

(iii) Acceleration of Vesting. All of Executive’s outstanding unvested Company equity awards shall be deemed fully vested upon
Executive’s termination of employment. 
 (c) Termination Upon Hiring of Permanent CEO. At the time the Company hires a permanent
Chief Executive Officer, Executive will automatically terminate service as Interim CEO and remain on the Board as non-executive Chairman. Upon Executive’s termination as Interim CEO after the Company has
entered into an employment agreement with a permanent CEO, subject to Section 7, Executive will receive the following severance benefits from the Company:  

(i) Cash Severance. A lump sum payment equal to (a) the lesser of three (3) months’ Base Salary or the remaining Base
Salary through December 31, 2021 (or any Extension Period if applicable) plus (b) a pro-rated portion of Executive’s Target Bonus based on the number of days the Executive was employed by the
Company during the relevant performance period. 
 (ii) Continued Employee Benefits. Subject to Section 6(d) below, the Company
will reimburse Executive for payments Executive makes for continued healthcare coverage pursuant to COBRA until the earlier of (A) twelve (12) months from the date of Executive’s termination of employment, or (B) the date upon which
Executive and Executive’s eligible dependents become covered under similar plans, provided Executive timely elects and pays for COBRA coverage and remains eligible for COBRA coverage. 

  
 -4- 

 (iii) Acceleration of Vesting. Executive’s outstanding unvested shares subject
to the RSU Award shall be deemed fully vested upon Executive’s termination of employment. For the sake of clarity, Executive’s Stock Option Award will continue to vest on the regular schedule. 

(d) COBRA Reimbursements. If the Company determines in its sole discretion that it cannot, without potentially violating applicable law
(including, without limitation, Section 2716 of the Public Health Service Act), provide any COBRA reimbursements that otherwise would be due to Executive under this Section 6, the Company will, in lieu of any such reimbursements to which
Executive is entitled under Section 6, provide to Executive a taxable monthly payment over the applicable COBRA reimbursement period in an amount equal to the monthly COBRA premium that Executive would be required to pay to continue his group
health coverage at coverage levels in effect immediately prior to Executive’s termination (which amount will be based on the premium for the first month of COBRA coverage), which payments will be made regardless of whether Executive elects
COBRA continuation coverage. 
 (e) Voluntary Resignation; Termination for Cause. If Executive’s employment with the Company
terminates (i) voluntarily by Executive (other than for Good Reason) or (ii) for Cause by the Company, then Executive will not be entitled to receive severance or other benefits except for those (if any) as may then be established under
the Company’s then existing severance and benefits plans and practices or pursuant to other written agreements with the Company. 
 (f)
Disability; Death. If the Company terminates Executive’s employment as a result of Executive’s Disability, or Executive’s employment terminates due to Executive’s death, then Executive will not be entitled to receive
severance or other benefits except that all of Executive’s outstanding unvested Company Equity Awards shall be deemed fully vested upon Executive’s termination of employment. 

(g) Accrued Compensation. For the avoidance of any doubt, in the event of a termination of Executive’s employment with the Company,
Executive will be entitled to receive all accrued but unpaid vacation, expense reimbursements, wages, and other benefits due to Executive under any Company-provided plans, policies, and arrangements through date of termination. 

(h) Exclusive Remedy. In the event of a termination of Executive’s employment with the Company or its Affiliates, the provisions of
this Section 6 are intended to be and are exclusive and in lieu of any other rights or remedies to which Executive or the Company may otherwise be entitled, whether at law, tort or contract, in equity. Executive will be entitled to no benefits,
compensation or other payments or rights upon termination of employment other than those benefits expressly set forth in this Section 6. 

7. Conditions to Receipt of Severance. 

  
 -5- 

 (a) Separation Agreement and Release of Claims. The receipt of any severance pursuant
to Sections 6(a), 6(b) or 6(c) will be subject to Executive signing and not revoking a separation agreement and release of claims agreement in the form attached hereto as Exhibit A (the “Release”) and provided that such Release becomes
effective and irrevocable no later than sixty (60) days following the termination date (the “Release Deadline”). If the Release does not become effective and irrevocable by the Release Deadline, Executive will forfeit any rights to
severance under this Agreement. In no event will severance payments or benefits be paid or provided until the Release becomes effective and irrevocable. 

