Document:

EX-10.14

 Exhibit 10.14 

65 HAYDEN AVENUE 
 LEXINGTON,
MASSACHUSETTS 02421 
 LEASE SUMMARY SHEET 
  

			
	Execution Date:	  	March 19, 2018
		
	Tenant:	  	 KALEIDO BIOSCIENCES, INC.,
 a Delaware
corporation

		
	Tenant’s Mailing Address Prior to Occupancy:	  	Kaleido Biosciences, Inc.
18 Crosby Drive
Bedford, MA 01730
Attention: Chief Financial Officer
		
	Landlord:	  	 HCP/KING HAYDEN CAMPUS LLC,
 a Delaware
limited liability company

		
	Building:	  	65 Hayden Avenue, Lexington, Massachusetts 02421. The Building consists of approximately 213,005 rentable square feet, including a four-story garage with 298 spaces (the “Garage”). The Building consists of two wings-the North Building and the South Building. The land (the “Land”) on which the Building and the Garage are located is described as “Parcel Three” and “Parcel
Four” on Exhibit 2 attached hereto and made a part hereof.
		
	Campus:	  	All of the land described on Exhibit 2 (including the Land described above) together with the Building described above, the buildings now known as and numbered 45 Hayden Avenue and 55 Hayden Avenue, and any other building
and/or improvements constructed on the Land.
		
	Premises:	  	 Prime Premises, which are areas on (i) the first (1st) floor of the north
portion of the Building (the “North Premises”), and (ii) the first (1st) floor of the south portion of the Building (the “South Premises”) containing
approximately 52,815 rentable square feet in the aggregate. The North Premises consist of 39,430 rentable square feet, and the South Premises consist of 13,385 rentable square feet.

 
 PH System Premises, which are located on the first (1st) floor. The PH System Premises are located in a room ( the “PH System Room”) that contains the PH systems of other tenants.

 
 The term “Premises” shall mean the Prime Premises and the PH System
Premises. The Premises are shown on the Lease Plans attached hereto as Exhibit 1A, and Exhibit 1B and made a part hereof (the “Lease Plans”).
  

Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building and the Rentable Square Footage of the Premises are correct and shall
not be remeasured.

  
 PAGE 1 

			
	Property:	  	The Building, the Garage, the Land, and other improvements located on, and to be constructed on, the Land.
		
	Parking Areas:	  	The parking structures (surface lots and parking decks, including the Garage adjacent to the Building) located on the Campus that Landlord provides for parking by all tenants of space on the Property, as the same may change from
time to time as contemplated pursuant to Section 2.2 of this Lease.
		
	 Term
 Commencement

Dates:
	  	 North Premises: The date (the “North Premises Term Commencement Date”) that is the earlier to occur of:

 
 (i) the date that Tenant first commences to
use the North Premises, or any portion thereof, for any Permitted Use, or
  

(ii)  the later of: (x) the date on which the Landlord’s North Premises Work has been
Substantially Completed (as hereinafter defined) or (y) September 1, 2018.
  

The parties estimate that the North Premises Term Commencement Date will occur on or about September 1, 2018 (“Estimated North Premises
Term Commencement Date”).
  
 South Premises: The date (the
“South Premises Term Commencement Date”) that is the earlier to occur of:
  

(i) the date that Tenant first commences to use the South Premises, or any portion thereof, for any Permitted
Use, or
  
 (ii)  the later of:
(x) the date on which the Landlord’s North Premises Work has been Substantially Completed (as hereinafter defined) or (y) October 1, 2018.
  

The parties estimate that the South Premises Term Commencement Date will occur on or about October 1, 2018 (“Estimated South Premises Term
Commencement Date”).

		
	 Base Rent Commencement

Dates:
	  	 North Premises: The North Premises Term Commencement Date.
  

South Premises: The later of: (i) the South Premises Term
Commencement Date, or (ii) October 1, 2018.

 

  
 PAGE 2 

			
	 Additional Rent Commencement

Dates:
	  	 North Premises: The North Premises Base Rent Commencement Date.

 
 South Premises: The earlier of: (i) the North Premises Base Rent
Commencement Date, or (ii) the South Premises Base Rent Commencement Date.

		
	Expiration Date:	  	The date that is ten (10) years from the date (“Date Determining Expiration Date”) which is the later of: (i) the North Premises Base Rent Commencement Date, and (ii) the South Premises Base
Rent Commencement Date for the South Premises, except that if the Date Determining the Expiration Date does not occur on the first day of a calendar month, then Expiration Date shall be the last day of the calendar month in which the tenth (10th) anniversary of the Date Determining the Expiration Date occurs.
		
	Extension Term(s):	  	Subject to Section 1.2 below, one (1) extension term of ten (10) years.
		
	Landlord’s Contributions:	  	 North Premises: Up to $3,548,700.00 (i.e., $ 90.00 per rentable square foot of the North Premises).

 
 South Premises: Up to $2,007,750.00 (i.e., $ 150.00 per rentable square foot of
the South Premises).
  
 Expansion Premises: Up to $ 70.00 per rentable square
foot of the Expansion Premises if Tenant elects to lease Expansion Premises.

		
	Permitted Uses:	  	 Subject to Legal Requirements, general office, research, development and laboratory use, including pilot production needs for food GMP Human
nutrition studies and GMP Human therapeutic clinical studies, and other ancillary uses related to the foregoing. Landlord makes no express warranty or representation, and disclaims any implied warranty or representation, that the Permitted Uses are
consistent or in compliance with any zoning or other land use ordinance, code or regulation, or any matters of public record.
  

Tenant acknowledges that it has performed such investigation as it deems appropriate to satisfy itself that the Premises are suitable for its purposes; and no
limitation on the uses permitted by law or any matters of public record shall entitle Tenant to an abatement of Rent, nor release Tenant from the prompt compliance with any of its obligations under this Lease

		
	Base Rent—North Premises-39,430 RSF:	  	 Notwithstanding anything to the contrary herein contained, Tenant’s obligation to pay Base Rent with respect to the North Premises shall
not commence until the North Premises Base Rent Commencement Date.
  

  
 PAGE 3 

							
	 	  	RENT YEAR	  	ANNUAL BASE
RENT**	  	MONTHLY
PAYMENT
	  	1	  	      $2,150,577.87***	  	      $172,506.25***
	  	2	  	$2,132,177.25	  	$177,681.44
	  	3	  	$2,196,142.57	  	$183,011.88
	  	4	  	$2,262,026.84	  	$188,502.24
	  	5	  	$2,329,887.65	  	$194,157.30
	  	6	  	$2,399,784.28	  	$199,982.02
	  	7	  	$2,471,777.81	  	$205,981.48
	  	8	  	$2,545,931.14	  	$212,160.93
	  	9	  	$2,622,309.08	  	$218,525.76
	  	10	  	$2,700,978.35	  	$225,081.53
	  	11	  	        $2,782,007.70****	  	$231,833.97

  

							
	 Base Rent—South

Premises—13,385
 RSF:
	  	 Notwithstanding anything to the contrary herein contained, Tenant’s obligation to pay Base Rent with respect to the South
Premises shall not commence until the South Premises Base Rent Commencement Date.
  

							
	 	  	RENT YEAR	  	ANNUAL BASE
RENT**	  	MONTHLY
PAYMENT
	  	1	  	  $702,712.50*	  	  $58,559.38*
	  	2	  	$723,793.88	  	$60,316.16
	  	3	  	$745,507.69	  	$62,125.64
	  	4	  	$767,872.92	  	$63,989.41
	  	5	  	$790,909.11	  	$65,909.09
	  	6	  	$814,636.38	  	$67,886.37
	  	7	  	$839,075.47	  	$69,922.96
	  	8	  	$864,247.74	  	$72,020.64
	  	9	  	$890,175.17	  	$74,181.26
	  	10	  	$916,880.43	  	$76,406.70
	  	11	  	        $944,386.84****	  	$78,698.90

  

							
		  	 *  Notwithstanding anything in this Section of the Lease to the
contrary, so long as there is no Event of Default (as defined in Section 20) by Tenant under this Lease, Tenant shall be entitled to an abatement of Base Rent for

  
 PAGE 4 

			
		  	 the South Premises for the second three-(3)-month period after the South Premises Base Rent Commencement Date (the
“South Premises Base Rent Abatement Period”) (i.e., if the South Premises Base Rent Commencement Date is October 1, 2018, then the South Premises Base Rent Abatement Period will be January 1, 2019 through
March 31, 2019). Notwithstanding the foregoing, in no event shall the South Premises Base Rent Abatement Period occur earlier than the period commencing January 1, 2019 and expiring March 31, 2019. During the South Premises Base Rent
Abatement Period, only Base Rent payable with respect to the South Premises shall be abated, and all Base Rent, Additional Rent and other costs and charges specified in this Lease shall remain as due and payable pursuant to the provisions of this
Lease.
 **   The Annual Base Rent per rentable square foot for each portion of the Premises, from
time to time, is set forth on Exhibit 12.
 ***   Notwithstanding the foregoing,
Tenant’s obligation to pay Monthly Rent payable by Tenant with respect to the North Premises during the Premium Rent Period, as hereinafter defined, shall be $161,005.84 (i.e., 200% of the amount of Base Rent which would be otherwise payable by
Tenant with respect to the North Premises during the Premium Rent Period, as determined by the schedule for Base Rent for the North Premises set forth above). The “Premium Rent Period” shall be defined as the first fourteen
(14) days of the Term of the Lease with respect to the North Premises, except that if the North Premises Base Rent Commencement Date occurs prior to September 1, 2018, then the Premium Rent Period shall be defined as September 1, 2018
through September 14, 2018, inclusive. For example, if the North Premises Base Rent Commencement Date occurs on September 1, 2018, then the monthly installment of Base Rent payable by Tenant with respect to the North Premises for the month
of September, 2018 shall be $253,009.17.
 ****  Annualized

 

	Rent Year:	  	 “Rent Year 1” with respect to the North Premises shall be the twelve (12) month period commencing as of the North
Premises Base Rent Commencement Date and ending as of the day (“Rent Year 1 End Date”) immediately preceding the first anniversary of the North Premises Base Rent Commencement Date, except that if the North Premises Base Rent
Commencement Date occurs on other than the first day of a calendar month, then the Rent Year 1 End Date shall be the last day of the calendar month in which the first anniversary of the North Premises Base Rent Commencement Date occurs.

 
 “Rent Year 1” with respect to the South Premises shall be the period
commencing as of the South Premises Base Rent Commencement Date and shall end as of the Rent Year 1 End Date.
  

  
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	 	  	Each Rent Year after Rent Year 1 for both the North Premises and South Premises shall be the twelve-
(12)-month period immediately following the preceding Rent Year (i.e., the annual increases in the Base
Rent for the South
Premises shall occur on at the same time as the annual increases in the Base Rent for
the North Premises).
		
	Operating Costs and Taxes:	  	See Sections 5.2 and 5.3.
		
	Tenant’s Share:	  	 A fraction, the numerator of which is the number of rentable square feet in the applicable portion of the Premises and the denominator of
which is the number of rentable square feet in the Building.
  
 As of the Execution
Date, Tenant’s Shares with respect to each portion of the Premises is

  

					
	 North Premises:
	  	 	18.51	% 
	 South Premises:
	  	 	6.28	% 
		  	  
	  
	 
	 Total:
	  	 	24.79	% 

  

			
	Security Deposit/ Letter of Credit:	  	$2,057,658.75, subject to reduction pursuant to Section 7 hereof.
		
	Guarantor:	  	None.

  

			
	EXHIBIT 1A	  	LEASE PLAN—PRIME PREMISES
	EXHIBIT 1B	  	LEASE PLAN—PH SYSTEM PREMISES
	EXHIBIT 1C	  	LEASE PLAN—EXPANSION PREMISES
	EXHIBIT 1C-A	  	LEASE PLAN—EXPANSION PREMISES A
	EXHIBIT 1C-B	  	LEASE PLAN—EXPANSION PREMISES B
	EXHIBIT 2	  	LEGAL DESCRIPTION—LAND
	EXHIBIT 3	  	PLAN – CURRENT PARKING AREAS
	EXHIBIT 3, SHEET 1	  	PLAN – CURRENT PARKING AREAS
	EXHIBIT 3, SHEET 2	  	PLAN – CURRENT PARKING AREAS
	EXHIBIT 4	  	WORK LETTER
	EXHIBIT 4-1	  	INITIAL PLAN FOR NORTH PREMISES
	EXHIBIT 4-2	  	EQUIPMENT UTILITY MATRIX FOR NORTH PREMISES
	EXHIBIT 4-3	  	ARCHITECTURAL BASIS OF DESIGN
	EXHIBIT 4-4	  	INITIAL PLAN FOR SOUTH PREMISES
	EXHIBIT 5-1	  	AREAS AVAILABLE TO TENANT IN SOUTH PENTHOUSE
	EXHIBIT 5-2	  	 AREAS AVAILABLE TO TENANT IN SOUTH
 MECHANICAL
ROOM

	EXHIBIT 5-3	  	 TENANT-SUPPLIED MECHANICAL EQUIPMENT

LOCATION

	EXHIBIT 6	  	FORM OF LETTER OF CREDIT
	EXHIBIT 7	  	LANDLORD’S SERVICES

  
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	EXHIBIT 8	  	TENANT’S HAZARDOUS MATERIALS
	EXHIBIT 9	  	RULES AND REGULATIONS
	EXHIBIT 9-1	  	BUILDING RULES AND REGULATIONS
	EXHIBIT 9-2	  	CONSTRUCTION RULES AND REGULATIONS
	EXHIBIT 10	  	TENANT WORK INSURANCE SCHEDULE
	EXHIBIT 11	  	ADDITIONAL PROVISIONS
	EXHIBIT 12	  	BASE RENT—PER-RENTABLE-SQUARE-FOOT AMOUNTS
	EXHIBIT 13	  	TENANT’S MONUMENT SIGNAGE

  
 PAGE 7 

 TABLE OF CONTENTS 
  

									
	1.        	  	LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS	  	 	1	 
				
		  	1.1	  	Lease Grant	  	 	1	 
		  	1.2	  	Extension Term	  	 	1	 
		  	1.3	  	Appurtenant Rights	  	 	2	 
		  	1.4	  	Tenant’s Access	  	 	4	 
		  	1.5	  	No recording // Notice of Lease	  	 	5	 
		  	1.6	  	Exclusions	  	 	5	 
		  	1.7	  	Acid Neutralization Tank	  	 	5	 
		  	1.8	  	Standby Power	  	 	6	 
			
	2.	  	RIGHTS RESERVED TO LANDLORD	  	 	7	 
				
		  	2.1	  	Additions and Alterations	  	 	7	 
		  	2.2	  	Additions to the Property	  	 	7	 
		  	2.3	  	Name and Address of Building	  	 	8	 
		  	2.4	  	Landlord’s Access	  	 	8	 
		  	2.5	  	Pipes, Ducts and Conduits	  	 	10	 
		  	2.6	  	Minimize Interference	  	 	10	 
			
	3.	  	CONDITION OF PREMISES; CONSTRUCTION	  	 	10	 
				
		  	3.1	  	Condition of Premises	  	 	10	 
		  	3.2	  	Landlord’s Work	  	 	10	 
		  	3.3	  	Tenant’s Remedies in the Event of Delays in North Premises Term Commencement Date	  	 	12	 
			
	4.	  	USE OF PREMISES	  	 	13	 
				
		  	4.1	  	Permitted Uses	  	 	13	 
		  	4.2	  	Prohibited Uses	  	 	13	 
		  	4.3	  	MWRA Permit	  	 	14	 
		  	4.4	  	Parking and Traffic Demand Management Plan	  	 	14	 
			
	5.	  	RENT; ADDITIONAL RENT	  	 	15	 
				
		  	5.1	  	Base Rent	  	 	15	 
		  	5.2	  	Operating Costs	  	 	15	 
		  	5.3	  	Taxes	  	 	19	 
		  	5.4	  	Late Payments	  	 	20	 
		  	5.5	  	No Offset; Independent Covenants; Waiver	  	 	21	 
		  	5.6	  	Survival	  	 	22	 
			
	6.	  	INTENTIONALLY OMITTED	  	 	22	 
			
	7.	  	CASH SECURITY DEPOSIT/LETTER OF CREDIT	  	 	22	 
				
		  	7.1	  	Amount	  	 	22	 
		  	7.2	  	Application of Proceeds of Letter of Credit	  	 	23	 
		  	7.3	  	Transfer of Letter of Credit	  	 	23	 
		  	7.4	  	Cash Proceeds of Letter of Credit	  	 	23	 
		  	7.5	  	Return of Security Deposit or Letter of Credit	  	 	24	 
		  	7.6	  	Reduction of the Cash Security Deposit and/or Letter of Credit	  	 	24	 

  
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	8.        	  	INTENTIONALLY OMITTED	  	 	25	 
			
	9.	  	UTILITIES, LANDLORD’S SERVICES	  	 	25	 
				
		  	9.1	  	Electricity	  	 	25	 
		  	9.2	  	Water	  	 	26	 
		  	9.3	  	Gas	  	 	26	 
		  	9.4	  	Other Utilities	  	 	26	 
		  	9.5	  	Interruption or Curtailment of Utilities	  	 	26	 
		  	9.6	  	Landlord’s Services	  	 	27	 
			
	10.	  	MAINTENANCE AND REPAIRS	  	 	27	 
				
		  	10.1	  	Maintenance and Repairs by Tenant	  	 	27	 
		  	10.2	  	Maintenance and Repairs by Landlord	  	 	28	 
		  	10.3	  	Accidents to Sanitary and Other Systems	  	 	28	 
		  	10.4	  	Floor Load—Heavy Equipment	  	 	28	 
		  	10.5	  	Premises Cleaning	  	 	28	 
		  	10.6	  	Pest Control	  	 	29	 
		  	10.7	  	Service Interruptions	  	 	29	 
			