(b) Section 409A. 
 (i)
Notwithstanding anything to the contrary in this Agreement, no Deferred Payments will be paid or otherwise provided until Executive has a “separation from service” within the meaning of Section 409A. Similarly, no severance payable to
Executive, if any, pursuant to this Agreement that otherwise would be exempt from Section 409A pursuant to Treasury Regulation Section 1.409A-1(b)(9) will be payable until Executive has a
“separation from service” within the meaning of Section 409A. 
 (ii) Any severance payments or benefits under this Agreement
that would be considered Deferred Payments will be paid on, or, in the case of installments, will not commence until, the sixtieth (60th) day following Executive’s separation from service, or, if later, such time as required by
Section 7(b)(iii). Except as required by Section 7(b)(iii), any installment payments that would have been made to Executive during the sixty (60) day period immediately following Executive’s separation from service but for the
preceding sentence will be paid to Executive on the sixtieth (60th) day following Executive’s separation from service and the remaining payments shall be made as provided in this Agreement. In no event will Executive have discretion to
determine the taxable year of payment for any Deferred Payments. 
 (iii) Notwithstanding anything to the contrary in this Agreement, if
Executive is a “specified employee” within the meaning of Section 409A at the time of Executive’s separation from service (other than due to death), then the Deferred Payments that are payable within the first six (6) months
following Executive’s separation from service, will, to the extent required to be delayed pursuant to Section 409A(a)(2)(B) of the Code, become payable on the date six (6) months and one (1) day following the date of
Executive’s separation from service. All subsequent Deferred Payments, if any, will be payable in accordance with the payment schedule applicable to each payment or benefit. Notwithstanding anything herein to the contrary, if Executive dies
following Executive’s separation from service, but prior to the six (6) month anniversary of the separation from service, then any payments delayed in accordance with this paragraph will be payable in a lump sum as soon as administratively
practicable after the date of Executive’s death and all other Deferred Payments will be payable in accordance with the payment schedule applicable to each payment or benefit. Each payment and benefit payable under this Agreement is intended to
constitute a separate payment for purposes of Section 1.409A-2(b)(2) of the Treasury Regulations. 

(iv) Any amount paid under this Agreement that satisfies the requirements of the “short-term deferral” rule set forth in Section 1.409A-1(b)(4) of the Treasury Regulations will not constitute Deferred Payments. 

  
 -6- 

 (v) Any amount paid under this Agreement that qualifies as a payment made as a result of an
involuntary separation from service pursuant to Section 1.409A-1(b)(9)(iii) of the Treasury Regulations that does not exceed the Section 409A Limit (as defined below) will not constitute Deferred
Payments. 
 (vi) The foregoing provisions and all compensation and benefits provided for under this Agreement are intended to comply with
or be exempt from the requirements of Section 409A so that none of the severance payments and benefits to be provided hereunder will be subject to the additional tax imposed under Section 409A, and any ambiguities or ambiguous terms herein
will be interpreted to be exempt or so comply. The Company and Executive agree to work together in good faith to consider amendments to this Agreement and to take such reasonable actions which are necessary, appropriate or desirable to avoid
imposition of any additional tax or income recognition prior to actual payment to Executive under Section 409A. In no event will the Company reimburse Executive for any taxes that may be imposed on Executive as a result of Section 409A.

 8. Limitation on Payments. In the event that the severance and other benefits provided for in this Agreement or otherwise payable
to Executive (i) constitute “parachute payments” within the meaning of Section 280G of the Internal Revenue Code of 1986, as amended (the “Code”) and (ii) but for this Section 8, would be subject to the excise
tax imposed by Section 4999 of the Code, then Executive’s severance benefits under Section 6 will be either: 
 (a) delivered
in full, or 
 (b) delivered as to such lesser extent which would result in no portion of such severance benefits being subject to excise tax
under Section 4999 of the Code, 
 whichever of the foregoing amounts, taking into account the applicable federal, state and local income taxes and the
excise tax imposed by Section 4999 of the Code, results in the receipt by Executive on an after-tax basis, of the greatest amount of severance benefits, notwithstanding that all or some portion of such
severance benefits may be taxable under Section 4999 of the Code. If a reduction in severance and other benefits constituting “parachute payments” is necessary so that benefits are delivered to a lesser extent, reduction will occur in
the following order: (i) reduction of cash payments; (ii) cancellation of awards granted “contingent on a change in ownership or control” (within the meaning of Code Section 280G); (iii) cancellation of accelerated vesting
of equity awards; or (iv) reduction of employee benefits. In the event that acceleration of vesting of equity award compensation is to be reduced, such acceleration of vesting will be cancelled in the reverse order of the date of grant of
Executive’s equity awards. 
 Unless the Company and Executive otherwise agree in writing, any determination required under this Section 8 will be
made in writing by a nationally recognized certified professional services firm selected by the Company (the “Firm”) whose determination will be conclusive and binding upon Executive and the Company for all purposes. For purposes of making
the calculations required by this Section 8, the Firm may make reasonable assumptions and approximations concerning applicable taxes and may rely on reasonable, good faith interpretations concerning the application of Sections 280G and 4999 of
the Code. The Company and Executive will furnish to the Firm such information and documents as the Firm may reasonably request in order to make a determination under this Section 8. The Company will bear all costs the Firm may reasonably incur
in connection with any calculations contemplated by this Section 8. 

  
 -7- 

 9. Definition of Terms. The following terms referred to in this Agreement will have
the following meanings: 
 (a) Cause. “Cause” means shall mean the occurrence of: (i) Executive’s willful
misconduct or gross negligence in performance of Executive’s duties, including Executive’s refusal to comply in any material respect with the legal directives of the Board so long as such directives are not inconsistent with
Executive’s position and duties, and such refusal to comply is not remedied within ten (10) working days after written notice from the Company, which written notice shall state that failure to remedy such conduct may result in termination
for cause; (ii) Executive’s dishonest or fraudulent conduct, a deliberate attempt to do an injury to the Company or the conviction of a felony; or (iii) Executive’s breach of the Proprietary Information and Inventions Agreement
entered into with the Company. 
 (b) Change of Control. “Change of Control” means the occurrence of any of the following
events: 
 (i) A change in the ownership of the Company which occurs on the date that any one person, or more than one person acting as a
group (“Person”), acquires ownership of the stock of the Company that, together with the stock held by such Person, constitutes more than fifty percent (50%) of the total voting power of the stock of the Company, except that if the holders
of Company voting stock immediately before the change in ownership continue to retain, immediately after the change in ownership, in substantially the same proportions as their ownership of the Company’s voting stock immediately prior to the
change in ownership, the direct or indirect beneficial ownership of fifty percent (50%) or more of the total voting power of the stock of the Company or of the ultimate parent entity of the Company, such event will not be considered a Change in
Control; or 
 (ii) A change in the effective control of the Company which occurs on the date that a majority of members of the Board is
replaced during any twelve (12) month period by directors whose appointment or election is not endorsed by a majority of the members of the Board who were serving prior to the date of the appointment or election; or 

(iii) A sale, exchange, or other disposition of all or substantially all of the Company’s assets based on the fair market value of the
Company’s assets. For purposes of this subsection (iii), fair market value means the value of the assets of the Company, or the value of the assets being disposed of, determined in good faith by the Board without regard to any liabilities
associated with such assets. 
 Notwithstanding the foregoing under this section, a transaction will not be deemed a Change in Control
unless the transaction qualifies as a change in control event within the meaning of Section 409A. Further and for the avoidance of doubt, a transaction will not constitute a Change in Control if: (x) its sole purpose is to change the
jurisdiction of the Company’s incorporation, or (y) its sole purpose is to create a holding company that will be owned in substantially the same proportions by the persons who held the Company’s securities immediately before such
transaction. 

  
 -8- 

 (c) Change of Control Period. “Change of Control Period” means the period
beginning on the date three (3) months prior to the first Change of Control to occur following the Effective Date and ending on the date that is twelve (12) months following such Change of Control. 

(d) Code. “Code” means the Internal Revenue Code of 1986, as amended. 

(e) Deferred Payment. “Deferred Payment” means any severance pay or benefits to be paid or provided to Executive (or
Executive’s estate or beneficiaries) pursuant to this Agreement and any other severance payments or separation benefits, that in each case, when considered together, are considered deferred compensation under Section 409A. 

(f) Disability. “Disability” means that the Board determines that Executive is unable to perform the essential functions of
Executive’s duties, even with reasonable accommodation, for a period of more than 90 consecutive days or more than 75% of the business days in any 180 day period due to mental or physical illness or incapacity. 

(g) Good Reason. “Good Reason” means Executive’s resignation within thirty (30) days following the expiration of any
Company cure period (discussed below) following the occurrence of one or more of the following, without Executive’s express written consent: (i) a material adverse change in Executive’s position of employment causing such position to
be of materially less stature or of materially less responsibility; (ii) a reduction of more than ten percent (10%) of Executive’s base compensation unless in connection with similar decreases of other similarly situated employees of the
Company; or (iii) Executive refuses to relocate to a facility or location more than sixty (60) miles from such Executive’s principal work site. Executive’s resignation will not be deemed to be for Good Reason unless Executive has
first provided the Company with written notice of the acts or omissions constituting the grounds for “Good Reason” within ninety (90) days of the initial existence of the grounds for “Good Reason” and a reasonable cure
period of not less than thirty (30) days following the date the Company receives such notice, and such condition has not been cured during such period. 

(h) Section 409A. “Section 409A” means Section 409A of the Code and any final regulations and guidance thereunder
and any applicable state law equivalent, as each may be amended or promulgated from time to time. 
 (i) Section 409A Limit.
“Section 409A Limit” will mean two (2) times the lesser of: (i) Executive’s annualized compensation based upon the annual rate of pay paid to Executive during the Executive’s taxable year preceding the
Executive’s taxable year of Executive’s separation from service as determined under Treasury Regulation Section 1.409A-1(b)(9)(iii)(A)(1) and any Internal Revenue Service guidance issued with
respect thereto; or (ii) the maximum amount that may be taken into account under a qualified plan pursuant to Section 401(a)(17) of the Internal Revenue Code for the year in which Executive’s separation from service occurred. 

  
 -9- 

 10. Reaffirmation. Executive agrees and acknowledge that fulfillment of the
obligations contained in Executive’s Proprietary Information and Inventions Agreement (the “PIIA”) are necessary to protect the Company’s Intellectual Property Rights (as defined in the PIIA) and to preserve the Company’s
value and goodwill. Executive further acknowledges the time, geographic and scope limitations of the obligations not to compete and not to interfere under the PIIA are reasonable, especially in light of the Company’s desire to protect its
Proprietary Information, and that Executive will not be precluded from gainful employment if Executive is obligated not to compete or interfere with the Company pursuant to the terms of the PIIA. 