	11.	  	ALTERATIONS AND IMPROVEMENTS BY TENANT	  	 	30	 
				
		  	11.1	  	Procedures for Performing Alterations	  	 	30	 
		  	11.2	  	Harmonious Relations	  	 	32	 
		  	11.3	  	Liens	  	 	32	 
		  	11.4	  	General Requirements	  	 	32	 
			
	12.	  	SIGNAGE	  	 	32	 
				
		  	12.1	  	Restrictions	  	 	32	 
		  	12.2	  	Monument Signage	  	 	33	 
		  	12.3	  	Building Directory/Premises Entrance Signage	  	 	33	 
			
	13.	  	ASSIGNMENT, MORTGAGING AND SUBLETTING	  	 	33	 
				
		  	13.1	  	Landlord’s Consent Required	  	 	33	 
		  	13.2	  	Landlord’s Recapture Right	  	 	33	 
		  	13.3	  	Standard of Consent to Transfer	  	 	34	 
		  	13.4	  	Listing Confers no Rights	  	 	34	 
		  	13.5	  	Profits In Connection with Transfers	  	 	34	 
		  	13.6	  	Prohibited Transfers	  	 	34	 
		  	13.7	  	Exceptions to Requirement for Consent	  	 	35	 
		  	13.8	  	Flagship Subleases	  	 	35	 
			
	14.	  	INSURANCE; INDEMNIFICATION; EXCULPATION	  	 	36	 
				
		  	14.1	  	Tenant’s Insurance	  	 	36	 
		  	14.2	  	Indemnification	  	 	37	 
		  	14.3	  	Property of Tenant	  	 	37	 
		  	14.4	  	Limitation of Landlord’s Liability for Damage or Injury	  	 	38	 

  
 PAGE 2 

									
		  	14.5	  	Waiver of Subrogation; Mutual Release	  	 	38	 
		  	14.6	  	Tenant’s Acts—Effect on Insurance	  	 	38	 
		  	14.7	  	Landlord’s Insurance	  	 	39	 
			
	15.	  	CASUALTY; TAKING	  	 	39	 
				
		  	15.1	  	Damage	  	 	39	 
		  	15.2	  	Termination Rights	  	 	40	 
		  	15.3	  	Rent Abatement	  	 	41	 
		  	15.4	  	Taking for Temporary Use	  	 	41	 
		  	15.5	  	Disposition of Awards	  	 	42	 
			
	16.	  	ESTOPPEL CERTIFICATE	  	 	42	 
			
	17.        	  	HAZARDOUS MATERIALS	  	 	42	 
				
		  	17.1	  	Prohibition	  	 	42	 
		  	17.2	  	Environmental Laws	  	 	43	 
		  	17.3	  	Hazardous Material Defined	  	 	43	 
		  	17.4	  	Chemical Safety Program	  	 	43	 
		  	17.5	  	Testing	  	 	44	 
		  	17.6	  	Indemnity; Remediation	  	 	44	 
		  	17.7	  	Disclosures	  	 	46	 
		  	17.8	  	Removal	  	 	46	 
		  	17.9	  	Landlord Obligations with respect to Hazardous Materials	  	 	46	 
			
	18.	  	RULES AND REGULATIONS	  	 	47	 
				
		  	18.1	  	Rules and Regulations	  	 	47	 
		  	18.2	  	Energy Conservation	  	 	48	 
		  	18.3	  	Recycling	  	 	48	 
			
	19.	  	LAWS AND PERMITS	  	 	48	 
				
		  	19.1	  	Legal Requirements	  	 	48	 
			
	20.	  	DEFAULT	  	 	49	 
				
		  	20.1	  	Events of Default	  	 	49	 
		  	20.2	  	Remedies	  	 	51	 
		  	20.3	  	Damages—Termination	  	 	51	 
		  	20.4	  	Landlord’s Self-Help; Fees and Expenses	  	 	52	 
		  	20.5	  	Waiver of Redemption, Statutory Notice and Grace Periods	  	 	52	 
		  	20.6	  	Landlord’s Remedies Not Exclusive	  	 	53	 
		  	20.7	  	No Waiver	  	 	53	 
		  	20.8	  	Restrictions on Tenant’s Rights	  	 	53	 
		  	20.9	  	Landlord Default	  	 	53	 
			
	21.	  	SURRENDER; ABANDONED PROPERTY; HOLD-OVER	  	 	54	 
				
		  	21.1	  	Surrender	  	 	54	 
		  	21.2	  	Abandoned Property	  	 	55	 
		  	21.3	  	Holdover	  	 	56	 
		  	21.4	  	Warranties	  	 	56	 

  
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	22.        	  	MORTGAGEE RIGHTS	  	 	56	 
				
		  	22.1	  	Subordination	  	 	56	 
		  	22.2	  	Notices	  	 	57	 
		  	22.3	  	Mortgagee Consent	  	 	57	 
		  	22.4	  	Mortgagee Liability	  	 	57	 
			
	23.	  	QUIET ENJOYMENT	  	 	57	 
			
	24.	  	NOTICES	  	 	58	 
			
	25.	  	MISCELLANEOUS	  	 	58	 
				
		  	25.1	  	Separability	  	 	58	 
		  	25.2	  	Captions	  	 	58	 
		  	25.3	  	Broker	  	 	59	 
		  	25.4	  	Entire Agreement	  	 	59	 
		  	25.5	  	Governing Law	  	 	59	 
		  	25.6	  	Representation of Authority	  	 	59	 
		  	25.7	  	Expenses Incurred by Landlord	  	 	59	 
		  	25.8	  	Survival	  	 	60	 
		  	25.9	  	Limitation of Liability	  	 	60	 
		  	25.10	  	Binding Effect	  	 	60	 
		  	25.11	  	Landlord Obligations upon Transfer	  	 	61	 
		  	25.12	  	No Grant of Interest	  	 	61	 
		  	25.13	  	Financial Information	  	 	61	 
		  	25.14	  	OFAC Certificate and Indemnity	  	 	61	 
		  	25.15	  	Confidentiality	  	 	62	 
		  	25.16	  	Force Majeure	  	 	62	 

  
 PAGE 4 

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

	1.	 LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS 

1.1 Lease Grant. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises upon and subject to terms and
conditions of this Lease, for a term of years commencing on the Term Commencement Date and, unless earlier terminated or extended pursuant to the terms hereof, ending on the Expiration Date (the “Initial Term”; the Initial Term and
any duly exercised Extension Terms are hereinafter collectively referred to as the “Term”). 
 1.2 Extension
Term.
 (a) Provided that the following conditions, which may be waived by Landlord in its sole discretion, are satisfied
(i) Kaleido Biosciences, Inc. itself, and/or any Permitted Transferee(s) (as defined in Section 13.7) is/are then occupying at least sixty-five percent (65%) of the Premises; and (ii) no uncured Event of Default exists (1) as of
the date of the Extension Notice (hereinafter defined), and (2) at the commencement of the applicable Extension Term (hereinafter defined), Tenant shall have the option (the “Extension Option”) to extend the Term for one
(1) additional term of ten (10) years (the“Extension Term”), commencing as of the expiration of the Initial Term. Tenant must exercise such option to extend, if at all, by giving Landlord written notice (the
“Extension Notice”) on or before the date that is twelve (12) months prior to the expiration of the Initial Term, time being of the essence. Upon the timely giving of such notice, the Term shall be deemed extended
upon all of the terms and conditions of this Lease, except that Base Rent during the Extension Term shall be calculated in accordance with this Section 1.2, Landlord shall have no obligation to construct or renovate the Premises, Landlord shall
have no obligation to provide any Landlord Contribution with respect to the Extension Term, and Tenant shall have no further right to extend the Term. If Tenant fails to give timely notice, as aforesaid, Tenant shall have no further right to extend
the Term. 
 Notwithstanding the fact that Tenant’s proper and timely exercise of such option to extend the Term shall be self-executing, the parties
shall promptly execute a lease amendment reflecting such Extension Term after Tenant exercises such option. The execution of such lease amendment shall not be deemed to waive any of the conditions to Tenant’s exercise of its rights under this
Section 1.2. 
 (b) The Base Rent during the Extension Term (the “Extension Term Base Rent”) shall be determined in
accordance with the process described hereafter. Extension Term Base Rent shall be the fair market rental value of the Premises then demised to Tenant as of the commencement of the Extension Term as determined in accordance with the process
described below, for renewals of first class office/research/laboratory building/campus in the Route 

  
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128/Route 2/Alewife corridor real estate market (the “Market Area”) of equivalent quality, size, utility and location, with the length of the Extension Term, the credit standing
of Tenant, any economic concessions (including, without limitation, tenant improvement allowances and free rent) then being provided by landlords to tenants, and all other relevant factors to be taken into account. Within thirty (30) days after
receipt of the Extension Notice, Landlord shall deliver to Tenant written notice of its determination of the Extension Term Base Rent for the Extension Term. Tenant shall, within thirty (30) days after receipt of such notice, notify Landlord in
writing whether Tenant accepts or rejects Landlord’s determination of the Extension Term Base 
 Rent (“Tenant’s Response
Notice”). If Tenant fails timely to deliver Tenant’s Response Notice, Landlord’s determination of the Extension Term Base Rent shall be binding on Tenant. 

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

1.3 Appurtenant Rights. 

(a) Common Areas. Subject to the terms of this Lease and the Rules and Regulations (hereinafter defined), Tenant shall have, as
appurtenant to the Premises, rights to use in common with others entitled thereto, the following areas (such areas are hereinafter referred to as the “Common Areas”): (i) the common loading docks, hallways, lobby, and elevator of
the Building serving the Premises, (ii) the common lavatories located on the floor(s) on which the Premises are located, (iii) common walkways and driveways necessary for access to the Building, (iv) the Parking Areas, (v) other
areas and facilities located in the Building, on the 

  
 PAGE 2 

 
Land, or elsewhere on the Campus designated by Landlord from time to time for the common use of tenants of the Building and other entitled thereto; and (vi) Tenant shall have the right to
install mechanical equipment in the locations shown on Exhibits 5-1, 5-2, and 5-3, subject to Landlord’s prior
written approval of plans and specifications for any installations in such locations, which approval shall not be unreasonably withheld, conditioned or delayed; and no other appurtenant rights or easements. The three (3) loading docks,
receiving area, and freight elevators are available for the use of the tenants in the Building and are part of the Common Areas. 
 (b)
Parking. During the Term, Landlord shall, subject to the terms hereof, make available up to one hundred thirty-one (131) parking spaces for Tenant’s use free of charge (except that the costs
of maintenance and repair of the parking areas shall, subject to the provisions of Section 5.2, be included in Operating Costs) in the Parking Areas serving the Building, of which (x) three (3) parking spaces shall be designated for
visitor parking and located near the entrance of the Building and (y) three (3) parking spaces shall be designated for visitor parking and located in the adjacent Garage. The Parking Areas are currently as shown on Exhibit 3. The number
of parking spaces in the parking areas reserved for Tenant, as modified pursuant to this Lease or as otherwise permitted by Landlord, are hereinafter referred to as the “Parking Spaces.” Tenant shall have no right to hypothecate or
encumber the Parking Spaces, and shall not sublet, assign, or otherwise transfer the Parking Spaces other than to employees occupying the Premises of Tenant, of any Permitted Transferee (as defined in Section 13.7), and any other Transferee
pursuant to an approved Transfer under Section 13 of this Lease. Subject to Landlord’s right to reserve parking for other tenants of the Building, said Parking Spaces will be on an unassigned,
non-reserved basis, and shall be subject to such reasonable rules and regulations as may be in effect for the use of the parking areas from time to time. Reserved and handicap parking spaces must be honored.
Notwithstanding anything to the contrary contained herein, Landlord shall have the right, upon at least three (3) months’ written notice to Tenant, to temporarily relocate all or any portion of the Parking Spaces to other portions of the
Property and/or parking areas owned, controlled or leased by Landlord and located on the Campus or on Hayden Avenue in Lexington, MA. In addition, Landlord may, at its election, implement valet and tandem parking in order to accommodate the parking
needs of the Property from time to time. 
 (c) Cafeteria. 

(i) During the Term, Tenant, its employees, contractors, and visitors shall have the right to use the Cafeteria, as hereinafter
defined, in common with others entitled thereto. Notwithstanding anything to the contrary contained herein, during the Term, as the same may be extended hereby, Landlord shall be obligated to operate the Cafeteria, and Tenant shall be entitled to
use the same in accordance with this Section 1.3(c). The “Cafeteria” shall be defined as a food services facility which provides food to tenants and occupants of the Campus. As of the Execution Date: (i) the Cafeteria is
located in Building 55, and (ii) the normal operating hours of the Cafeteria are from 7:30 a.m. to 1:30 p.m., Monday through Friday, excepting holidays. Tenant hereby acknowledges that the Cafeteria may be relocated, from time to time, to other
buildings located on the Campus. A third party provider is currently contemplated to operate the Cafeteria. Any amounts paid by Landlord on account of the operation of the 

  
 PAGE 3 

 
Cafeteria in excess of the net revenues derived from the operation of the Cafeteria shall be included in Operating Costs, as shall all of Landlord’s costs of cleaning, maintaining, and
repairing the Cafeteria. Card readers shall, at no cost to Tenant, be installed and maintained at appropriate access points to the Cafeteria, and identification cards shall be issued to authorized users. 

(ii) In addition to the foregoing right to use the Cafeteria, Tenant shall have the right, up to four (4) times per
calendar year, to use the entire Cafeteria for so-called “all-hands company” meetings, subject to the following conditions: (a) Tenant shall give Landlord
at least fifteen (15) days’ prior written notice of any such meeting), (b) such use shall only occur during hours other than the Cafeteria’s normal operating hours, (c) each meeting shall occur on only one calendar day,
(d) such use of the Cafeteria by Tenant shall be subject to Cafeteria’s reasonable rules and regulations, (e) Tenant shall reimburse Landlord, as additional rent, for all of Landlord’s out-of-pocket costs (including, without limitation, janitorial services) incurred by Landlord as the result of such use of the Cafeteria, and (f) Tenant’s use of the Cafeteria shall be reasonably
coordinated by Landlord with other non-operating hour uses. 
 (d) Fitness Center. During the
Term, Tenant, its employees, and visitors shall have the right to use the Fitness Center, as hereinafter defined, in common with others entitled thereto. Notwithstanding anything to the contrary contained herein, during the Term, as the same may be
extended hereby, Landlord shall be obligated to operate the Fitness Center, and Tenant shall be entitled to use the same, in accordance with this Section 1.3(d). The “Fitness Center” shall be a
work-out facility for the use of tenants and occupants of the Campus. As of the Execution Date, the Fitness Center is located in the Building. Tenant acknowledges that the Fitness Center may be relocated, from
time to time, to other buildings located on the Campus. Card readers shall, at no cost to Tenant, be installed and maintained at appropriate access points to the Fitness Center, and identification cards shall be issued to authorized users. Users of
the fitness center shall be required to execute such liability waivers as Landlord shall reasonably require. Any amounts paid by Landlord on account of the operation of the Fitness Center in excess of any net revenues derived from the operation of
the Fitness Center shall be included in Operating Costs, as shall all of Landlord’s costs of cleaning, maintaining, and repairing the Fitness Center. 

1.4 Tenant’s Access.

(a) From and after the Term Commencement Date and until the end of the Term, Tenant shall have access to the Premises twenty-four
(24) hours a day, seven (7) days a week, subject to Landlord’s reasonable Building security requirements, causes beyond Landlord’s reasonable control, Legal Requirements, the Rules and Regulations, the terms of this Lease, Force
Majeure (hereinafter defined) and matters of record. 
 (b) Tenant and its employees shall have access to the Building after normal business
hours by means of a card reader access system. In addition to the foregoing, Tenant shall have the right, subject to Tenant’s obtaining Landlord’s prior written approval of Tenant’s plans and specifications therefor (which approval
shall not be unreasonably withheld, delayed or conditioned), to install a security system within the Premises (“Tenant’s Security System  

  
 PAGE 4 

 
Work”). Tenant’s Security System Work shall be performed in accordance with this Lease, including, without limitation, Section 11 hereof. Tenant shall provide Landlord and
the cleaning personnel with access cards permitting normal entry to Tenant’s Premises. In addition to the foregoing, such security system shall be designed with a master key override using the Building master key, so that Landlord shall have
access to the Premises in an emergency, but Landlord shall only use such master key access in an emergency. Additionally, Tenant shall ensure that such system shall comply with all applicable laws, rules and regulations, including all fire safety
laws, and in no event shall Landlord be liable for, and Tenant shall defend, indemnify, and hold harmless Landlord and its representatives and agents from and against, any claims, demands, liabilities, causes of action, suits, judgments, damages and
expenses arising from such system or the malfunctioning thereof in accordance with Tenant’s indemnity obligations set forth in Section 14.2. 