11. Assignment. This Agreement will be binding upon and inure to the benefit of (a) the heirs, executors and legal representatives
of Executive upon Executive’s death and (b) any successor of the Company. Any such successor of the Company will be deemed substituted for the Company under the terms of this Agreement for all purposes. For this purpose,
“successor” means any person, firm, corporation or other business entity which at any time, whether by purchase, merger or otherwise, directly or indirectly acquires all or substantially all of the assets or business of the Company. None
of the rights of Executive to receive any form of compensation payable pursuant to this Agreement may be assigned or transferred except by will or the laws of descent and distribution. Any other attempted assignment, transfer, conveyance or other
disposition of Executive’s right to compensation or other benefits will be null and void. 
 12. Notices. All notices, requests,
demands and other communications called for hereunder will be in writing and will be deemed given (i) on the date of delivery if delivered personally, (ii) one (1) day after being sent by a well-established commercial overnight service, or
(iii) four (4) days after being mailed by registered or certified mail, return receipt requested, prepaid and addressed to the parties or their successors at the following addresses, or at such other addresses as the parties may later designate
in writing: 
 If to the Company: 

Savara Inc. 
 Attn: Chair of the
Compensation Committee of the Board of Directors 
 6836 Bee Cave Road, Building 3, Suite 200 

Austin, TX 78746 
 If to
Executive: 
 at the last residential address known by the Company. 

13. Severability. If, but only to the extent that, any provision of this Agreement is declared or found to be illegal, unenforceable, or
void, so that both the Company and the Executive would be relieved of all obligations arising under such provision, it is the agreement of the Company and the Executive that this Agreement shall be deemed amended by modifying such provision to the
extent necessary to make it legal and enforceable while preserving its intent. If such amendment is not possible, another provision that is legal and enforceable and achieves the same objective shall be substituted therefore. If the remainder of
this Agreement is not affected by such declaration or finding and is capable of substantial performance by both the Company and the Executive, then remainder shall be enforced to the extent permitted by law. 

  
 -10- 

 14. Integration. This Agreement and the PIIA represents the entire agreement and
understanding between the parties as to the subject matter herein and supersedes all prior or contemporaneous agreements whether written or oral. This Agreement may be modified only by agreement of the parties by a written instrument executed by the
parties that is designated as an amendment to this Agreement. 
 15. Waiver of Breach. The waiver of a breach of any term or provision
of this Agreement, which must be in writing, will not operate as or be construed to be a waiver of any other previous or subsequent breach of this Agreement. 

16. Headings. All captions and section headings used in this Agreement are for convenient reference only and do not form a part of this
Agreement. 
 17. Tax Withholding. All payments made pursuant to this Agreement will be subject to withholding of applicable taxes.

 18. Governing Law. This Agreement will be governed by the laws of the State of Texas (with the exception of its conflict of laws
provisions). 
 19. Acknowledgment. Executive acknowledges that he has had the opportunity to discuss this matter with and obtain
advice from his private attorney, has had sufficient time to, and has carefully read and fully understands all the provisions of this Agreement, and is knowingly and voluntarily entering into this Agreement. 

20. Counterparts. This Agreement may be executed in counterparts, and each counterpart will have the same force and effect as an
original and will constitute an effective, binding agreement on the part of each of the undersigned. 
 21. Mediation. Both parties
agree to in good faith attempt to resolve any dispute that may arise under this Agreement or relating to the Executive’s employment with the Company by discussions between the parties. If such dispute is not resolved by the parties within
forty-five (45) days of the date the dispute is first presented in writing to the other side, either party may submit such dispute(s) for mediation. The term “mediation” refers to a forum in which an impartial person or persons (the
“Mediator”, whether one or more) facilitates communication between parties to promote reconciliation, settlement, or understanding among them. Both parties agree to attempt in good faith to resolve such dispute through mediation. The
parties shall mutually select a licensed attorney with mediation experience to mediate their dispute. The mediation shall take place in Austin, Travis County, Texas unless otherwise agreed by the parties. The cost of mediation shall be shared
equally by the parties to the mediation. 
 [Remainder of Page Intentionally Left Blank] 

  
 -11- 

 Execution Version 

IN WITNESS WHEREOF, each of the parties has executed this Agreement, in the case of the Company by its duly authorized officer, as of the day
and year set forth below. 
  

					
	COMPANY:	 		 	
			
	SAVARA INC.	 		 	
			
	 /s/ David Lowrance
	 		 	Date: September 11, 2020
	Name: David Lowrance	 		 	
	Title: Chief Financial Officer	 		 	

  

					
	EXECUTIVE:	 		 	
			
	 /s/ Matthew Pauls
	 		 	Date: September 11, 2020
	Matthew Pauls	 		 	

 [SIGNATURE PAGE TO EXECUTIVE EMPLOYMENT AGREEMENT] 

 Execution Version 

EXHIBIT A 

SEPARATION AGREEMENT AND RELEASE 

This Separation Agreement and Release (“Agreement”) is made by and between __________ (“Employee”) and Savara Inc. (the
“Company”) (collectively referred to as the “Parties” or individually referred to as a “Party”). 
 RECITALS

 WHEREAS, Employee was employed by the Company; 

WHEREAS, Employee signed an Executive Employment Agreement with the Company on September ___, 2020 (the “Employment Agreement”);

 WHEREAS, Employee signed a Proprietary Information and Inventions Assignment Agreement with the Company (the “Confidentiality
Agreement”); 
 WHEREAS, the Company terminated Employee’s employment with the Company effective [___________] (the
“Termination Date”); and 
 [OR] 

WHEREAS, Employee voluntarily resigned from employment with the Company effective [Date] the “Separation Date”); and 

WHEREAS, the Parties wish to resolve any and all disputes, claims, complaints, grievances, charges, actions, petitions, and demands that the
Employee may have against the Company and any of the Releasees as defined below, including, but not limited to, any and all claims arising out of or in any way related to Employee’s employment with or separation from the Company; 

NOW, THEREFORE, in consideration of the mutual promises made herein, the Company and Employee hereby agree as follows: 

COVENANTS 
 1.
Consideration. In consideration of Employee’s execution of this Agreement and Employee’s fulfillment of all of its terms and conditions, the Company agrees to pay Executive the amounts set forth in Section ___of the Employment
Agreement. Employee acknowledges that without this Agreement, he is otherwise not entitled to the consideration listed in this paragraph 1. 

2. Payment of Salary and Receipt of All Benefits. Employee acknowledges and represents that, other than the consideration set forth in
this Agreement, the Company has paid or provided all salary, wages, bonuses, accrued vacation/paid time off, premiums, leaves, housing allowances, relocation costs, interest, severance, outplacement costs, fees, reimbursable expenses, commissions,
stock, stock options, vesting, and any and all other benefits and compensation due to Employee. 

  
 -1- 

 3. Benefits. [Except as otherwise provided herein,] Employee’s participation in
all benefits and incidents of employment, including, but not limited to, vesting in stock options, and the accrual of bonuses, vacation, and paid time off, ceased as of the [Termination Date/Separation Date] 

4. Release of Claims. Employee agrees that the foregoing consideration represents settlement in full of all outstanding obligations owed
to Employee by the Company and its current and former officers, directors, employees, agents, investors, attorneys, shareholders, administrators, affiliates, benefit plans, plan administrators, insurers, trustees, divisions, and subsidiaries, and
predecessor and successor corporations and assigns (collectively, the “Releasees”). Employee, on his own behalf and on behalf of his respective heirs, family members, executors, agents, and assigns, hereby and forever releases the
Releasees from, and agrees not to sue concerning, or in any manner to institute, prosecute, or pursue, any claim, complaint, charge, duty, obligation, demand, or cause of action relating to any matters of any kind, whether presently known or
unknown, suspected or unsuspected, that Employee may possess against any of the Releasees arising from any omissions, acts, facts, or damages that have occurred up until and including the Effective Date of this Agreement, including, without
limitation: 
 (a) any and all claims relating to or arising from Employee’s employment relationship with the Company and the
termination of that relationship; 
 (b) any and all claims relating to, or arising from, Employee’s right to purchase, or actual
purchase of shares of stock of the Company, including, without limitation, any claims for fraud, misrepresentation, breach of fiduciary duty, breach of duty under applicable state corporate law, and securities fraud under any state or federal law;

 (c) any and all claims for wrongful discharge of employment; termination in violation of public policy; discrimination; harassment;
retaliation; breach of contract, both express and implied; breach of covenant of good faith and fair dealing, both express and implied; promissory estoppel; negligent or intentional infliction of emotional distress; fraud; negligent or intentional
misrepresentation; negligent or intentional interference with contract or prospective economic advantage; unfair business practices; defamation; libel; slander; negligence; personal injury; assault; battery; invasion of privacy; false imprisonment;
conversion; and disability benefits; 
 (d) any and all claims for violation of any federal, state, or municipal statute, including, but not
limited to, Title VII of the Civil Rights Act of 1964; the Civil Rights Act of 1991; the Rehabilitation Act of 1973; the Americans with Disabilities Act of 1990; the Equal Pay Act; the Fair Labor Standards Act; the Fair Credit Reporting Act; the Age
Discrimination in Employment Act of 1967; the Older Workers Benefit Protection Act; the Employee Retirement Income Security Act of 1974; the Worker Adjustment and Retraining Notification Act; the Family and Medical Leave Act; the Sarbanes-Oxley Act
of 2002; the Immigration Control and Reform Act; the Texas Occupational Safety Act; the Texas Payday Act; Texas Workers’ Compensation Act; and Chapter 21 of the Texas Labor Code (also known as the Texas Commission on Human Rights Act); 

  
 -2- 

 (e) any and all claims for violation of the federal or any state constitution; 

(f) any and all claims arising out of any other laws and regulations relating to employment or employment discrimination; 

(g) any claim for any loss, cost, damage, or expense arising out of any dispute over the nonwithholding or other tax treatment of any of the
proceeds received by Employee as a result of this Agreement; and 
 (h) any and all claims for attorneys’ fees and costs. 