1.5 No recording // Notice of Lease. Neither party shall record this Lease. Tenant shall not record a memorandum of this Lease and/or a
notice of this Lease. Notwithstanding the foregoing, if the Initial Term plus any Extension Term(s) exceed in the aggregate seven (7) years, Landlord agrees to join in the execution, in recordable form, of a statutory notice of lease and/or
written declaration in which shall be stated the Term Commencement Date, the Rent Commencement Date, the number and length of the Extension Term(s) and the Expiration Date, which notice of lease may be recorded by Tenant with the Middlesex South
Registry of Deeds and/or filed with the Middlesex South Registry District of the Land Court, as appropriate (alternatively and collectively, the “Registry”) at Tenant’s sole cost and expense. If a notice of lease was previously
recorded with the Registry, upon the expiration or earlier termination of this Lease, Landlord shall deliver to Tenant a notice of termination of lease and Tenant shall promptly execute, acknowledge, and deliver the same (together with any other
instrument(s) that may be necessary in order to record and/or file same with the Registry) to Landlord for Landlord’s execution and recordation with the Registry, which obligation shall survive the expiration or earlier termination of the
Lease. 
 1.6 Exclusions. The following are expressly excluded from the Premises and reserved to Landlord: all the perimeter walls of
the Premises (except the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits, wires and appurtenant fixtures, fan rooms, ducts, electric or other utilities, sinks or other
Building facilities, and the use of all of the foregoing, except as expressly permitted pursuant to Section 1.3(a) above. 
 1.7
Acid Neutralization Tank.
 (a) There currently exists an acid neutralization tank (the “Acid
Neutralization Tank”) that is located in the PH System Room on the first (1st) floor of the Building. Tenant acknowledges and agrees that Tenant is leasing the Acid Neutralization
Tank in its “AS IS,” “WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or implied, in fact or by law, of any kind, or recourse to Landlord. Tenant shall have the
exclusive right, throughout the Term of the Lease, as the same may be extended, to use the Acid Neutralization Tank in accordance with Legal Requirements. Tenant shall obtain, and maintain all governmental permits and approvals necessary for the
operation and maintenance of the Acid Neutralization Tank. Tenant shall be responsible for all 

  
 PAGE 5 

 
costs, charges and expenses incurred 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”), except, subject to Section 14.5, to the extent such costs are caused by the negligence or willful
misconduct of any of the Landlord Parties. 
 Notwithstanding the foregoing, Landlord shall: (i) prior to delivering the Acid
Neutralization Tank and PH Premises to Tenant, cause the tenant currently using the Acid Neutralization Tank and the PH Premises to decommission the same in accordance with the provisions of Section 21(b) of this Lease, and (ii) cause the
Acid Neutralization Tank to be in operating order at the time that the Acid Neutralization Tank is delivered to Tenant. Tenant shall be responsible for assuring that the maintenance and operation of the Acid Neutralization Tank shall in no way
damage any portion of the Building or Property. To the maximum extent permitted by Law, the Acid Neutralization Tank and all appurtenances thereto shall be at the sole risk of Tenant, and Landlord shall have no liability to Tenant if the Acid
Neutralization Tank or any appurtenant installations are damaged for any reason. Except for any Landlord Parties’ negligence or willful misconduct, Tenant agrees to be responsible for any damage caused to the Building or Property in connection
with the, maintenance and operation of the Acid Neutralization Tank. This indemnification by Tenant includes costs actually incurred by Landlord: (1) in connection with any investigation required by any governmental authority of site conditions
to the extent resulting from the breach by Tenant of its obligations with respect to the Acid Neutralization Tank, (2) in connection with any investigation required by Landlord pursuant to which it is determined that Tenant has breach its
obligations with respect to the Acid Neutralization Tank, and (3) any clean-up, remediation, and/or removal of any Hazardous Materials and/or restoration of the Property required by any governmental
authority caused by Tenant’s improper use of the Acid Neutralization Tank. 
 (b) Tenant shall be responsible for the operation,
cleanliness, and maintenance of the Acid Neutralization Tank and the appurtenances, all of which shall remain the personal property of Landlord, and shall be left in place by Tenant at the expiration or earlier termination of the Lease. Such
maintenance and operation shall be performed in a manner to avoid any unreasonable interference with any other tenants or Landlord. Tenant shall take the Acid Neutralization Tank “as is” in the condition in which the Acid Neutralization
Tank Premises is in as of the Commencement Date, without any obligation on the part of Landlord to prepare or construct the PH System Premises for Tenant’s use or occupancy. Without limiting the foregoing, Landlord makes no warranties or
representations to Tenant as to the suitability of the Acid Neutralization and the PH System Premises for the operation of the Acid Neutralization Tank. Tenant shall have no right to make any changes, alterations, additions, decorations or other
improvements to the PH System Premises without Landlord’s prior written consent which shall not be unreasonably withheld, conditioned or delayed. Tenant agrees to maintain the Acid Neutralization Tank in good condition and repair. Landlord
shall have no obligation to provide any services, including, without limitation, electric current, to the Acid Neutralization Tank. 

1.8 Standby Power. Reference is made to the facts that: (i) the Building is served by a 400 kw 480/277 3 phase 4 wire
(“Existing Generator Capacity”) emergency generator (the “Existing Generator”), and (ii) the Existing Generator provides standby power for certain tenants of the Building as well as support for the
common life safety systems of the Building. 

  
 PAGE 6 

 
Tenant shall have the right, subject to obtaining Landlord’s prior written approval, which approval shall not be unreasonably withheld, to connect its equipment in the Premises to the
Existing Generator, provided that the aggregate electrical demand of all equipment connected by Tenant to the Existing Generator at any time shall not exceed (i) 105 kilowatts for the North Premises, 120 kw/208v 3 phase 4 wire, (ii) 50 kilowatts for
the South Premises, 120 kw/208v 3 phase 4 wire, and (iii) 135 kilowatts for the Expansion Premises, 120 kw/208v 3 phase 4 wire. Landlord’s sole obligation to Tenant with respect to the Existing Generator shall be to contract with a reputable
third party (“Generator Servicer”) to maintain the Existing Generator as per the manufacturer’s standard maintenance guidelines. Landlord shall have no obligation to supervise, oversee or confirm that the Generator Servicer is
maintaining the Existing Generator per the manufacturer’s standard guidelines or otherwise, and Landlord shall have no obligation or liability to Tenant in the event that the Existing Generator is not operational. 

 

	2.	 RIGHTS RESERVED TO LANDLORD 

2.1 Additions and Alterations. Landlord reserves the right, at any time and from time to time, to make such changes, alterations,
additions, improvements, repairs or replacements in or to the Property (including the Premises but, with respect to the Premises, only for purposes of repairs, maintenance, replacements and the exercise of any other rights expressly reserved to
Landlord herein) and the fixtures and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it may deem necessary or desirable, provided, however, that there be no material obstruction of permanent access to, or
material interference with the use and enjoyment of, the Premises by Tenant. Subject to the foregoing, Landlord expressly reserves the right to temporarily close all, or any portion, of the Common Areas for the purpose of making repairs or changes
thereto. 
 2.2 Additions to the Property.

(a) Landlord may at any time or from time to time (i) construct additional building(s) and improvements and related site improvements
(collectively, “Future Development”) in all or any part of the Property and/or (ii) change the location or arrangement of any improvement outside the Building in or on the Property or all or any part of the Common
Areas, or add or deduct any land to or from the Property; provided that there shall be no material increase in Tenant’s obligations or material interference with Tenant’s rights under this Lease in connection with the exercise of the
foregoing reserved rights. 
 (b) In case any excavation shall be made for building or improvements or for any other purpose upon the land
adjacent to or near the Premises, Tenant will afford without charge to Landlord, or the person or persons, firms or corporations causing or making such excavation, license to enter upon the Premises for the purpose of doing such work as Landlord or
such person or persons, firms or corporation shall deem to be necessary to preserve the walls or structures of the Building from injury, and to protect the Building by proper securing of foundations. 

  
 PAGE 7 

 (c) Tenant acknowledges and agrees that this Lease is subject and subordinate to
(i) The Hayden Science Center Condominium (“Condominium”), which was established by Master Deed dated December 1, 2017, recorded in Book 70325, Page 108, in the Middlesex South District Registry of Deeds and filed as
Document No. 195793 in the Middlesex South Registry District of the Land Court, (ii) the Condominium Floor Plans and Site Plans dated December 1, 2017, and filed with the Middlesex Registry of Deeds, Southern District, as Plan
No. 1090, Pages 1 through 13, and (iii) the Declaration of Trust of The Hayden Science Center Condominium Trust dated December 1, 2017, recorded in Book 70325, Page 148, in the Middlesex South District Registry of Deeds and filed as
Document No. 195794 in the Middlesex South Registry District of the Land Court (the Master Deed, Declaration of Trust, and the Plans are being referred to herein as the “Condominium Documents”). Tenant agrees that
the Condominium Documents may be amended and that this Lease shall remain subject to and subordinate to the Condominium Documents, as so amended, so long as such amendments do not: (x) materially adversely affect Tenant’s rights under this
Lease, or (y) materially increase Tenant’s obligations under this Lease. Landlord agrees to provide Tenant with copies of any such amendments at least ten (10) business days prior to recording same. 

(d) Landlord and Tenant each hereby acknowledges and agrees that, in connection with any Future Development, (i) Landlord shall have the
right to enter into, and subject the Property to the terms and conditions of, a commercially reasonable reciprocal easement agreement with any one or more of the neighboring property owners in order to create a commercial campus-like setting
(“REA”); (ii) upon Landlord’s request in connection with the recording of the REA, Tenant shall execute a commercially reasonable instrument in recordable form making this Lease subject and subordinate to the REA;
(iii) Landlord shall have the right to subdivide the Property so long as Tenant continues to have all of the rights and obligations contained in this Lease (e.g., the appurtenant right to use all Common Areas); and (iv) Tenant shall
execute such reasonable documents (which may be in recordable form) evidencing the foregoing promptly upon Landlord’s request, so long as such agreements do not (x) materially adversely affect Tenant’s rights under this Lease or
(y) materially increase Tenant’s obligations under this Lease. Landlord agrees to provide Tenant with copies of any such agreements at least ten (10) business days prior to recording same. 

2.3 Name and Address of Building. Landlord reserves the right at any time and from time to time to change the name or address of
the Building and/or the Property, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof. 

2.4 Landlord’s Access.

(a) Premises. Subject to the terms hereof, Tenant shall upon reasonable advance notice (not less than twenty-four (24) hours),
which may be by e-mail at jeffrey.moore@kaleido.com with a copy to allison.angelico@kaleido.com or some other email address as may be provided in writing by Tenant to Landlord (except that no notice shall be
required in emergency situations): (a) permit Landlord and any holder of a Mortgage (hereinafter defined) (each such holder, a “Mortgagee”), and the agents, representatives, employees and contractors of each of them, to have
reasonable access to the Premises at all reasonable hours for the purposes of inspection, making repairs, replacements or improvements in or to the Premises or the Building or equipment therein (including, without limitation, sanitary, electrical,
heating, air conditioning or other systems), complying with all applicable laws, ordinances, rules, regulations, statutes, by-laws, court decisions and orders and requirements of all public authorities
(collectively, “Legal Requirements”), or exercising any 

  
 PAGE 8 

 
right reserved to Landlord under this Lease (including without limitation the right to take upon or through, or to keep and store within the Premises all necessary materials, tools and
equipment); (b) permit Landlord and its agents and employees to show the Premises during normal business hours (i.e. Monday – Friday 7 A.M. – 6 P.M., Saturday 7 A.M. – 12 P.M., excluding holidays) to any prospective Mortgagee or
purchaser of the Building and/or the Property or of the interest of Landlord therein, and, during the last twelve (12) months of the Term or at any time after the occurrence of an Event of Default, prospective tenants; and (c) permit
Landlord and its agents, at Landlord’s sole cost and expense, to perform environmental audits, environmental site investigations and environmental site assessments (“Site Assessments”) in, on, under and at the Premises
and the Land, it being understood that Landlord shall repair any damage arising as a result of the Site Assessments, and such Site Assessments may include both above and below the ground testing and such other tests as may be necessary or
appropriate to conduct the Site Assessments. In addition, to the extent that it is necessary to enter the Premises in order to access any area that serves any portion of the Building outside the Premises, then Tenant shall, upon as much advance
notice as is practical under the circumstances, and in any event at least twenty-four (24) hours’ prior written notice (except that no notice shall be required in emergency situations), permit contractors engaged by other occupants of the
Building to pass through the Premises in order to access such areas but only if accompanied by a representative of Landlord. Notwithstanding anything to the contrary contained herein, Tenant shall be entitled to have a representative present for any
access by Landlord or any Landlord Parties in exercising its rights under this Section 2.4. 
 (b) Secure Area within the
Premises. Notwithstanding the foregoing, Tenant, at its own expense may, as hereinafter set forth, designate one or more areas of the Premises to be “Secure Areas” (i.e., portions of the Premises to which Landlord shall
not have a right of entry or access for any reason whatsoever (except as otherwise provided below). Tenant may, from time to time, exercise its right to create Secure Areas by delivering to Landlord, for Landlord’s written approval, a plan
showing the location of any such Secure Areas. Landlord agrees that it will not unreasonably withhold, condition or delay such consent. If Landlord must gain access to a Secure Areas in a non-emergency
situation, Landlord shall contact Tenant, and Landlord and Tenant shall arrange a mutually agreed upon time for Landlord to have such access. Landlord shall be accompanied by an employee of Tenant or a party designated by Tenant (the
“Escort”). Tenant shall make an Escort available to Landlord during business hours. At all times, Landlord shall comply with all reasonable security measures of the Tenant pertaining to the Secure Areas. If an emergency representing
an imminent risk of injury to persons or material property damage in the Building or the Premises, including, without limitation, a suspected fire or flood, requires Landlord to gain access to the Secure Areas, Landlord may enter the Secure Areas
without an Escort. If practicable under the circumstances, Landlord shall immediately notify (which may be oral notification) and request that Tenant make an Escort available to Landlord if time permits, and if Tenant shall not make an Escort
available to accompany Landlord, then Tenant hereby authorizes Landlord to enter the Secure Areas forcibly or with a master key, and to enter without an Escort. In any such event, except (subject to Section 14.5 of this Lease) to the extent
resulting from Landlord’s negligence or willful misconduct, Landlord shall have no liability whatsoever to Tenant, and Tenant shall pay all reasonable expenses incurred by Landlord in repairing or reconstructing any entrance, corridor, door or
other portions of the Premises damaged as a result of a forcible entry by Landlord. Landlord shall have no obligation to provide either janitorial service or cleaning in the Secure Areas unless Tenant shall make arrangements to have an Escort in the
Secure Areas at the time such service or cleaning is provided to the remainder of the Premises. 

  
 PAGE 9 

 2.5 Pipes, Ducts and Conduits. Tenant shall permit Landlord to erect, use,
maintain and relocate pipes, ducts and conduits in and through the Premises, provided the same do not reduce the rentable square footage of the Premises, other than in a de minimis amount, or adversely affect the appearance of the Premises. In
exercising its rights under this Section 2.5, Landlord shall make commercially reasonable efforts to locate any pipes, ducts, and conduits behind walls and above ceilings so as to minimize interference with the Premises. 

2.6 Minimize Interference. Except in the event of an emergency, Landlord shall use commercially reasonable efforts to minimize
any interference with Tenant’s business operations and use and occupancy of the Premises in connection with the exercise any of the foregoing rights under this Section 2. 

 

	3.	 CONDITION OF PREMISES; CONSTRUCTION. 

3.1 Condition of Premises. Tenant acknowledges and agrees that Tenant is leasing the Premises in their “AS IS,”
“WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord, except that Landlord shall:
(i) perform Landlord’s North Premises Work and Landlord’s South Premises Work, and (ii) provide Landlord’s North Premises Contribution and Landlord’s South Premises Contributions, all in accordance with the provisions
of Exhibit 4. 
 3.2 Landlord’s Work. 

(a) Subject to Force Majeure, as defined in Section 25.16 and any Tenant Delay, as hereinafter defined, Landlord shall perform
Landlord’s North Premises Work and Landlord’s South Premises Work (as said terms are hereinafter defined, Landlord’s North Premises Work and Landlord’s South Premises Work being sometimes collectively referred to herein as
“Landlord’s Work”), in order to prepare the North Premises and the South Premises, respectively, for Tenant’s use and occupancy in accordance with Exhibit 4 attached hereto. Landlord shall use diligent efforts to
substantially complete Landlord’s North Premises Work by September 1, 2018 (the “Estimated North Premises Term Commencement Date”), and Landlord shall use diligent efforts to substantially complete
Landlord’s South Premises Work by October 1, 2018 (“Estimated South Premises Term Commencement Date”). However, except for Tenant’s remedies set forth in Sections 3.3 and 3.4 hereof:
(i) Tenant’s sole remedy in the event of a delay in Landlord’s North Premises Work shall be a delay in the North Premises Term Commencement Date, (ii) Tenant’s sole remedy in the event of a delay in Landlord’s South
Premises Work shall be a delay in and South Premises Term Commencement Date, (iii) Tenant shall have no claim or rights against Landlord, and Landlord shall have no liability or obligation to Tenant in the event of delay of either the
Landlord’s North Premises Work or of Landlord’s South Premises Work, and (iii) no delay in Landlord’s North Premises Work and/or South Premises Work shall have any effect on the parties rights or obligations under this Lease.

  
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 (b) Definitions. 

(i) “Tenant Delay” shall mean any act or omission by Tenant and/or Tenant’s agents, employees or
contractors (collectively with Tenant, the “Tenant Parties”) which causes an actual delay in the performance of Landlord’s Work. Notwithstanding the foregoing, except where a Tenant Delay arises from Tenant’s
failure timely to act within on or before a date or time period expressly set forth in the Lease (in which event no Tenant Delay Notice shall be required): (x) in no event shall any act or omission be deemed to be a Tenant Delay until and unless
Landlord has given Tenant written notice (the “Tenant Delay Notice”) advising Tenant (a) that a Tenant Delay is occurring, and (b) of the basis on which Landlord has determined that a Tenant Delay is
occurring, and (y) no period of time prior to the time that Tenant receives a Tenant Delay Notice shall be included in the period of time charged to Tenant pursuant to such Tenant Delay Notice. 

(ii) “Substantially Complete” or “Substantial Completion,” when
referring to either portion of Landlord’s Work shall mean that: (1) such portion of Landlord’s Work is completed, other than minor work which does not materially affect Tenant’s use of, or access to, the North Premises or South
Premises, as applicable, (2) the Premises and those portions of the Common Areas of the Building which affect Tenant’s occupancy are in conformance with all applicable building codes, permits, laws and regulations, including without
limitation, ADA, (3) all structural elements and subsystems of the Building, including but not limited to HVAC, mechanical, electrical, lighting, plumbing, and life safety systems, will be in good working condition and repair, (4) Landlord
has delivered to Tenant a certificate of substantial completion from Landlord’s architect stating that such portion of Landlord’s Work is substantially complete, and (5) such evidence (the “Town Approval”) as
is customarily provided by the Town of Lexington to evidence its acceptance of such portion of Landlord’s Work and Tenant’s right to lawfully occupy the North Premises and South Premises, as applicable, (e.g., sign-offs on the Building
permit by all applicable Town of Lexington departments or a certificate of occupancy, which may be a temporary certificate of occupancy) has been provided by the Town of Lexington. No costs incurred by Landlord in satisfying the definition of
Substantial Completion shall be included in Operating Costs. Notwithstanding anything to the contrary herein contained, in the event that either portion of Landlord’s Work is delayed by reason of any Tenant Delay, then Landlord shall be deemed
to have achieved Substantial Completion of such portion of Landlord’s Work on the date that Landlord would have achieved Substantial Completion of such portion of Landlord’s Work, but for such Tenant Delay. 

(iii) Punchlist. Promptly following Substantial Completion of either portion Landlord’s Work, Landlord shall
provide Tenant with a punchlist prepared by Landlord’s architect (the “Punchlist”) incorporating those items jointly identified by Landlord and Tenant during their joint inspection of such portion of Landlord’s Work, of
outstanding items (the “Punchlist Items”). Promptly after Substantial Completion of either portion of Landlord’s Work, Landlord and Tenant shall jointly inspect the North Premises and/or South Premises, as
applicable. Subject to Landlord’s Force Majeure and Tenant Delays, Landlord shall complete all Punchlist Items within thirty (30) days of the date of the Punchlist (other than seasonal items, such as landscaping, requiring a longer
period), provided that Tenant reasonably cooperates in connection with the completion of such Punchlist Items. 

  
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 3.3 Tenant’s Remedies in the Event of Delays in North Premises Term
Commencement Date. The provisions of this Section 3.3 set forth Tenant’s sole remedies, both at law and in equity, in the event of any delay in Landlord’s North Premises Work or in the North Premises Term Commencement Date.

 (a) Rent Credit. In the event that the North Premises Term Commencement Date does not occur on or before the North Premises Rent
Credit Date, as hereinafter defined, Tenant shall be entitled to a rent credit against Tenant’s obligation to pay Annual Base Rent following the North Premises Term Commencement Date equal to $5,750.21 for each day between the North Premises
Rent Credit Date and the North Premises Term Commencement Date. The “North Premises Rent Credit Date” shall be defined as the date thirty (30) days after the Estimated North Premises Term Commencement Date, except
that the North Premises Rent Credit Date shall be extended by the length of any delay in the performance of Landlord’s North Premises Work arising from Force Majeure, provided that in no event shall the North Premises Rent Credit Date be later
than the date sixty (60) days after the Estimated North Premises Term Commencement Date. 
 (b) Tenant’s Termination Right.
If the North Premises Term Commencement Date does not occur on or before the Outside Termination Date, as hereinafter defined, then Tenant shall have the right to terminate this Lease, which shall be exercisable by a written thirty-(30)-day termination notice given on or after the Outside Termination Date but before the date that the North Premises Term Commencement Date occurs. If the North Premises Term Commencement Date occurs on or
before the thirtieth (30th) day after Landlord receives such termination notice, Tenant’s termination notice shall be deemed to be void and of no force or effect. If the North Premises Term Commencement Date does not occur on or before such
thirtieth (30th) day, this Lease shall terminate and shall be of no further force or effect, and, except for provisions of the Lease which are intended to survive termination of the Lease (e.g., indemnification provisions), Landlord shall promptly
refund to Tenant any Security Deposit paid by Tenant to Landlord, and neither party shall have any further obligation to the other party. For the purposes hereof, the “Outside Termination Date” shall be defined as the date
four (4) months after the Estimated North Premises Term Commencement Date, except that the Outside Termination Date shall be extended by the length of any delay in the performance of Landlord’s North Premises Work arising from Force
Majeure, provided that in no event shall the Outside Termination Date be later than the date six (6) months after the Estimated North Premises Term Commencement Date. 

3.4 Tenant’s Remedy in the Event of Delays in South Premises Term Commencement Date. The provisions of this
Section 3.4 set forth Tenant’s sole remedy, both at law and in equity, in the event of any delay in Landlord’s South Premises Work or in the South Premises Term Commencement Date. In the event that the South Premises Term Commencement
Date does not occur on or before the South Premises Rent Credit Date, as hereinafter defined, Tenant shall be entitled to a rent credit against Tenant’s obligation to pay Annual Base Rent following the South Premises Term Commencement Date
equal to $1,951.98 for each day between the South Premises Rent Credit Date, as hereinafter defined, and the South 

  
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Premises Term Commencement Date. The “South Premises Rent Credit Date” shall be defined as the date thirty (30) days after the Estimated South Premises Term
Commencement Date, except that the South Premises Rent Credit Date shall be extended by the length of any delay in the performance of Landlord’s South Premises Work arising from Force Majeure, provided that in no event shall the South Premises
Rent Credit Date be later than the date sixty (60) days after the Estimated South Premises Term Commencement Date. 
  

	4.	 USE OF PREMISES 

4.1 Permitted Uses. During the Term, Tenant shall use the Premises only for the Permitted Uses and for no other purposes. Service
and utility areas (whether or not a part of the Premises) shall be used only for the particular purpose for which they are designed. Tenant shall keep the Premises equipped with appropriate safety appliances to the extent required by applicable laws
or insurance requirements. Landlord shall cooperate with Tenant, in such manner as Tenant may reasonably request, in assisting Tenant to obtain any governmental permits or approvals necessary to enable Tenant to use the Premises for any of the
Permitted Uses, provided that Landlord shall not be obligated to incur any out-of-pocket costs or expenses or incur any liability in connection with any such request.

 4.2 Prohibited Uses. 

(a) Notwithstanding any other provision of this Lease, Tenant shall not use the Premises or the Building, or any part thereof, or suffer or
permit the use or occupancy of the Premises or the Building or any part thereof by any of the Tenant Parties (i) in a manner which would violate any of the covenants, agreements, terms, provisions and conditions of this Lease or otherwise
applicable to or binding upon the Premises; (ii) for any unlawful purposes or in any unlawful manner; (iii) which, in the reasonable judgment of Landlord (taking into account the use of the Building as a combination laboratory, research
and development and office building and the Permitted Uses) shall (a) impair, interfere with or otherwise diminish the quality of any of the Building services or the proper and economic heating, cleaning, ventilating, air conditioning or other
servicing of the Building or Premises, or the use or occupancy of any of the Common Areas; (b) occasion impairment, interference or injury in any material respect (and Tenant shall not install or use any electrical or other equipment of any
kind, which, in the reasonable judgment of Landlord, will cause any such impairment, interference, or injury), or cause any injury or damage to any occupants of the Premises or other tenants or occupants of the Building or their property; or
(c) cause harmful air emissions, laboratory odors or noises or any unusual or other objectionable odors, noises or emissions to emanate from the Premises; (iv) in a manner which is inconsistent with the operation and/or maintenance of the
Building as a first-class combination office, research, development and laboratory facility; or (v) in a manner which shall increase such insurance rates on the Building or on property located therein over that applicable when Tenant first took
occupancy of the Premises hereunder. Notwithstanding the foregoing, Landlord agrees that Tenant’s use of the Premises for the Permitted Use (as opposed to the particular manner of Tenant’s use of the Premises) shall not, in and of itself,
be deemed to breach the provisions of this Section 4.2. 

  
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 (b) With respect to the use and occupancy of the Premises and the Common Areas, Tenant will
not: (i) place or maintain any signage (except as set forth in Section 12.2 below), trash, refuse or other articles in any vestibule or entry of the Premises, on the footwalks or corridors adjacent thereto or elsewhere on the exterior of
the Premises, nor obstruct any driveway, corridor, footwalk, parking area, mall or any other Common Areas; (ii) permit undue accumulations of or burn garbage, trash, rubbish or other refuse within or without the Premises; (iii) permit the
parking of vehicles so as to interfere with (x) the ability of others, entitled thereto, to park in the common parking areas, or (y) the use of any driveway, corridor, footwalk, parking area, or other Common Areas; (iv) receive or
ship articles of any kind outside of those areas reasonably designated by Landlord; (v) conduct or permit to be conducted any auction, going out of business sale, bankruptcy sale (unless directed by court order), or other similar type sale in
or connected with the Premises; (vi) use the name of Landlord, or any of Landlord’s affiliates in any publicity, promotion, trailer, press release, advertising, printed, or display materials without Landlord’s prior written consent;
or (vii) except in connection with Alterations (hereinafter defined) approved by Landlord, cause or permit any hole to be drilled or made in any part of the Building. 

4.3 MWRA Permit. Tenant shall establish and maintain with respect to its use of wastewater facilities exclusively serving the Leased
Premises, an MWRA waste water discharge program administered by a licensed, qualified individual (which individual may be (i) a third party contractor/consultant approved by Landlord, which approval shall not be unreasonably withheld, or
(ii) an employee of Tenant or Tenant’s affiliate) 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 MWRA waste water discharge, 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. Tenant shall obtain and maintain during the Term (i) any permit required by the MWRA
(“MWRA Permit”) and (ii) a wastewater treatment operator license from the Commonwealth of Massachusetts with respect to Tenant’s use of any acid neutralization tank exclusively serving the Leased Premises in
the Building. Tenant shall not introduce anything into the acid neutralization tank serving the Premises, if any (x) in violation of the terms of the MWRA Permit, (y) in violation of Legal Requirements or (z) that would interfere with
the proper functioning of any such acid neutralization tank. 
 4.4 Parking and Traffic Demand Management Plan. The Property is
subject to a Parking and Traffic Demand Management Plan with the Town of Lexington (the “Initial PTDM”). Tenant agrees, at its sole expense, to comply with the requirements of the Initial PTDM, only insofar as they apply to the
Premises and/or Tenant’s use and occupancy thereof. In the event that the Initial PTDM is ever modified, supplemented, amended or replaced (“PTDM Modifications”), Tenant agrees, at its sole expense, to comply with
the requirements of the PTDM Modifications, only insofar as they apply to the Premises and/or Tenant’s use and occupancy thereof.  

  
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	5.	 RENT; ADDITIONAL RENT 

5.1 Base Rent. Commencing as of the respective Base Rent Commencement Dates for the North Premises and for the South Premises and
continuing thereafter throughout the remainder of the Term, Tenant shall pay Base Rent to Landlord with respect to each portion of 
 the Premises in equal
monthly installments, in advance and without demand on the first day of each month for and with respect to such month. Commencing as of the respective Additional Rent Commencement Dates for the North Premises and for the South Premises, Tenant shall
pay Tenant’s Share of Operating Costs, Tenant’s Share of Taxes, and utility costs with respect to each portion of the Premises (collectively, “Additional Rent”) to Landlord in accordance with this Section 5. Base Rent
shall be pro-rated for any partial months. For purposes of this Lease, Base Rent, Additional Rent and other charges reserved and covenanted to be paid under this Lease with respect to the Premises shall be
known collectively as “Rent”. Rent shall be payable to Landlord or, if Landlord shall so direct in writing, to Landlord’s agent or nominee, in lawful money of the United States which shall be legal tender for payment of all
debts and dues, public and private, at the time of payment. 
 5.2 Operating Costs. 

(a) “Operating Costs” shall mean all costs incurred and expenditures of whatever nature made by Landlord in the
operation, management, repair, replacement, maintenance and insurance (including, without limitation, environmental liability insurance and property insurance on Landlord-supplied leasehold improvements for tenants, but not property insurance on
tenants’ equipment) of the Property or allocated to the Property, including without limitation all costs of labor (wages, salaries, fringe benefits, etc.) up to and including the Property manager, however denominated, any costs for utilities
supplied to exterior areas and the Common Areas, and any costs for repair and replacements, cleaning and maintenance of exterior areas and the Common Areas, related equipment, facilities and appurtenances and HVAC equipment, security services, a
management fee in the amount of four percent (4%) of gross Building revenues (increased, if applicable, in accordance with Section 5.2(f)), the costs (“Management Office Costs”), including, without limitation, a
commercially reasonable rental factor, of Landlord’s management office for the Property, which management office may be located outside the Property and which may serve other properties in addition to the Property (in which event such costs
shall be equitably allocated among the properties served by such office), the cost of operating any amenities in the Property available to all tenants of the Property and any subsidy provided by Landlord for or with respect to any such amenity. For
costs and expenditures made by Landlord in connection with the operation, management, repair, replacement, maintenance and insurance of the Building as a whole, Landlord shall make a reasonable allocation thereof between the retail and non-retail portions of the Building, if applicable. Prior to the creation of the Condominium in accordance with Section 2.2, Landlord shall allocate Operating Costs which are incurred with respect to the Common
Areas of the Campus on a reasonable basis. Since the Garage located on the Land is for the exclusive benefit of the tenants of the Building, all Operating Costs incurred by Landlord with respect to the Garage shall be allocated to the Property.
After the creation of the Condominium, such allocation shall be made in accordance with the Condominium Documents establishing the Condominium. Operating Costs shall not include Excluded Costs (hereinafter defined). 

(b) “Excluded Costs” shall be defined as (i) any fixed or percentage ground rent payable to any ground lessor, or any
mortgage charges (including interest, principal, points and fees) and any debt service costs (provided however, that the provisions of this clause (i) shall not be deemed to exclude mortgage charges and debt service costs incurred with respect
to Permitted Capital Expenditures, as hereinafter defined, from Operating Costs); (ii) brokerage 

  
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commissions, marketing costs, concessions and leasehold improvement costs incurred in connection with the leasing of any rentable space at the Building or Campus including, without limitation,
finders’ fees, attorneys’ fees and expenses, entertainment costs and travel expenses; (iii) salaries and bonuses and benefits of officers, executives of Landlord and administrative employees above the grade of Director of Property
Management; (iv) the cost of work done by Landlord for a particular tenant or any special work or service performed for any tenant (including Tenant) billable to such tenant or any costs in connection with services or benefits that are provided
to or for the particular benefit of other tenants but not offered to Tenant; (v) the cost of items which, by generally accepted accounting principles, would be capitalized on the books of Landlord or are otherwise not properly chargeable
against income, except to the extent such capital item is (A) required by any Legal Requirements following the Execution Date of this Lease, or (B) reasonably projected to reduce Operating Costs (collectively, “Permitted
Capital Expenditures”); (vi) the costs of Landlord’s Work and any contributions made by Landlord to any tenant of the Property in connection with the build-out of its premises;
(vii) franchise or income taxes imposed on Landlord; (viii) costs paid directly by individual tenants to suppliers, including tenant electricity, telephone and other utility costs; (ix) increases in premiums for insurance when such
increase is caused by the use of the Building by Landlord or any other tenant of the Building; (x) depreciation of the Building; (xi) costs relating to maintaining Landlord’s existence as a corporation, partnership or other entity;
(xii) attorneys’ fees incurred in connection with lease negotiations, disputes with individual tenants and/or for the existence, maintenance or non-Building or Campus related operations of the legal
entity or entities of which Landlord is comprised or the development of additional space at the Building or Campus; (xiii) the cost of any items for which Landlord may be reimbursed by condemnation awards, refund, rebate or otherwise, and any
expenses for repairs or maintenance to the extent covered by warranties, guaranties and service contracts; (xiv) costs incurred in connection with any disputes between Landlord and its employees, between Landlord and Building management, or
between Landlord and other tenants or occupants, (xv) Taxes; (xvi) the cost of any repairs or restoration required because of fire, other casualty or taking, provided, however, that Operating Costs may include costs of repairs which are not
covered because the cost of such repairs is within a commercially reasonable deductible carried under Landlord’s casualty insurance policy (Tenant hereby agreeing that, as of the Execution Date, $25,000.00 is a commercially reasonable
deductible, (xvii) management and administrative fees, other than as provided in Section 5.2(a) above; (xviii) the cost of remediating Hazardous Materials from the Building or the Campus other than Included Hazardous Materials, as
hereinafter defined; “Included Hazardous Materials” shall be defined as all Hazardous Materials, other than: (A) any material or substance located in the Building or the Property on the Execution Date which, as of
the Execution Date, is not considered under then existing Legal Requirements, to be Hazardous Material, but which is subsequently determined to be a Hazardous Material by reason of a Legal Requirement which first becomes effective after the
Execution Date of this Lease, and (B) any material or substance that is introduced to the Building or the Property after the Execution Date which, when introduced to the Building or the Property, is not then (i.e., at the time of introduction
to the Building or the Property) considered, as a matter of any Legal Requirement, to be a Hazardous Material, but which is subsequently determined to be a Hazardous Material by reason of Legal Requirements which first becomes effective after the
date of introduction of such material or substance to the Building or Property; (xix) any cost covered by a warranty that Landlord is required to obtain in connection with the Building or the Land; (xx) any amounts 

  
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paid to a person, firm, corporation or other entity under common ownership and control with Landlord that is in excess of a commercially reasonable amount paid on a market rate basis (other than
management fees); (xxi) the cost of acquiring sculptures, paintings, and other objects of art; (xxii) depreciation of the Building or Campus or any part thereof (provided however, that the provisions of this clause (xxii) shall not be
deemed to exclude depreciation incurred with respect to Permitted Capital Expenditures from Operating Costs; (xxiii) any compensation paid to personnel in retail concessions operated by Landlord and any subsidies or concessions to third parties
operating retail concessions at the Building or the Campus, provided that the provisions of this clause (xxiii) shall not be deemed to exclude from Operating Costs such compensation, subsidies or concessions incurred by Landlord with respect
the Cafeteria and the Fitness Center; (xxiv) replacement or contingency reserves; (xxv) Landlord’s general overhead, provided however, that the provisions of this clause (xxiv) shall not be deemed to exclude an equitable
allocation of Management Office Costs, as set forth in Section 5.2(a) above; and (xxvi) any costs incurred with respect to the retail portions of the Building, provided that the provisions of this clause (xxiii) shall not be deemed to
exclude from Operating Costs incurred by Landlord with respect the Cafeteria and the Fitness Center. Notwithstanding anything to the contrary contained herein, the properly passed through cost of any Permitted Capital Expenditures shall be amortized
over the useful life of such capital item. 
 (c) Payment of Operating Costs. Commencing as of the applicable Additional Rent
Commencement Date for the North Premises and for the South Premises and continuing thereafter throughout the remainder of the Term of the Lease, Tenant shall pay to Landlord, as Additional Rent, Tenant’s Share of Operating Costs. Landlord may
make a good faith estimate of Tenant’s Share of Operating Costs for any fiscal year or part thereof during the term, and Tenant shall pay to Landlord, on the Additional Rent Commencement Date and on the first (1st) day of each calendar month
thereafter, an amount equal to Tenant’s Share of Operating Costs for such fiscal year and/or part thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Share
of Operating Costs and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s Share of Operating Costs shall be appropriately adjusted in accordance with
the estimations so that, by the end of the fiscal year in question, Tenant shall have paid all of Tenant’s Share of Operating Costs as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein
provided when actual Operating Costs are available for each fiscal year. As of the Execution Date, the Property’s fiscal year is January 1 – December 31. 