Employee agrees that the release set forth in this section shall be and remain in effect in all respects as a complete general release as to
the matters released. This release does not extend to any obligations incurred under this Agreement. This release does not release claims that cannot be released as a matter of law, including any Protected Activity (as defined below). This release
does not extend to any right Employee may have to unemployment compensation benefits or workers’ compensation benefits. Employee represents that Employee has made no assignment or transfer of any right, claim, complaint, charge, duty,
obligation, demand, cause of action, or other matter waived or released by this Section. 
 5. Acknowledgment of Waiver of Claims under
ADEA. Employee acknowledges that he is waiving and releasing any rights he may have under the Age Discrimination in Employment Act of 1967 (“ADEA”), and that this waiver and release is knowing and voluntary. Employee agrees that this
waiver and release does not apply to any rights or claims that may arise under the ADEA after the Effective Date of this Agreement. Employee acknowledges that the consideration given for this waiver and release is in addition to anything of value to
which Employee was already entitled. Employee further acknowledges that he has been advised by this writing that: (a) he should consult with an attorney prior to executing this Agreement; (b) he has
twenty-one (21) days within which to consider this Agreement; (c) he has seven (7) days following his execution of this Agreement to revoke this Agreement; (d) this Agreement shall not be
effective until after the revocation period has expired; and (e) nothing in this Agreement prevents or precludes Employee from challenging or seeking a determination in good faith of the validity of this waiver under the ADEA, nor does it
impose any condition precedent, penalties, or costs for doing so, unless specifically authorized by federal law. In the event Employee signs this Agreement and returns it to the Company in less than the 21-day
period identified above, Employee hereby acknowledges that he has freely and voluntarily chosen to waive the time period allotted for considering this Agreement. Employee acknowledges and understands that revocation must be accomplished by a written
notification to the person executing this Agreement on the Company’s behalf that is received prior to the Effective Date. The parties agree that changes, whether material or immaterial, do not restart the running of the 21-day period. (<< to be modified in accordance with the ADEA, the Older Workers’ Benefit Protection Act, and other applicable law, as necessary and appropriate, including if the separation is part of a
group separation requiring additional consideration periods and disclosures >>) 
 6. Unknown Claims. Employee acknowledges that
he has been advised to consult with legal counsel and that he is familiar with the principle that a general release does not extend to claims that the releaser does not know or suspect to exist in his favor at the time of executing the release,
which, if known by him, must have materially affected his settlement with the releasee. Employee, being aware of said principle, agrees to expressly waive any rights he may have to that effect, as well as under any other statute or common law
principles of similar effect. 

  
 -3- 

 7. No Pending or Future Lawsuits. Employee represents that he has no lawsuits,
claims, or actions pending in his name, or on behalf of any other person or entity, against the Company or any of the other Releasees. Employee also represents that he does not intend to bring any claims on his own behalf or on behalf of any other
person or entity against the Company or any of the other Releasees. 
 8. Application for Employment. Employee understands and agrees
that, as a condition of this Agreement, Employee shall not be entitled to any employment with the Company, and Employee hereby waives any right, or alleged right, of employment or re-employment with the
Company. Employee further agrees not to apply for employment with the Company and not otherwise pursue an independent contractor or vendor relationship with the Company. 

9. Confidentiality. Employee agrees to maintain in complete confidence the existence of this Agreement, the contents and terms of this
Agreement, and the consideration for this Agreement (hereinafter collectively referred to as “Separation Information”). Except as required by law, Employee may disclose Separation Information only to his immediate family members, the Court
in any proceedings to enforce the terms of this Agreement, Employee’s attorney(s), and Employee’s accountant and any professional tax advisor to the extent that they need to know the Separation Information in order to provide advice on tax
treatment or to prepare tax returns, and must prevent disclosure of any Separation Information to all other third parties. Employee agrees that he will not publicize, directly or indirectly, any Separation Information. 

10. Trade Secrets and Confidential Information/Company Property. Employee reaffirms and agrees to observe and abide by the terms of the
Employment Agreement and the Confidentiality Agreement, specifically including the provisions therein regarding nondisclosure of the Company’s trade secrets and confidential and proprietary information, and the restrictive covenants contained
therein. Employee’s signature below constitutes his certification under penalty of perjury that he has returned all documents and other items provided to Employee by the Company, developed or obtained by Employee in connection with his
employment with the Company, or otherwise belonging to the Company. 
 11. No Cooperation. Employee agrees that he will not knowingly
encourage, counsel, or assist any attorneys or their clients in the presentation or prosecution of any disputes, differences, grievances, claims, charges, or complaints by any third party against any of the Releasees, unless under a subpoena or
other court order to do so or as related directly to the ADEA waiver in this Agreement. Employee agrees both to immediately notify the Company upon receipt of any such subpoena or court order, and to furnish, within three (3) business days of
its receipt, a copy of such subpoena or other court order. If approached by anyone for counsel or assistance in the presentation or prosecution of any disputes, differences, grievances, claims, charges, or complaints against any of the Releasees,
Employee shall state no more than that he cannot provide counsel or assistance. 

  
 -4- 

 12. Nondisparagement. Employee agrees to refrain from any disparagement, defamation,
libel, or slander of any of the Releasees, and agrees to refrain from any tortious interference with the contracts and relationships of any of the Releasees. Employee shall direct any inquiries by potential future employers to the Company’s
human resources department. 
 13. Breach. In addition to the rights provided in the “Attorneys’ Fees” section below,
Employee acknowledges and agrees that any material breach of this Agreement, [unless such breach constitutes a legal action by Employee challenging or seeking a determination in good faith of the validity of the waiver herein under the ADEA,] or of
any provision of the Confidentiality Agreement shall entitle the Company immediately to recover and/or cease providing the consideration provided to Employee under this Agreement and to obtain damages, [except as provided by law]. 