(d) Annual Reconciliation. Landlord shall, within one hundred twenty (120) days after the end of each fiscal year, deliver to
Tenant a reasonably detailed statement of the actual amount of Operating Costs for such fiscal year (“Year End Statement”). Failure of Landlord to provide the Year End Statement within the time prescribed shall not relieve Tenant
from its obligations hereunder; provided, however, Landlord shall be obligated to bill any Operating Costs on or before the date (“Outside Billing Date”) which is two (2) years after the end of the fiscal year in which
the expenditure is made. If the total of such monthly remittances on account of any fiscal year is greater than Tenant’s Share of Operating Costs actually incurred for such fiscal year, then, provided no Event of Default has occurred, Tenant
may credit the difference against the next installment of Additional Rent on account of Operating Costs due hereunder, except that if such difference is determined after the end of the Term, Landlord shall refund such difference to Tenant within
thirty (30) days after such determination to the extent 

  
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that such difference exceeds any amounts then due from Tenant to Landlord. If the total of such remittances is less than Tenant’s Share of Operating Costs actually incurred for such fiscal
year, Tenant shall pay the difference to Landlord, as Additional Rent hereunder, within thirty (30) days of Tenant’s receipt of an invoice therefor. Landlord’s estimate of Operating Costs for the next fiscal year shall be based upon
the Operating Costs actually incurred for the prior fiscal year as reflected in the Year-End Statement plus a reasonable adjustment based upon estimated increases in Operating Costs. The provisions of this
Section 5.2(d) shall survive the expiration or earlier termination of this Lease. 
 (e) Part Years. If the applicable
Additional Rent Commencement Date or the Expiration Date occurs in the middle of a calendar year, Tenant shall be liable for only that portion of the Operating Costs with respect to such calendar year within the Term. 

(f) Gross-Up. If, during any fiscal year, less than 95% of the Building is occupied by tenants
or if Landlord was not supplying all tenants with the services being supplied to Tenant hereunder, actual Operating Costs incurred shall be reasonably extrapolated by Landlord on an
item-by-item basis to the reasonable Operating Costs that would have been incurred if the Building was 95% occupied and such services were being supplied to all tenants,
and such extrapolated Operating Costs shall, for all purposes hereof, be deemed to be the Operating Costs for such fiscal year. This “gross up” treatment shall be applied only with respect to variable Operating Costs arising from services
provided to Common Areas or to space in the Building being occupied by tenants (which services are not provided to vacant space or may be provided only to some tenants) in order to allocate equitably such variable Operating Costs to the tenants
receiving the benefits thereof. 
 (g) Audit Right. Provided there is no Event of Default nor any event which, with the passage of
time and/or the giving of notice would constitute an Event of Default, Tenant may, upon at least thirty (30) days’ prior written notice, inspect or audit Landlord’s records relating to Operating Costs for any periods of time within
the previous fiscal year before the audit or inspection. However, no audit or inspection shall extend to periods of time before the earliest to occur of the North Premises Additional Rent Commencement Date or the South Premises Additional Rent
Commencement Date. If Tenant fails to object to the calculation of Tenant’s Share of Operating Costs on the Year-End Statement within ninety (90) days after such statement has been delivered to
Tenant and/or fails to complete any such audit or inspection within one hundred twenty (120) days after receipt of the Year End Statement, then Tenant shall be deemed to have waived its right to object to the calculation of Tenant’s Share
of Operating Costs for the year in question and the calculation thereof as set forth on such statement shall be final. Tenant’s audit or inspection shall be conducted only at Landlord’s offices or the offices of Landlord’s property
manager during business hours reasonably designated by Landlord. Tenant shall pay the cost of such audit or inspection. Tenant may not conduct an inspection or have an audit performed more than once during any fiscal year. If, after such inspection
or audit has been performed, it is finally determined or mutually agreed that there has been an underpayment by Tenant, then Tenant shall pay to Landlord, as Additional Rent hereunder, any underpayment of any such costs, as the case may be, within
thirty (30) days after receipt of an invoice therefor. In the event the Landlord disagrees in good faith with the results of the audit, Landlord shall notify Tenant within fifteen (15) days of the audit, and Landlord and Tenant shall
mutually select a neutral third party to evaluate the charges for Tenant’s Share of Operating Costs, and the results 

  
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of such third party’s evaluation shall bind Landlord and Tenant and shall be final. Costs charged by any such third party shall be shared equally by Landlord and Tenant. If, after such
inspection or audit has been performed, it is finally determined or mutually agreed that that there has been overpayment by Tenant, then Landlord shall credit such overpayment against the next installment(s) of Base Rent thereafter payable by
Tenant, except that if such overpayment is determined after the termination or expiration of the Term, Landlord shall promptly refund to Tenant the amount of such overpayment less any amounts then due from Tenant to Landlord. Tenant shall maintain
the results of any such audit or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection, other than an independent firm of certified public accountants (A) reasonably acceptable to
Landlord, (B) which is not compensated on a contingency fee basis or in any other manner which is dependent upon the results of such audit or inspection, and (C) which executes Landlord’s standard confidentiality agreement whereby it
shall agree to maintain the results of such audit or inspection confidential. The provisions of this Section 5.2(g) shall survive the expiration or earlier termination of this Lease. 

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

Landlord shall allocate Taxes which are incurred with respect to the Common Areas of the Campus on a reasonable basis. From and after
substantial completion of any occupiable improvements constructed as part of a Future Development, if such improvements are not separately assessed, Landlord shall reasonably allocate Taxes between the Building and such improvements and the land
area associated with the same. From and after the creation of the Condominium for the Campus, such allocation shall be effected based upon the Taxes payable by Landlord with respect to the unit in the Condominium in which the Property is located.

  
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 (b) “Tax Period” shall be any fiscal/tax period in respect of
which Taxes are due and payable to the appropriate governmental taxing authority (i.e., as mandated by the governmental taxing authority), any portion of which period occurs during the Term of this Lease. 

(c) Payment of Taxes. Commencing as of the applicable Additional Rent Commencement Dates for the North Premises and for the South
Premises and continuing thereafter throughout the remainder of the Term of the Lease, Tenant shall pay to Landlord, as Additional Rent, Tenant’s Share of Taxes. Landlord may make a good faith estimate of the Taxes to be due by Tenant for any
Tax Period or part thereof during the Term, and Tenant shall pay to Landlord, on the Rent Commencement Date and on the first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Share of Taxes for such Tax Period or part
thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Share of Taxes and deliver a copy of the estimate or re-estimate to
Tenant. Thereafter, the monthly installments of Tenant’s Share of Taxes shall be appropriately adjusted in accordance with the estimations so that, by the end of the Tax Period in question, Tenant shall have paid all of Tenant’s Share of
Taxes as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when actual Taxes are available for each Tax Period. If the total of such monthly remittances is greater than Tenant’s
Share of Taxes actually due for such Tax Period, then, provided no Event of Default has occurred, Tenant may credit the difference against the next installment of Additional Rent on account of Taxes due hereunder, except that if such difference is
determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such difference exceeds any amounts then due from Tenant to Landlord. If the total of such
remittances is less than Tenant’s Share of Taxes actually due for such Tax Period, Tenant shall pay the difference to Landlord, as Additional Rent hereunder, within thirty (30) days of Tenant’s receipt of an invoice therefor.
Landlord’s estimate for the next Tax Period shall be based upon actual Taxes for the prior Tax Period plus a reasonable adjustment based upon estimated increases in Taxes. The provisions of this Section 5.3(c) shall survive the expiration
or earlier termination of this Lease. 
 (d) Effect of Abatements. Appropriate credit against Taxes shall be given for any refund
obtained by reason of a reduction in any Taxes by the assessors or the administrative, judicial or other governmental agency responsible therefor after deduction of Landlord’s expenditures for reasonable legal fees and for other reasonable
expenses incurred in obtaining the Tax refund. 
 (e) Part Years. If the applicable Additional Rent Commencement Date or the
Expiration Date occurs in the middle of a Tax Period, Tenant shall be liable for only that portion of the Taxes, as the case may be, with respect to such Tax Period within the Term. 

5.4 Late Payments. 

(a) Any payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the due date until paid in
full at the annual rate of eighteen percent (18%), or at any applicable lesser maximum legally permissible rate for debts of this nature (the “Default Rate”). 

  
 PAGE 20 

 (b) Additionally, if Tenant fails to make any payment within five (5) days after the
due date therefor, Landlord may charge Tenant a fee, which shall constitute liquidated damages, equal to three (3%) of any such late payment; provided, however, Landlord shall waive the late fee once in any twelve-(12)-month period in the event
Tenant shall pay such late payment within five (5) days following Landlord’s written notice to Tenant of the occurrence of such late payment. 

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

(e) The parties agree that the late charge referenced in Section 5.4(b) represents a fair and reasonable estimate of the costs that
Landlord will incur by reason of any late payment by Tenant, and the payment of late charges and interest are distinct and separate in that the payment of interest is to compensate Landlord for the use of Landlord’s money by Tenant, while the
payment of late charges is to compensate Landlord for Landlord’s processing, administrative and other costs incurred by Landlord as a result of Tenant’s delinquent payments. Acceptance of a late charge or interest shall not constitute a
waiver of Tenant’s default with respect to the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Lease or at law or in equity now or hereafter in effect. 

(f) If Tenant during any six (6) month period shall be more than five (5) days delinquent in the payment of any installment of Rent
on three (3) or more occasions, then, notwithstanding anything herein to the contrary, Landlord may, by written notice to Tenant, elect to require Tenant to pay all Base Rent and Additional Rent on account of Operating Costs and Taxes quarterly
in advance. Such right shall be in addition to and not in lieu of any other right or remedy available to Landlord hereunder or at law on account of Tenant’s default hereunder. 

5.5 No Offset; Independent Covenants; Waiver. Rent shall be paid without notice or demand, and without setoff, counterclaim, defense,
abatement, suspension, deferment, reduction or deduction, except as expressly provided herein. TENANT WAIVES ALL RIGHTS (I) TO ANY ABATEMENT, SUSPENSION, DEFERMENT, REDUCTION OR DEDUCTION OF OR FROM RENT, AND (II) TO QUIT, TERMINATE OR
SURRENDER THIS LEASE OR THE PREMISES OR ANY PART THEREOF, EXCEPT AS EXPRESSLY PROVIDED HEREIN. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL BE SEPARATE AND INDEPENDENT COVENANTS AND AGREEMENTS, THAT RENT SHALL
CONTINUE TO BE PAYABLE IN ALL EVENTS AND THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL CONTINUE UNAFFECTED, UNLESS THE REQUIREMENT TO PAY OR PERFORM THE SAME SHALL HAVE BEEN TERMINATED PURSUANT TO AN EXPRESS PROVISION OF THIS LEASE. LANDLORD AND
TENANT EACH ACKNOWLEDGES AND AGREES THAT THE 

  
 PAGE 21 

 
INDEPENDENT NATURE OF THE OBLIGATIONS OF TENANT HEREUNDER REPRESENTS FAIR, REASONABLE, AND ACCEPTED COMMERCIAL PRACTICE WITH RESPECT TO THE TYPE OF PROPERTY SUBJECT TO THIS LEASE, AND THAT THIS
AGREEMENT IS THE PRODUCT OF FREE AND INFORMED NEGOTIATION DURING WHICH BOTH LANDLORD AND TENANT WERE REPRESENTED BY COUNSEL SKILLED IN NEGOTIATING AND DRAFTING COMMERCIAL LEASES IN MASSACHUSETTS, AND THAT THE ACKNOWLEDGEMENTS AND AGREEMENTS
CONTAINED HEREIN ARE MADE WITH FULL KNOWLEDGE OF THE HOLDING IN WESSON V. LEONE ENTERPRISES, INC., 437 MASS. 708 (2002). SUCH ACKNOWLEDGEMENTS, AGREEMENTS AND WAIVERS BY TENANT ARE A MATERIAL INDUCEMENT TO LANDLORD ENTERING INTO THIS LEASE.

 5.6 Survival. Any obligations under this Section 5 which shall not have been paid at the expiration or earlier
termination of the Term shall survive such expiration or earlier termination and shall be paid when and as the amount of same shall be determined and be due. 
  

	6.	 INTENTIONALLY OMITTED 

 

	7.	 CASH SECURITY DEPOSIT/LETTER OF CREDIT 

7.1 Amount. Tenant shall, on or before the date five (5) business days after Tenant satisfies the Tenant Financing Contingency, as
defined in Section III of Exhibit 11 of this Lease, deliver to Landlord either (at Tenant’s election): (i) cash in the initial amount of $2,057,658.75 (the “Cash Security Deposit”), which shall be held by Landlord in
accordance with Section 7.4 below, or (ii) an irrevocable letter of credit (the “Letter of Credit”) which shall be held by Landlord in accordance with Section 7.4 below and shall (a) be in the initial amount of
$2,057,658.75; (b) be issued on the form attached hereto as Exhibit 6 or other form reasonably approved by Landlord; (c) name Landlord as its beneficiary; (d) be drawn on an FDIC insured financial institution reasonably satisfactory
to Landlord (“Approved Issuer”) that both (x) has an office in the greater Boston metropolitan area that will accept or allow for facsimile presentment for the payment of the Letter of Credit, and (y) satisfies both the
Minimum Rating Agency Threshold and the Minimum Capital Threshold (as those terms are defined below). The “Minimum Rating Agency Threshold” shall mean that the issuing bank has outstanding unsecured, uninsured and unguaranteed
senior long-term indebtedness that is then rated (without regard to qualification of such rating by symbols such as “+” or “-” or numerical notation) “Baa” or better by Moody’s Investors
Service, Inc. and/or “BBB” or better by Standard & Poor’s Rating Services, or a comparable rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum Capital
Threshold” shall mean that the issuing bank has combined capital, surplus and undivided profits of not less than $10,000,000,000. Notwithstanding the foregoing, Landlord hereby agrees that, as of the Execution Date: (i) Square One and
Pacific Western are each Approved Issuers, and (ii) each of Square One and Pacific Western will remain as Approved Issuers so long as it maintains combined capital, surplus and undivided profits of either Square One or Pacific of at least
$2,000,000,000. The Letter of Credit (and any renewals or replacements thereof) shall be for a term of not less than one (1) year. If the issuer of the Letter of Credit gives notice of its election not to renew such Letter of Credit for any
additional period, Tenant shall be required to deliver a 

  
 PAGE 22 

 
substitute Letter of Credit satisfying the conditions of this Article 7 at least sixty (60) days prior to the expiration of the term of such Letter of Credit. If the issuer of the Letter of
Credit ceases to satisfy the applicable requirements which are necessary to maintain its status as an Approved Issuer, Tenant shall be required, not later than ten (10) business days after Landlord notifies Tenant of such failure, to deliver to
Landlord a substitute letter of credit from an Approved Issuer. Tenant agrees that it shall, from time to time, as necessary, whether as a result of a draw on the Letter of Credit by Landlord pursuant to the terms hereof or as a result of the
expiration of the Letter of Credit then in effect, renew or replace the original and any subsequent Letter of Credit so that a Letter of Credit, in the amount required hereunder, is in effect until a date which is at least sixty (60) days after
the Expiration Date. If Tenant fails to furnish such renewal or replacement at least sixty (60) days prior to the stated expiration date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter of Credit and hold the
proceeds thereof (and such proceeds need not be segregated) as a Security Deposit pursuant to the terms of this Article 7. At any time that Landlord is holding a Cash Security Deposit, Tenant, at its election, may exchange a Letter of Credit
satisfying the requirements of this Article 7 for the Cash Security Deposit then being held by Landlord. Any renewal or replacement of the original or any subsequent Letter of Credit shall meet the requirements for the original Letter of Credit as
set forth above, except that such replacement or renewal shall be issued by an Approved Issuer. 
 7.2 Application of Proceeds of Letter
of Credit. Upon an Event of Default, or if any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations, arrangements, compositions or other
relief from creditors (and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days) or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding,
Landlord at its sole option may draw down all or a part of the Letter of Credit. The balance of any Letter of Credit cash proceeds shall be held in accordance with Section 7.4 below as a Cash Security Deposit. Should the entire Letter of
Credit, or any portion thereof, be drawn down by Landlord, Tenant shall, upon the written demand of Landlord, deliver a replacement Letter of Credit in the amount drawn, and Tenant’s failure to do so within ten (10) days after receipt of
such written demand shall constitute an additional Event of Default hereunder. The application of all or any part of the cash proceeds of the Letter of Credit to any obligation or default of Tenant under this Lease shall not deprive Landlord of any
other rights or remedies Landlord may have nor shall such application by Landlord constitute a waiver by Landlord. 
 7.3 Transfer of
Letter of Credit. In the event that Landlord transfers its interest in the Premises, Tenant shall upon notice from and at no cost to Landlord, deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit naming
Landlord’s successor as the beneficiary thereof. If Tenant fails to deliver such amendment or replacement within ten (10) business days after written notice from Landlord, Landlord shall have the right to draw down the entire amount of the
Letter of Credit and hold the proceeds thereof in accordance with Section 7.4 below. 
 7.4 Cash Proceeds of Letter of Credit.
Landlord shall hold the Cash Security Deposit, the Letter of Credit, the balance of proceeds remaining after a draw on Cash Security Deposit and/or the Letter of Credit, as the case may be (each sometimes hereinafter referred to collectively as the
“Security Deposit”) as security for Tenant’s performance of all its Lease 

  
 PAGE 23 

 
obligations. After an Event of Default, Landlord may apply the Security Deposit, or any part thereof, to Landlord’s damages without prejudice to any other Landlord remedy. Landlord has no
obligation to pay interest on the Security Deposit and may co-mingle the Security Deposit with Landlord’s funds. If Landlord conveys its interest under this Lease, the Security Deposit, or any part not
applied previously, may be turned over to the grantee in which case Tenant shall look solely to the grantee for the proper application and return of the Security Deposit. 