14. No Admission of Liability. Employee understands and acknowledges that this Agreement constitutes a compromise and settlement of any
and all actual or potential disputed claims by Employee. No action taken by the Company hereto, either previously or in connection with this Agreement, shall be deemed or construed to be (a) an admission of the truth or falsity of any actual or
potential claims or (b) an acknowledgment or admission by the Company of any fault or liability whatsoever to Employee or to any third party. 

15. Costs. The Parties shall each bear their own costs, attorneys’ fees, and other fees incurred in connection with the preparation
of this Agreement. 
 16. ARBITRATION. THE PARTIES AGREE THAT ANY AND ALL DISPUTES ARISING OUT OF THE TERMS OF THIS AGREEMENT, THEIR
INTERPRETATION, AND ANY OF THE MATTERS HEREIN RELEASED, SHALL BE SUBJECT TO ARBITRATION IN TRAVIS COUNTY, TEXAS BEFORE JUDICIAL ARBITRATION & MEDIATION SERVICES (“JAMS”), PURSUANT TO ITS EMPLOYMENT ARBITRATION RULES &
PROCEDURES (“JAMS RULES”). THE ARBITRATOR MAY GRANT INJUNCTIONS AND OTHER RELIEF IN SUCH DISPUTES. THE ARBITRATOR SHALL ADMINISTER AND CONDUCT ANY ARBITRATION IN ACCORDANCE WITH TEXAS LAW, INCLUDING THE TEXAS RULES OF CIVIL PROCEDURE, AND
THE ARBITRATOR SHALL APPLY SUBSTANTIVE AND PROCEDURAL TEXAS LAW TO ANY DISPUTE OR CLAIM, WITHOUT REFERENCE TO ANY CONFLICT-OF-LAW PROVISIONS OF ANY JURISDICTION. TO THE
EXTENT THAT THE JAMS RULES CONFLICT WITH TEXAS LAW, TEXAS LAW SHALL TAKE PRECEDENCE. THE DECISION OF THE ARBITRATOR SHALL BE FINAL, CONCLUSIVE, AND BINDING ON THE PARTIES TO THE ARBITRATION. THE PARTIES AGREE THAT THE PREVAILING PARTY IN ANY
ARBITRATION SHALL BE ENTITLED TO INJUNCTIVE RELIEF IN ANY COURT OF COMPETENT JURISDICTION TO ENFORCE THE ARBITRATION AWARD. THE PARTIES TO THE ARBITRATION SHALL EACH PAY AN EQUAL SHARE OF THE COSTS AND EXPENSES OF SUCH ARBITRATION, AND EACH PARTY
SHALL SEPARATELY PAY FOR ITS RESPECTIVE COUNSEL FEES AND EXPENSES; PROVIDED, HOWEVER, THAT THE ARBITRATOR SHALL AWARD ATTORNEYS’ FEES AND COSTS TO THE PREVAILING PARTY, EXCEPT AS PROHIBITED BY LAW. THE PARTIES HEREBY AGREE TO WAIVE THEIR RIGHT
TO HAVE ANY DISPUTE BETWEEN THEM RESOLVED IN A COURT OF LAW BY A JUDGE OR JURY. NOTWITHSTANDING THE FOREGOING, THIS SECTION WILL NOT PREVENT EITHER 

  
 -5- 

 
PARTY FROM SEEKING INJUNCTIVE RELIEF (OR ANY OTHER PROVISIONAL REMEDY) FROM ANY COURT HAVING JURISDICTION OVER THE PARTIES AND THE SUBJECT MATTER OF THEIR DISPUTE RELATING TO THIS AGREEMENT AND
THE AGREEMENTS INCORPORATED HEREIN BY REFERENCE. SHOULD ANY PART OF THE ARBITRATION AGREEMENT CONTAINED IN THIS PARAGRAPH CONFLICT WITH ANY OTHER ARBITRATION AGREEMENT BETWEEN THE PARTIES, THE PARTIES AGREE THAT THIS ARBITRATION AGREEMENT SHALL
GOVERN. 
 17. Tax Consequences. The Company makes no representations or warranties with respect to the tax consequences of the
payments and any other consideration provided to Employee or made on his behalf under the terms of this Agreement. Employee agrees and understands that he is responsible for payment, if any, of local, state, and/or federal taxes on the payments and
any other consideration provided hereunder by the Company and any penalties or assessments thereon. Employee further agrees to indemnify and hold the Company harmless from any claims, demands, deficiencies, penalties, interest, assessments,
executions, judgments, or recoveries by any government agency against the Company for any amounts claimed due on account of (a) Employee’s failure to pay or delayed payment of federal or state taxes, or (b) damages sustained by the
Company by reason of any such claims, including attorneys’ fees and costs. 
 18. Authority. The Company represents and warrants
that the undersigned has the authority to act on behalf of the Company and to bind the Company and all who may claim through it to the terms and conditions of this Agreement. Employee represents and warrants that he has the capacity to act on his
own behalf and on behalf of all who might claim through him to bind them to the terms and conditions of this Agreement. Each Party warrants and represents that there are no liens or claims of lien or assignments in law or equity or otherwise of or
against any of the claims or causes of action released herein. 
 19. No Representations. Employee represents that he has had an
opportunity to consult with an attorney, and has carefully read and understands the scope and effect of the provisions of this Agreement. Employee has not relied upon any representations or statements made by the Company that are not specifically
set forth in this Agreement. 
 20. Severability. In the event that any provision or any portion of any provision hereof or any
surviving agreement made a part hereof becomes or is declared by a court of competent jurisdiction or arbitrator to be illegal, unenforceable, or void, this Agreement shall continue in full force and effect without said provision or portion of
provision. 
 21. Attorneys’ Fees. Except with regard to a legal action challenging or seeking a determination in good faith of
the validity of the waiver herein under the ADEA, in the event that either Party brings an action to enforce or effect its rights under this Agreement, the prevailing Party shall be entitled to recover its costs and expenses, including the costs of
mediation, arbitration, litigation, court fees, and reasonable attorneys’ fees incurred in connection with such an action. 