7.5 Return of Security Deposit or Letter of Credit. Should Tenant comply with all of such terms, covenants and conditions and promptly
pay all sums payable by Tenant to Landlord hereunder, the Security Deposit shall (less any portion thereof which may have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord) be returned to Tenant
within forty-five (45) days after the latest to occur of: (i) the end of the Term, (ii) the delivery by Tenant to Landlord of the Premises free and clear of all parties claiming under Tenant and in compliance with Section 21 of
the Lease, and (iii) the delivery to Landlord of an acceptable Surrender Report, as defined in Section 21 of the Lease, unless an Event of Default (or a default that with notice and the passage of time would constitute an Event of Default)
exists at the end of the Term, in which event, the forty-five-(45)-day period shall commence on the date that Tenant cures such Event of Default or default. 

7.6 Reduction of the Cash Security Deposit and/or Letter of Credit.

(a) On the conditions (the “Reduction Conditions”) that as of the applicable Effective Reduction Date, as hereinafter
defined: (x) Tenant is then in full compliance with its obligations under the Lease, and (y) there has been no Event of Default during the twelve-month period immediately preceding such Effective Reduction Date, as it may be delayed, as
hereinafter set forth (“Prior Default Condition”), then the amount of the Cash Security Deposit/Letter of Credit may be reduced in accordance with the below-listed schedule: 

 

					
	 Effective Reduction Date
	  	
New Reduced Security Deposit Amount
	 
	 Second (2nd) anniversary of North

Premises Base Rent Commencement
 Date:
	  	 	$1,829,020.00	 
	 Fourth (4th) anniversary of North

Premises Base Rent Commencement
 Date:
	  	 	$1,600,391.25	 
	 Sixth (6th) anniversary of North

Premises Base Rent Commencement
 Date:
	  	 	$1,371,762.50	 

 (b) The reduction in the Security Deposit shall be accomplished as follows: (a) for a Cash Security
Deposit, Tenant shall request such reduction in a written notice to Landlord (the “Reduction Notice”), and if Landlord, in good faith, determines that the Reduction Conditions have been met, Landlord shall, within ten
(10) business days after Landlord’s receipt of such Reduction Notice, refund to Tenant a portion of the Cash Security Deposit which Landlord is then holding so that Landlord will be holding the reduced amount, as 

  
 PAGE 24 

 
set forth above, and (b) for a Security Deposit in the form of a Letter of Credit, Tenant shall give a Reduction Notice to Landlord, and if Landlord, in good faith, determines that the
Reduction Conditions have been met, Landlord shall, within five (5) business days of its receipt of such Reduction Notice, so notify Tenant, whereupon Tenant shall either deliver to Landlord either: (i) a Substitute Letter of Credit in the
applicable reduced amount, in form satisfying the requirements of this Section 7, or (ii) an amendment to the existing Letter of Credit, in form and substance reasonably acceptable to Landlord, reducing the amount of the existing Letter of
Credit to the applicable reduced amount. If Tenant delivers to Landlord a Substitute Letter of Credit satisfying the foregoing requirements, as aforesaid, then Landlord shall exchange the existing Letter of Credit which Landlord is then holding for
such Substitute Letter of Credit within ten (10) days after Landlord receives such Substitute Letter of Credit to Landlord. If Landlord declines to reduce the Security Deposit based upon the fact that any of the Reduction Conditions have not
been satisfied, but Tenant subsequently satisfies the Reduction Conditions, then Tenant may submit a new Reduction Notice to Landlord for the reduction in the Security Deposit in accordance with the provisions of this Section 7.6. In such
event, the Prior Default Condition shall be determined based on the twelve-(12)-month period immediately preceding the delayed Effective Reduction Date. 

(c) In no event shall the Cash Security Deposit/Letter of Credit ever be less than $1,371,762.50. The Security Deposit, as it may be reduced
in accordance with the foregoing, shall continue to be held by Landlord throughout the Term of the Lease. 
  

	8.	 INTENTIONALLY OMITTED 

 

	9.	 UTILITIES, LANDLORD’S SERVICES 

9.1 Electricity.
 (a)
Landlord shall contract with the utility provider for electric service to the Property, including the Premises. Commencing on the Term Commencement Date, Tenant shall pay all charges for electricity furnished to the Premises and any equipment
exclusively serving the Premises, as Additional Rent, based on the submeter(s), either currently installed or to be installed in the North Premises by Landlord as part of Landlord’s Work and in the South Premises by Tenant as part of
Tenant’s Work; provided, however, the cost of such submetering shall be at Landlord’s sole cost and expense and shall not be deducted from Landlord’s Contribution. At Tenant’s request, Landlord shall provide Tenant with
reasonable back-up documentation regarding the total charges and the method of allocating the charges to Tenant. Tenant shall, at Tenant’s sole cost and expense, maintain and keep in good order, condition
and repair the metering equipment used to measure electricity furnished to the Premises and any equipment exclusively serving the same. 

(b) Commencing as of the Term Commencement Date for each portion of the Premises, Tenant pay to Landlord estimated payments (i.e., based upon
Landlord’s reasonable estimate) on account of Tenant’s obligation to reimburse Landlord for electricity consumed in the Premises. Such payments shall be made at the same time and in the same manner that Tenant pays Annual Base Rent to
Landlord. Periodically after the Term Commencement Date, Landlord shall determine the actual cost of electricity consumed by Tenant in the Premises (i.e., by reading 

  
 PAGE 25 

 
Tenant’s sub-meter and by applying an electric rate which shall not exceed the retail rate which would have been payable by Tenant had Tenant obtained
electric services directly from the utility company providing electric current to Landlord). If the total of Tenant’s estimated monthly payments on account of such period is less than the actual cost of electricity consumed in the Premises
during such period, Tenant shall pay the difference to Landlord within thirty (30) days of receipt of Landlord’s written demand. If the total of Tenant’s estimated monthly payments on account of such period is greater than the actual
cost of electricity consumed in the Premises during such period, Tenant may credit the difference against its next installment of rental or other charges due hereunder. After each adjustment, as set forth above, the amount of estimated monthly
payments on account of Tenant’s obligation to reimburse Landlord for electricity in the Premises shall be adjusted based upon the actual cost of electricity consumed during the immediately preceding period. 

9.2 Water. Landlord shall contract with the utility provider for water service to the Property, including the Premises. Except as
otherwise provided below, the cost of providing water service to the Premises and all other portions of the Building (including, without limitation, the premises of other tenants or occupants of the Building) shall be included in Operating Costs.
Notwithstanding the foregoing, if Landlord determines that Tenant is using water in excess of its proportionate share (by floor area) of the total water usage in the Building, Landlord may elect, at Tenant’s expense, to furnish and install in a
location in or near the Premises metering equipment to measure water furnished to the Premises and any equipment exclusively serving the same. In such event, Tenant shall, within thirty (30) days after Landlord’s written demand therefor
from time to time, pay to Landlord, as Additional Rent, the full amount of any water service charges attributable to such meter. 
 9.3
Gas. Landlord shall contract with the utility provider for gas service to the Property, including the Premises. The cost of gas used to serve base building plumbing, mechanical and electrical systems shall be included in the costs reimbursed by
Tenant pursuant to Section 9.6 below. If Tenant requires gas service for the operation of Tenant’s laboratory equipment in the Premises, Tenant shall pay all charges for gas furnished to the Premises and/or any equipment exclusively
serving the Premises as Additional Rent, based, at Landlord’s election, (i) on Landlord’s reasonable estimate of such gas usage or (ii) on metering or submetering equipment installed by Landlord at Tenant’s expense. 

9.4 Other Utilities. Subject to Landlord’s reasonable rules and regulations governing the same, Tenant shall obtain and pay, as
and when due, for all other utilities and services consumed in and/or furnished to the Premises, together with all taxes, penalties, surcharges and maintenance charges pertaining thereto. 

9.5 Interruption or Curtailment of Utilities. When necessary by reason of accident or emergency, or for repairs, alterations,
replacements or improvements which in the reasonable judgment of Landlord are desirable or necessary to be made, Landlord reserves the right, upon as much prior notice to Tenant as is practicable under the circumstances and no less than twenty-four
(24) hours’ notice except in the event of an emergency, to interrupt, curtail, or stop (i) the furnishing of hot and/or cold water, and (ii) the operation of the plumbing and electric systems. Landlord shall exercise reasonable
diligence to eliminate the cause of any such interruption, curtailment, stoppage or suspension, but, except as set forth in Section 10.7, there shall be no 

  
 PAGE 26 

 
diminution or abatement of Rent or other compensation due from Landlord to Tenant hereunder, nor shall this Lease be affected or any of Tenant’s obligations hereunder reduced, and Landlord
shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services or systems. 
 9.6
Landlord’s Services. Subject to reimbursement pursuant to Section 5.2 above, Landlord shall provide the services described in Exhibit 7 attached hereto and made a part hereof (“Landlord’s Services”). Except
for the cost of providing and maintaining supplemental HVAC equipment (which shall be Tenant’s responsibility), to the extent allowable pursuant to Section 5.2, all costs incurred in connection with the provision of Landlord’s
Services shall be included in Operating Costs. Landlord shall allocate to the Premises a portion of the total amount of such costs incurred with respect to the Building based upon the cubic footage of heated, chilled, and fresh air distributed in
the Premises as indicated by the energy management system serving the Building as a percentage of the aggregate cubic footage of heated, chilled, and fresh air distributed in the entire Building for the applicable period. Tenant shall pay such costs
monthly, together with monthly installments of Base Rent, on an estimated basis in amounts from time to time reasonably determined by Landlord. After the close of each fiscal year, Landlord shall determine the actual amount of such costs for such
year and deliver to Tenant a reasonably detailed statement thereof, together with a statement of the amounts paid by Tenant on an estimated basis toward such costs as aforesaid. If such statement indicates that the estimated amounts paid by Tenant
are less than Tenant’s allocable share of the actual amount of such costs for such fiscal year, then Tenant shall pay the amount of such shortfall to Landlord within thirty (30) days after delivery of such statement. If such statement
indicates that Tenant’s estimated payments for such year exceed the actual amount of such costs for such year, then Landlord shall credit the excess against the next due installment(s) of Additional Rent payable under this Section 9.6.

  

	10.	 MAINTENANCE AND REPAIRS 

10.1 Maintenance and Repairs by Tenant. Tenant shall keep neat and clean and free of insects, rodents, vermin and other pests and in
good repair, order and condition (reasonable wear and tear and damage by Casualty excepted): the Premises, including without limitation the entire interior of the Premises, all electronic, phone and data cabling and related equipment (other than
building service equipment) that is installed by or for the exclusive benefit of the Tenant (whether located in the Premises or other portions of the Building), all fixtures, equipment and specialty lighting therein, any supplemental HVAC and
humidification equipment exclusively serving the Premises, electrical equipment wiring, doors, non-structural walls, windows and floor coverings, and all laboratory specific systems and equipment that
exclusively serve the Premises, including, without limitation, equipment critical to laboratory operations. Without limiting the foregoing, Tenant agrees that it shall maintain any equipment which is the responsibility for Tenant to maintain as set
forth on Exhibit 4-2 in the same repair, order, and condition (reasonable wear and tear and damage by Casualty excepted) in which such equipment is in as of the Term Commencement Date of the portion of
the Premises in which such equipment is located. 

  
 PAGE 27 

 10.2 Maintenance and Repairs by Landlord. Except as otherwise provided in
Section 15, and subject to Tenant’s obligations in Section 10.1 above, Landlord shall maintain and keep in good working order the Building foundation, the roof, Building structure, the common mechanical systems serving the Building,
the structural floor slabs and columns in good repair, order and condition. In addition, Landlord shall operate and maintain the Common Areas in substantially the same manner as comparable combination office and laboratory facilities in the vicinity
of the Premises. All costs incurred by Landlord under this Section 10.2 shall be included in Operating Costs, subject to, and in accordance with Section 5.2. 

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

10.4 Floor Load—Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square
foot of area which such floor was designed to carry and which is allowed by Legal Requirements. The floor load for the first floor portions of the Prime Premises is 125 lbs. per square foot, and the floor load for the Expansion Premises is 100 lbs.
per square foot. Landlord reserves the right to prescribe the weight and position of all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively, “Heavy Equipment”), which shall be placed so as to
distribute the weight. Heavy Equipment shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient in Landlord’s reasonable judgment to absorb and prevent vibration, noise and annoyance. Tenant shall not move any
Heavy Equipment into or out of the Building without giving Landlord prior written notice thereof and observing all of Landlord’s Rules and Regulations with respect to the same. If such Heavy Equipment requires special handling, Tenant agrees to
employ only persons holding a Master Rigger’s License to do said work, and that all work in connection therewith shall comply with Legal Requirements. Any such moving shall be at the sole risk and hazard of Tenant and Tenant will defend,
indemnify and save Landlord and Landlord’s agents (including without limitation its property manager), contractors and employees (collectively with Landlord, the “Landlord Parties”) harmless from and against any and all claims,
damages, losses, penalties, costs, expenses and fees (including without limitation reasonable legal fees) (collectively, “Claims”) resulting directly or indirectly from such moving, except, subject to Section 14.5 of the Lease,
to the extent caused by the negligence or willful misconduct of any Landlord Parties. Proper placement of all Heavy Equipment in the Premises shall be Tenant’s responsibility. 

10.5 Premises Cleaning. Tenant shall be responsible, at its sole cost and expense, for janitorial and removing trash from the Premises
to the common dumpster designated by Landlord and for providing biohazard disposal services for the Premises, including the laboratory areas thereof. Such services shall be performed by licensed (where required by law or governmental regulation),
insured and qualified contractors approved in advance, in writing, by Landlord (which approval shall not be unreasonably withheld, delayed or conditioned) and on a sufficient basis to ensure that the Premises are at all times kept neat and clean.
Landlord shall provide a dumpster and/or compactor at the Building loading dock for Tenant’s disposal of non-hazardous and non-controlled substances. 

  
 PAGE 28 

 10.6 Pest Control. 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 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. 
 10.7 Service Interruptions. 

(a) Abatement of Rent. In the event that: (i) there shall be an interruption, curtailment or suspension of any service or failure
to perform any obligation required to be provided or performed by Landlord pursuant to Sections 9 and/or 10 (and no reasonably equivalent alternative service or supply is provided by Landlord) that shall materially interfere with Tenant’s use
and enjoyment of the Premises, or any portion thereof (any such event, a “Service Interruption”), and (ii) such Service Interruption shall continue for five (5) consecutive business days following receipt by
Landlord of written notice (the “Service Interruption Notice”) from Tenant describing such Service Interruption (“Abatement Service Interruption Cure Period”), and (iii) such Service Interruption shall
not have been caused by an act or omission of Tenant or Tenant’s agents, employees, contractors or invitees (an event that satisfies the foregoing conditions (i)-(iii) being referred to hereinafter as a “Material Service
Interruption”) then, Tenant, subject to the next following sentence, shall be entitled to an equitable abatement of Base Rent, Operating Costs and Taxes based on the nature and duration of the Material Service Interruption and the
area of the Premises affected, for any and all days following the Material Service Interruption Cure Period that both (x) the Material Service Interruption is continuing and (y) Tenant does not use such affected areas of the
Premises for any of the Permitted Uses. Any efforts by Tenant to respond or react to any Material Service Interruption, including, without limitation, any activities by Tenant to remove its personal property from the affected areas of the Premises,
shall not constitute a use that precludes abatement pursuant to this Section 10.7(a). The Abatement Service Interruption Cure Period shall be extended by reason of any delays in Landlord’s ability to cure the Service Interruption in
question caused by Landlord’s Force Majeure, provided however, that in no event shall the Abatement Service Interruption Cure Period with respect to any Service Interruption be longer than ten (10) consecutive business days after Landlord
receives the applicable Service Interruption Notice. 
 (b) Tenant’s Termination Right. In the event that: (i) a Service
Interruption occurs, and (ii) such Service Interruption continues for a period of ninety (90) consecutive days after Landlord receives a Service Interruption Notice with respect to such Service Interruption (“Termination Service
Interruption Cure Period”), and (iii) such Service Interruption shall not have been caused by an act or omission of Tenant or Tenant’s agents, employees, or 

  
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contractors, and (iv) for so long as Tenant ceases to use the affected portion of the Premises during such Service Interruption, then Tenant shall have the right to terminate this Lease by
giving a written termination notice to Landlord after the expiration of the Termination Service Interruption Cure Period. If such Service Interruption is cured within ten (10) days (“Post-Termination Notice Cure Period”) after
Landlord receives such termination notice, then Tenant shall have no right to terminate this Lease based upon such Service Interruption and Tenant’s termination notice shall be of no force or effect. The Termination Service Interruption Cure
Period and the Post-Termination Notice Cure Period shall each be extended by reason of any delays in Landlord’s ability to cure the Service Interruption in question caused by Landlord’s Force Majeure, provided however, that in no event
shall the aggregate extension of the Termination Service Interruption Cure Period and the Post-Termination Notice Cure Period by reason of Landlord’s Force Majeure exceed sixty (60) days. 

(c) The provisions of this Section 10.7 shall not apply in the event of a Service Interruption caused by Casualty or Taking (see
Section 15 below). 
 (d) The provisions of this Section 10.7 set forth Tenant’s sole rights and remedies, both in law and in
equity in the event of any Service Interruption. 
  

	11.	 ALTERATIONS AND IMPROVEMENTS BY TENANT 

11.1 Procedures for Performing Alterations. 

(a) Tenant shall not make any alterations, decorations, installations, removals, additions or improvements (collectively with Tenant’s
Work, “Alterations”) in or to the Premises without Landlord’s prior written approval of the contractor(s), written plans and specifications and a time schedule therefor. Landlord reserves the right to require that Tenant use
Landlord’s preferred vendor(s) for any Alterations that involve roof penetrations, alarm tie-ins, sprinklers, fire alarm and other life safety equipment. Tenant shall not make any amendments or additions
to plans and specifications approved by Landlord without Landlord’s prior written consent. Landlord’s approval of non-structural Alterations shall not be unreasonably withheld, conditioned or
delayed. Notwithstanding the foregoing, Landlord may withhold its consent in its sole discretion (i) to any Alteration to or affecting the fixed lab benches, fume hoods, roof and/or building systems, (ii) with respect to matters of
aesthetics relating to Alterations to or affecting the exterior of the Building, and (iii) to any Alteration affecting the Building structure. Tenant shall be responsible for all elements of the design of Tenant’s plans (including, without
limitation, compliance with Legal Requirements, functionality of design, the structural integrity of the design, the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s approval
of Tenant’s plans shall in no event relieve Tenant of the responsibility for such design. Landlord shall have no liability or responsibility for any claim, injury or damage alleged to have been caused by the particular materials (whether
building standard or non-building standard), appliances or equipment selected by Tenant in connection with any work performed by or on behalf of Tenant. Except as otherwise expressly set forth herein, all
Alterations shall be done at Tenant’s sole cost and expense and at such times and in such manner as Landlord may from time to time reasonably designate. If Tenant shall make any Alterations, then Landlord may elect to require Tenant at the
expiration or sooner termination of the Term to restore the Premises to substantially the same condition as existed immediately prior to the Alterations. Tenant shall provide Landlord with reproducible record drawings (in CAD format) of all
Alterations within sixty (60) days after completion thereof. 

  
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 (b) Alteration Approval Documentation. In seeking Landlord’s approval, Tenant
shall provide Landlord, at least fourteen (14) 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, the Building’s mechanical, electrical and plumbing systems, modifications to the Building’s envelope, non-structural
penetrations in slabs or walls, and 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 Alteration as
Landlord may reasonably request (collectively “Alteration Approval Documentation”). Notwithstanding the foregoing, with respect to any Minor Electrical Connection, as hereinafter defined: (i) the Alteration
Approval Documentation shall consist of only such of the foregoing documentation as Landlord, in its reasonable judgment, deems customary and necessary for such an Alteration, and (ii) Tenant shall be required to deliver the applicable
Alteration Approval Documentation to Landlord at least five (5) business days in advance of the performance of such Minor Election Connection. A “Minor Electrical Connection” shall consist of the connection of Tenant’s
electrical equipment to the base building electrical system which, in Landlord’s reasonable judgment, will not affect Building operations or the operations of other tenants or occupants of the Building. For avoidance of doubt, Tenant’s
plugging of equipment into existing electrical outlets shall not be deemed to be either an Alteration or a Minor Electrical Connection. 

(c) Alterations Permitted without Landlord’s Consent. Notwithstanding anything to the contrary herein contained, Tenant shall have
the right without obtaining the prior consent of Landlord, but upon prior notice to Landlord as provided below, to make Alterations to the Premises where: (i) the same are within the interior of the Premises, and do not affect the exterior of
the Building and do not affect any of the Building’s systems or the ceiling of the Premises; (ii) the same do not affect the roof or any structural element of the Building, or the fire protection systems of the Building; (iii) the
cost of any individual Alteration shall not exceed $100,000.00 in cost; (iv) Tenant shall comply with the provisions of this Lease, and if such work increases the cost of insurance or taxes, Tenant shall pay for any such increase in cost; and
(v) Tenant gives Landlord at least five (5) business days’ prior notice describing such work in reasonable detail, accompanied by copies of plans and specifications therefor (to the extent plans and specifications are typically
prepared in accordance with such work (the “Permitted Alterations”). 
 (d) After-Hours. Landlord and Tenant
recognize that to the extent Tenant elects to perform some or all of the Alterations during times other than normal construction hours (i.e., Monday-Friday, 7:00 a.m. to 3:00 p.m., excluding holidays), Landlord may need to make arrangements to have
supervisory personnel on site. Accordingly, Landlord and Tenant agree as follows: Tenant shall give Landlord at least two (2) business days’ prior written notice of any time outside of normal construction hours when Tenant intends to
perform any Alterations (the “After-Hours Work”). Tenant shall reimburse Landlord, within ten (10) days after demand therefor, for the cost of Landlord’s supervisory personnel overseeing the After-Hours Work. In addition,
if construction during normal construction hours unreasonably disturbs other tenants of the Building, in Landlord’s sole discretion, Landlord may require Tenant to stop the performance of Alterations during normal construction hours and to
perform the same after hours, subject to the foregoing requirement to pay for the cost of Landlord’s supervisory personnel. 

  
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 11.2 Harmonious Relations. Tenant agrees that it will not, either directly or
indirectly, use any contractors and/or materials if their use will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged by Tenant or Landlord or others in the construction,
maintenance and/or operation of the Building, the Property or any part thereof. In the event of any such difficulty, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers causing such difficulty to leave the
Property immediately. 
 11.3 Liens. No Alterations shall be undertaken by Tenant until: (i) Tenant has made provision for
written waiver of liens from all contractors for such Alteration; and (ii) with respect to any Alteration, the cost of which exceeds $500,000: (x) Tenant has provided Landlord with reasonable evidence that there is sufficient funding to pay for
such Alteration, and (y) Tenant has required its general contractor to obtain appropriate surety payment and performance bonds which shall name Landlord as an additional obligee and has filed lien bond(s) (in jurisdictions where available) on
behalf of such contractors. Any mechanic’s lien filed against the Premises or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged by Tenant within ten
(10) business days thereafter, at Tenant’s expense by filing the bond required by law or otherwise. 
 11.4 General
Requirements. Unless Landlord and Tenant otherwise agree in writing, Tenant shall (a) procure or cause others to procure on its behalf all necessary permits before undertaking any Alterations in the Premises (and provide copies thereof to
Landlord); (b) perform all of such Alterations in a good and workmanlike manner, employing materials of good quality and in compliance with Landlord’s construction rules and regulations, all insurance requirements of this Lease, and Legal
Requirements; and (c) defend, indemnify and hold the Landlord Parties harmless from and against any and all Claims occasioned by or growing out of such Alterations, except to the extent caused by the negligence or willful misconduct of any
Landlord Parties. 
  

	12.	 SIGNAGE 

12.1 Restrictions. Tenant shall have the right to install Building standard signage identifying Tenant’s business at the entrance
to the Premises, which signage shall be subject to Landlord’s prior written consent (which consent shall not be unreasonably withheld, conditioned or delayed). Subject to the foregoing, and subject to Section 12.2 below, Tenant shall not,
without first obtaining Landlord’s written approval, place or suffer to be placed or maintained: (i) any sign, banner, advertising matter or any other thing of any kind (including, without limitation, any hand-lettered advertising) which
is either located on the exterior of the Premises, or on any part of the interior of the Premises which is visible from the exterior of the Building, or (ii) any decoration, letter or advertising matter on the glass of any window or door of the
Premises. 

  
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 12.2 Monument Signage. Subject to the provisions of this Section 12.2, for so
long as the Lease is in full force and effect (the “Monument Signage Condition”), then Tenant shall have the right to require Landlord to list, at Tenant’s cost and expense, Tenant’s name (“Tenant’s
Monument Signage”) on the existing exterior monument sign (the “Monument Sign”) in the location set forth on Exhibit 13 attached hereto, during the initial Term of the Lease, and any extensions
thereof, subject to the provisions of this Section 12.2. The parties hereby agree that the maintenance and removal of such Tenant’s Monument Signage (including, without limitation, the repair and cleaning of the existing monument
façade upon removal of Tenant’s Monument Signage) shall be performed at Tenant’s sole cost and expense, and Tenant shall be responsible for the cost of any change in Tenant’s Monument Signage during the initial Term of the
lease; provided, however, Tenant shall be entitled to apply Landlord’s Contribution toward the cost of any Monument Signage or suite entry signage allowed pursuant to Section 12.1 above. 

12.3 Building Directory/Premises Entrance Signage. During the Term of the Lease: 

(a) Landlord shall install a tenant directory in the Building lobby, and shall list Tenant’s name on such directory. The initial listing
shall be at Landlord’s cost and expense, but any changes to such directory listing shall be at Tenant’s cost and expense. 
 (b)
Tenant shall have the right, at Tenant’s cost (although such cost may be paid for out of Landlord’s Contribution) to install a building standard Tenant identification sign at the entrance to the Premises. 

 

	13.	 ASSIGNMENT, MORTGAGING AND SUBLETTING 

13.1 Landlord’s Consent Required. Tenant shall not mortgage or encumber this Lease or in whole or in part whether at one
time or at intervals, operation of law or otherwise. Except as expressly otherwise set forth herein, Tenant shall not, without Landlord’s prior written consent, assign, sublet, license or transfer this Lease or the Premises in whole or in part
whether by changes in the ownership or control of Tenant, or any direct or indirect owner of Tenant, whether at one time or at intervals, by sale or transfer of stock, partnership or beneficial interests, operation of law or otherwise, or permit the
occupancy of all or any portion of the Premises by any person or entity other than Tenant’s employees (each of the foregoing, a “Transfer”). Any purported Transfer made without Landlord’s consent, if required
hereunder, shall be void and confer no rights upon any third person, provided that if there is a Transfer, Landlord may collect rent from the transferee without waiving the prohibition against Transfers, accepting the transferee, or releasing Tenant
from full performance under this Lease. In the event of any Transfer in violation of this Section 13, Landlord shall have the right to terminate this Lease upon thirty (30) days’ written notice to Tenant given within sixty
(60) days after receipt of written notice from Tenant to Landlord of any Transfer, or within one (1) year after Landlord first learns of the Transfer if no notice is given. No Transfer shall relieve Tenant of its primary obligation as
party Tenant hereunder, nor shall it reduce or increase Landlord’s obligations under this Lease. 
 13.2 Landlord’s Recapture
Right. Except in the event of any Permitted Transfer, as defined in Section 13.7, Tenant shall, prior to offering or advertising the Premises or any portion thereof for a Transfer, give a written notice (the “Recapture
Notice”) to Landlord which: (i) states that Tenant desires to make a Transfer, (ii) identifies the affected portion of the Premises (the “Recapture Premises”), (iii) identifies the period of
time (the “Recapture Period”) during 

  
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which Tenant proposes to sublet the Recapture Premises, or indicates that Tenant proposes to assign its interest in this Lease, and (iv) offers to Landlord to terminate this Lease with
respect to the Recapture Premises (in the case of a proposed assignment of Tenant’s interest in this Lease or a subletting for the remainder of the term of this Lease) or to suspend the Term for the Recapture Period (i.e. the Term with respect
to the Recapture Premises shall be terminated during the Recapture Period and Tenant’s rental obligations shall be proportionately reduced). Landlord shall have fifteen (15) business days within which to respond to the Recapture Notice.

 13.3 Standard of Consent to Transfer. If Landlord does not timely give written notice to Tenant accepting a Recapture Offer
or declines to accept the same, then Landlord agrees that, subject to the provisions of this Section 13, Landlord shall not unreasonably withhold, condition or delay its consent to a Transfer on the terms contained in the Recapture Notice to an
entity which will use the Premises for any of the Permitted Uses. Without limiting the reasonable reasons why Landlord may withhold its consent to a proposed Transfer, it shall be reasonable for Landlord to withhold its consent to a proposed
Transfer if, in Landlord’s reasonable opinion: (a) the Proposed Transferee does not have a tangible net worth and other financial indicators sufficient to meet the Transferee’s obligations under the Transfer instrument in question;
(b) the Proposed Transferee has a business reputation that is not compatible with the operation of a first-class combination laboratory, research, development and office building; or (c) the intended use of such entity violates any
restrictive use provisions then in effect with respect to space in the Building. 
 13.4 Listing Confers no Rights. The
listing of any name other than that of Tenant, whether on the doors of the Premises or on the Building directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this Lease or in the
Premises or be deemed to effect or evidence any consent of Landlord, it being expressly understood that any such listing is a privilege extended by Landlord revocable at will by written notice to Tenant. 

13.5 Profits In Connection with Transfers. Except with respect to any Permitted Transfers, as defined in Section 13.7, and
with respect to Flagship Subleases, as defined in Section 13.8, Tenant shall, within thirty (30) days of receipt thereof, pay to Landlord fifty percent (50%) of any rent, sum or other consideration to be paid or given in connection with
any Transfer, either initially or over time, after deducting reasonable actual out-of-pocket legal, and brokerage expenses incurred by Tenant and unamortized
improvements paid for by Tenant in connection therewith and any rental concessions, in excess of Rent hereunder as if such amount were originally called for by the terms of this Lease as Additional Rent. 

13.6 Prohibited Transfers. Notwithstanding any contrary provision of this Lease, Tenant shall have no right to make a Transfer
unless on both (i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on which such Transfer is to take effect, there is no Event of Default under this Lease. Notwithstanding anything to
the contrary contained herein, Tenant agrees that in no event shall Tenant make a Transfer to (a) any government agency; (b) any tenant, subtenant or occupant of other space in the Building if vacant space of a size comparable to the
portion of the Premises subject to the Transfer then exists in the Building; or (c) any entity with whom Landlord shall have negotiated for space in the Property in the three (3) months immediately preceding such proposed Transfer. 

  
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 13.7 Exceptions to Requirement for Consent. Notwithstanding anything to the
contrary herein contained, Tenant shall have the right, without obtaining Landlord’s consent, and without giving Landlord a Recapture Notice, to (a) make a Transfer to an Affiliated Entity (hereinafter defined) so long as the transfer to
such Affiliated Entity is for legitimate business purposes (and not for the purpose of avoiding the provisions of this Section 13), and (b) assign all of Tenant’s interest in and to the Lease to a Successor, provided that prior to or
simultaneously with any assignment pursuant to this Section 13.7, such Affiliated Entity or Successor, as the case may be, and Tenant execute and deliver to Landlord an assignment and assumption agreement in form and substance reasonably
acceptable to Landlord whereby such Affiliated Entity or Successor, as the case may be, shall agree to be independently bound by and upon all the covenants, agreements, terms, provisions and conditions set forth in the Lease on the part of Tenant to
be performed, and whereby such Affiliated Entity or Successor, as the case may be, shall expressly agree that the provisions of this Section 13 shall, notwithstanding such Transfer, continue to be binding upon it with respect to all future
Transfers. For the purposes hereof, an “Affiliated Entity” shall be defined as any entity which is controlled by, is under common control with, or which controls Tenant. For the purposes hereof, a
“Successor” shall be defined as any entity into or with which Tenant is merged or with which Tenant is consolidated or which acquires all or substantially all of Tenant’s stock or assets, provided that the
surviving entity shall have a net worth and other financial indicators sufficient to meet Tenant’s obligations hereunder. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Permitted Transfer, such notice
to include evidence, reasonably satisfactory to Landlord, that the conditions to the Permitted Transfer in question have been satisfied. Transfers to Affiliated Entities and to Successors which are permitted pursuant to this Section 13.7, and
Transfers to Flagship Entities which permitted pursuant to Section 13.8 below, are referred to collectively herein as “Permitted Transfers”, and such Affiliated Entities, Flagship Entities, and Successors are
referred to herein as “Permitted Transferees”. 
 13.8 Flagship Subleases. Notwithstanding
anything to the contrary herein contained, Tenant shall have the right, upon at least ten (10) days’ prior written notice from Tenant to Landlord, without obtaining Landlord’s consent, and without giving Landlord a Recapture Notice,
to enter into Flagship Subleases, as hereinafter defined. A “Flagship Sublease” shall be defined as a sublease or license of Internal Sublet Space, as hereinafter defined, to Flagship Entities, as hereinafter defined,
provided however, that: (i) at no time shall more than 15,000 rentable square feet of the Premises, in the aggregate, be subject to Flagship Subleases, and (ii) no sublease or license shall be considered to be a Flagship Sublease if it is
entered into for the purposes of avoiding the operation of the provisions of this Article 13 (e.g., without limitation, the requirement of obtaining Landlord’s consent to such sublease, Landlord’s recapture rights, etc.). A
“Flagship Entity” shall be defined as any person or entity operating a business which, as of the date of that such person or entity first occupies any portion of the Premises pursuant to its Flagship Sublease, has been
provided funding from Flagship Pioneering (formerly known as Flagship Ventures) which is either: (i) more than fifty (50%) percent of the total funding received by such person or entity, or (ii) $1,000,000. An “Internal Sublet
Space” shall consist of an area located in the Premises which has access to the common areas of the Building only through Tenant’s reception area. 