  
 -6- 

 22. Entire Agreement. This Agreement represents the entire agreement and
understanding between the Company and Employee concerning the subject matter of this Agreement and Employee’s employment with and separation from the Company and the events leading thereto and associated therewith, and supersedes and replaces
any and all prior agreements and understandings concerning the subject matter of this Agreement and Employee’s relationship with the Company, with the exception of the surviving portions of the Employment Agreement, except as modified herein,
and the Confidentiality Agreement. 
 23. No Oral Modification. This Agreement may only be amended in a writing signed by Employee and
the Company’s Chief Financial Officer following approval by the Company’s Board of Directors. 
 24. Governing Law. This
Agreement shall be governed by the laws of the State of Texas, without regard for choice-of-law provisions. Employee consents to personal and exclusive jurisdiction and
venue in the State of Texas. 
 25. Effective Date. Employee understands that this Agreement shall be null and void if not executed by
him within twenty one (21) days. Each Party has seven (7) days after that Party signs this Agreement to revoke it. This Agreement will become effective on the eighth (8th) day after Employee signed this Agreement, so long as it has been
signed by the Parties and has not been revoked by either Party before that date (the “Effective Date”). Employee understands that this Agreement shall be null and void if not executed by Employee within the
twenty-one (21) day period set forth under paragraph 5 above. 
 26. Counterparts. This
Agreement may be executed in counterparts and by facsimile, and each counterpart and facsimile shall have the same force and effect as an original and shall constitute an effective, binding agreement on the part of each of the undersigned. 

27. Protected Activity Not Prohibited. Employee understands that nothing in this Agreement shall in any way limit or prohibit Employee
from engaging for a lawful purpose in any Protected Activity. For purposes of this Agreement, “Protected Activity” shall mean filing a charge or complaint, or otherwise communicating, cooperating, or participating with, any state, federal,
or other governmental agency, including the Securities and Exchange Commission, the Equal Employment Opportunity Commission, and the National Labor Relations Board. Notwithstanding any restrictions set forth in this Agreement, Employee understands
that he is not required to obtain authorization from the Company prior to disclosing information to, or communicating with, such agencies, nor is Employee obligated to advise the Company as to any such disclosures or communications. Notwithstanding,
in making any such disclosures or communications, Employee agrees to take all reasonable precautions to prevent any unauthorized use or disclosure of any information that may constitute Company confidential or proprietary information under the
Confidentiality Agreement and/or Employment Agreement to any parties other than the relevant government agencies. Employee further understands that “Protected Activity” does not include his disclosure of any Company attorney-client
privileged communications, and that any such disclosure without the Company’s written consent shall constitute a material breach of this Agreement. In addition, pursuant to the Defend Trade Secrets Act of 2016, Employee is notified that an
individual will not be held criminally or civilly liable under any federal or state trade secret law for the disclosure of a trade secret that (i) is made in confidence to a federal, state, or local government official (directly or indirectly)
or to an attorney solely for the purpose of reporting or investigating a suspected violation of law, or (ii) is made in a complaint or other document filed in a lawsuit or other 

  
 -7- 

 
proceeding, if (and only if) such filing is made under seal. In addition, an individual who files a lawsuit for retaliation by an employer for reporting a suspected violation of law may disclose
the trade secret to the individual’s attorney and use the trade secret information in the court proceeding, if the individual files any document containing the trade secret under seal and does not disclose the trade secret, except pursuant to
court order. 
 28. Voluntary Execution of Agreement. Employee understands and agrees that he executed this Agreement voluntarily,
without any duress or undue influence on the part or behalf of the Company or any third party, with the full intent of releasing all of his claims against the Company and any of the other Releasees. Employee acknowledges that: 

(a) he has read this Agreement; 

(b) he has been represented in the preparation, negotiation, and execution of this Agreement by legal counsel of his own choice or has elected
not to retain legal counsel; 
 (c) he understands the terms and consequences of this Agreement and of the releases it contains; and 

(d) he is fully aware of the legal and binding effect of this Agreement. 

[Remainder of Page Intentionally Blank; Signature Page Follows] 

  
 -8- 

 Execution Version 

IN WITNESS WHEREOF, the Parties have executed this Agreement on the respective dates set forth below. 

 

							
		 		 	[EMPLOYEE NAME], an individual
			
	Dated:	 		 	  

		 		 	[Employee Name]
			
		 		 	SAVARA INC.
				
	Dated:	 		 	By	 	          

		 		 	[Officer Name]
		 		 	[Officer Title]

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