  
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	14.	 INSURANCE; INDEMNIFICATION; EXCULPATION 

14.1 Tenant’s Insurance.

(a) Tenant shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Tenant remains in occupancy of the
Premises) commercial general liability insurance insuring Tenant on an occurrence basis against all claims and demands for personal injury liability (including, without limitation, bodily injury, sickness, disease, and death) or damage to property
which may be claimed to have occurred from and after the time any of the Tenant Parties shall first enter the Premises, of not less than Two Million Dollars ($2,000,000) per occurrence and Four Million Dollars ($4,000,000) in the aggregate annually,
and from time to time thereafter shall be not less than such higher amounts, if procurable, as may be reasonably required by Landlord. Tenant shall also carry umbrella liability coverage in an amount of no less than Three Million Dollars
($3,000,000). Such policy shall also include contractual liability coverage covering Tenant’s liability assumed under this Lease, including without limitation Tenant’s indemnification obligations. Such insurance policy(ies) shall name
Landlord, Landlord’s managing agent and persons claiming by, through or under them, if any, as additional insureds. 
 (b) Tenant shall
take out and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended coverage and so-called “all risk” coverage insurance in an amount equal to one hundred percent
(100%) of the replacement cost insuring (i) all items or components of Alterations (collectively, the “Tenant-Insured Improvements”), and (ii) all of Tenant’s furniture, equipment, fixtures and
property of every kind, nature and description related or arising out of Tenant’s leasehold estate hereunder, which may be in or upon the Premises or the Building (collectively, “Tenant’s
Property”). The insurance required to be maintained by Tenant pursuant to this Section 14.1(b) (referred to herein as “Tenant Property Insurance”) shall insure the interests of both
Landlord and Tenant as their respective interests may appear from time to time. 
 (c) Tenant shall take out and maintain a policy of
business interruption insurance throughout the Term sufficient to cover at least twelve (12) months of Rent due hereunder and Tenant’s business losses during such 12-month period. 

(d) During periods when Tenant’s Work and/or any Alterations are being performed, Tenant shall maintain, or cause to be maintained, so-called all risk or special cause of loss property insurance or its equivalent and/or builders risk insurance on 100% replacement cost coverage basis, including hard and soft costs coverages. Such insurance shall
protect and insure Landlord, Landlord’s agents, Tenant and Tenant’s contractors, as their interests may appear, against loss or damage by fire, water damage, vandalism and malicious mischief, and such other risks as are customarily covered
by so-called all risk or special cause of loss property / builders risk coverage or its equivalent. 

(e) Tenant shall procure and maintain at its sole expense such additional insurance as may be necessary to comply with any Legal Requirements.

  
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 (f) Tenant shall cause all contractors and subcontractors to maintain during the performance
of any Alterations the insurance described in Exhibit 10 attached hereto. 
 (g) The insurance required pursuant to Sections 14.1(a),
(b), (c), (d) and (e) (collectively, “Tenant’s Insurance Policies”) shall be effected with insurers approved by Landlord, with a rating of not less than “A-XI” in
the current Best’s Insurance Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies. Tenant’s Insurance Policies shall each provide that it shall not be canceled or modified
without at least ten (10) days’ prior written notice to each insured named therein; provided, however, in the event Tenant’s insurer will not provide such notice, Tenant shall be obligated to provide Landlord with ten
(10) days’ prior written notice of any cancellation or modification. Tenant’s Insurance Policies may include deductibles in an amount no greater than the greater of $25,000 or commercially reasonable amounts. On or before the date on
which any of the Tenant Parties shall first enter the Premises and thereafter not less than five (5) days prior to the expiration date of each expiring policy, Tenant shall deliver to Landlord binders of Tenant’s Insurance Policies issued
by the respective insurers setting forth in full the provisions thereof together with evidence satisfactory to Landlord of the payment of all premiums for such policies. In the event of any claim, and upon Landlord’s request, Tenant shall
deliver to Landlord complete copies of Tenant’s Insurance Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee copies of the foregoing documents. 

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

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

(b) Any injury to or death of any person, or loss of or damage to property, sustained or occurring in, at or upon the Premises; 

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

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

  
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 14.4 Limitation of Landlord’s Liability for Damage or Injury. Landlord
shall not be liable for any injury or damage to persons or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical or electronic emanations or disturbance, water, rain or snow or
leaks from any part of the Building or from the pipes, appliances, equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism, malicious
mischief or by any other cause of whatever nature, except, subject to Section 14.5, to the extent caused by or due to the negligence or willful misconduct of any of the Landlord Parties, and then, where notice and an opportunity to cure are
appropriate (i.e., where Tenant has an opportunity to know of such condition sufficiently in advance of the occurrence of any such injury or damage resulting therefrom as would have enabled Landlord to prevent such damage or loss had Tenant notified
Landlord of such condition) only after (i) notice to Landlord of the condition claimed to constitute negligence or willful misconduct, and (ii) the expiration of a reasonable time after such notice has been received by Landlord without
Landlord having commenced to take all reasonable and practicable means to cure or correct such condition. Notwithstanding the foregoing, in no event shall any of the Landlord Parties be liable for any loss which is covered by insurance policies
actually carried or required to be so carried by this Lease; nor shall any of the Landlord Parties be liable for any such damage caused by other tenants or persons in the Building or caused by operations in construction of any private, public, or
quasi-public work; nor shall any of the Landlord Parties be liable for any latent defect in the Premises or in the Building. 
 14.5
Waiver of Subrogation; Mutual Release. Landlord and Tenant each hereby waives on behalf of itself and its property insurers (none of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any
and all rights of recovery, claim, action, or cause of action against the other and its agents, officers, servants, partners, shareholders, or employees (collectively, the “Related Parties”) for any loss or damage that
may occur to or within the Premises or the Building or any improvements thereto, or any personal property of such party therein which is insured against under any Property Insurance (as defined in Section 14.7) policy actually being maintained
by the waiving party from time to time, even if not required hereunder, or which would be insured against under the terms of any Property Insurance policy required to be carried or maintained by the waiving party hereunder, whether or not such
insurance coverage is actually being maintained, including, in every instance, such loss or damage that may be caused by the negligence of the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate
clauses to be included in its Property Insurance policies necessary to implement the foregoing provisions. For avoidance of doubt, each party (“Waiving Party”) expressly waives any claim which it might have
against the other party (“Released Party”) for damage to property which is not covered by reason of any deductible or self-insured retention under the Waiving Party’s Property Insurance, or by reason of the fact
that the Waiving Party is self-insuring damage to its property. 
 14.6 Tenant’s Acts—Effect on Insurance. Tenant
shall not do or permit any Tenant Party to do any act or thing upon the Premises or elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures and property therein; and shall
not do, or permit to be done, any act or thing upon the Premises which shall subject Landlord to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being carried on upon said
Premises or for any other reason. Notwithstanding anything to the contrary contained herein, Tenant shall not be 

  
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liable for any increases in the rate of insurance unless such increases arise from Tenant’s manner of use of the Premises (as opposed to Tenant’s use of the Premises for the Permitted
Uses). If by reason of the failure of Tenant to comply with the provisions hereof the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be, Tenant shall reimburse Landlord within
thirty (30) days of Landlord’s written demand for that part of any insurance premiums which shall have been charged because of such failure by Tenant, together with interest at the Default Rate until paid in full, within thirty
(30) days after receipt of an invoice therefor. In addition, Tenant shall reimburse Landlord for any increase in insurance premium arising as a result of Tenant’s use and/or storage of any Hazardous Materials in the Premises. 

14.7 Landlord’s Insurance. Landlord shall carry at all times during the Term of this Lease: (i) commercial general liability
insurance with respect to the Building, the Land and the Common Areas thereof in an amount not less than Five Million Dollars ($5,000,000) combined single limit per occurrence, (ii) with respect to the Building, excluding Tenant-Insured
Improvements and improvements made by other tenants or occupants, insurance against loss or damage caused by any peril covered under fire, extended coverage and all risk insurance with coverage against vandalism, malicious mischief and such other
insurable hazards and contingencies as are from time to time normally insured against by owners of similar first class offices/research/laboratory buildings/campuses in the Route 128/Route 2/Alewife corridor real estate market or which are required
by Landlord’s mortgagee, in an amount equal to one hundred percent (100%) of the full replacement cost thereof above foundation walls (“Landlord Property Insurance”), and (iii) rent interruption insurance covering at least
twelve (12) months. Any and all such insurance: (x) may be maintained under a blanket policy affecting other properties of Landlord and/or its affiliated business organizations, and (y) may be written with commercially reasonable
deductibles as determined by Landlord. The costs incurred by Landlord related to such insurance shall be included in Operating Costs. Tenant Property Insurance and Landlord Property Insurance are referred to collectively herein as “Property
Insurance”. 
  

	15.	 CASUALTY; TAKING 

15.1 Damage. If the Premises are damaged in whole or part because of fire or other insured casualty (“Casualty”), or if
the Premises are subject to a taking in connection with the exercise of any power of eminent domain, condemnation, or purchase under threat or in lieu thereof (any of the foregoing, a “Taking”), then unless this Lease is terminated
in accordance with Section 15.2 below, Landlord shall restore the Building and/or the Premises to substantially the same condition as existed immediately following completion of Landlord’s Work, or in the event of a partial Taking which
affects the Building and the Premises, restore the remainder of the Building and the Premises not so Taken to substantially the same condition as is reasonably feasible. Landlord shall, within sixty (60) days after any Casualty, deliver to
Tenant an engineering estimate (“Restoration Estimate”) from a reputable contractor or engineer, setting forth an estimate of the period of time (“Restoration Period”) that it will take for Landlord to restore the
Building and/or Premises, as aforesaid. If, in Landlord’s reasonable judgment, any element of the Tenant-Insured Improvements can more effectively be restored as an integral part of Landlord’s restoration of the Building or the Premises,
such restoration shall also be made by Landlord, but at Tenant’s sole cost and expense. Subject to rights of Mortgagees, Tenant Delays, 

  
 PAGE 39 

 Legal Requirements then in existence and to delays for adjustment of insurance proceeds or Taking awards, as
the case may be, and instances of Force Majeure, Landlord shall substantially complete such restoration within one (1) year after Landlord’s receipt of all required permits therefor with respect to substantial reconstruction
of at least 50% of the Building, or, within one hundred eighty (180) days after Landlord’s receipt of all required permits therefor in the case of restoration of less than 50% of the Building. Upon substantial completion of
such restoration by Landlord, Tenant shall use diligent efforts to complete restoration of the Premises to substantially the same condition as existed immediately prior to such Casualty or Taking, as the case may be, as soon as reasonably possible.
Tenant agrees to cooperate with Landlord in such manner as Landlord may reasonably request to assist Landlord in collecting insurance proceeds due in connection with any Casualty which affects the Premises or the Building. In no event shall Landlord
be required to expend more than the Net (hereinafter defined) insurance proceeds Landlord receives for damage to the Premises and/or the Building or the Net Taking award attributable to the Premises and/or the Building. “Net” means
the insurance proceeds or Taking award actually paid to Landlord (and not paid over to a Mortgagee) less all costs and expenses, including adjusters and attorney’s fees, of obtaining the same. In the Operating Year in which a
Casualty occurs, there shall be included in Operating Costs Landlord’s deductible under its property insurance policy. Except as Landlord may elect pursuant to this Section 15.1, under no circumstances shall Landlord be
required to repair any damage to, or make any repairs to or replacements of, any Tenant-Insured Improvements. 
 15.2 Termination
Rights. 
 (a) Landlord’s Termination Rights. Landlord may terminate this Lease upon thirty (30) days’ prior
written notice to Tenant if: 
 (i) any material portion of the Building or any material means of access thereto is taken;

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

(iii) if the estimated time to complete restoration exceeds one (1) year from the date on which Landlord receives all
required permits for such restoration. 
 (b) Tenant’s Termination Rights. Tenant may terminate this Lease upon thirty (30)
days’ prior written notice to Landlord if: 
 (i) any material portion of the Premises or any material means of access
thereto is taken, so that, in Tenant’s reasonable judgment, the continued operation of Tenant’s business in the Premises is materially adversely affected; 

(ii) if, 50% or more of the Building is damaged by a Casualty and the estimated Restoration Period, as set forth in the
Restoration Estimate, exceeds one (1) year from the date on which Landlord receives all required permits for such restoration; or 

  
 PAGE 40 

 (iii) if less than 50% of the Building is damaged by a Casualty,
Tenant’s use of and/or access to the Premises is materially adversely affected by such Casualty, estimated Restoration Period, as set forth in the Restoration Estimate, exceeds six (6) months from the date on which Landlord receives all
required permits for such restoration; and the 
 (iv) if Landlord is so required but fails to complete restoration of the
Premises within the time frames and subject to the conditions set forth in Section 15.1 above, then Tenant may terminate this Lease upon thirty (30) days written notice to Landlord; provided, however, that if Landlord completes such
restoration within thirty (30) days after receipt of any such termination notice on account of Landlord’s failure to so complete within the time period required, such termination notice shall be null and void and this Lease shall continue
in full force and effect. 
 The remedies set forth in this Section 15.2(b) and in Section 15.2(c) below are
Tenant’s sole and exclusive rights and remedies based upon Landlord’s failure to complete the restoration of the Premises as set forth herein. 

(c) Either Party May Terminate. In the case of any Casualty or Taking affecting the Premises and occurring during the last twelve
(12) months of the Term, then either Landlord or Tenant shall have the option to terminate this Lease upon thirty (30) days’ written notice to the other. In addition, if Landlord’s Mortgagee does not release sufficient insurance
proceeds to cover the cost of Landlord’s restoration obligations, then Landlord shall (i) notify Tenant thereof, and (ii) have the right to terminate this Lease. If Landlord does not terminate this Lease pursuant to the previous
sentence and such notice by Landlord does not include an agreement by Landlord to pay for the difference between the cost of such restoration and such released insurance proceeds, then Tenant may terminate this Lease by written notice to Landlord on
or before the date that is thirty (30) days after such notice. 
 (d) Automatic Termination. In the case of a Taking of the
entire Premises, then this Lease shall automatically terminate as of the date of possession by the Taking authority. 
 15.3 Rent
Abatement. In the event of a Casualty affecting the Premises, there shall be an equitable adjustment of Base Rent, Operating Costs and Taxes based upon the degree to which Tenant’s ability to conduct its business in the
Premises is impaired by reason of such Casualty from and after the date of a Casualty, and continuing until the following portions of the repair and restoration work to be performed by Landlord, as set forth above, are substantially completed:
(i) any repair and restoration work to be performed by Landlord within the Premises, and (ii) repair and restoration work with respect to the Common Areas to the extent that damage to the Common Areas caused by such Casualty materially
adversely affects Tenant’s use of, or access to, the Premises. 
 15.4 Taking for Temporary Use. If the Premises
are Taken for temporary use, this Lease and Tenant’s obligations, including without limitation the payment of Rent, shall continue. For purposes hereof, a “Taking for temporary use” shall mean a Taking of ninety
(90) days or less. 

  
 PAGE 41 

 15.5 Disposition of Awards. Except for any separate award for
Tenant’s movable trade fixtures, relocation expenses, and unamortized leasehold improvements paid for by Tenant (provided that the same may not reduce Landlord’s award), all Taking awards to Landlord or Tenant
shall be Landlord’s property without Tenant’s participation, and Tenant hereby assigns to Landlord Tenant’s interest, if any, in such award. Tenant may pursue its own claim against the Taking
authority. 
  

	16.	 ESTOPPEL CERTIFICATE. 

Tenant shall at any time and from time to time upon not less than ten (10) business days’ prior notice from Landlord, execute,
acknowledge and deliver to Landlord a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the
modifications), and the dates to which Rent has been paid in advance, if any, stating to Tenant’s knowledge whether or not Landlord is in default in performance of any covenant, agreement, term, provision or condition contained in this Lease
and, if so, specifying each such default, and such other facts as Landlord may reasonably request, it being intended that any such statement delivered pursuant hereto may be relied upon by Landlord, any prospective purchaser of the Building or of
any interest of Landlord therein, any Mortgagee or prospective Mortgagee thereof, any lessor or prospective lessor thereof, any lessee or prospective lessee thereof, or any prospective assignee of any mortgage thereof. Time is of the essence with
respect to any such requested certificate, Tenant hereby acknowledging the importance of such certificates in mortgage financing arrangements, prospective sales and the like. 

 

	17.	 HAZARDOUS MATERIALS 

17.1 Prohibition. Tenant shall not, without the prior written consent of Landlord, bring or permit to be brought or kept in or on the
Premises or elsewhere in the Building or the Property (i) any inflammable, combustible or explosive fluid, material, chemical or substance (except for standard office supplies stored in proper containers); and (ii) any Hazardous Material
(hereinafter defined), other than the types and quantities of Hazardous Materials which are listed on Exhibit 8 attached hereto (“Tenant’s Hazardous Materials”), provided that: 

(x) Tenant’s Hazardous Materials shall at all times be brought upon, kept or used in
so-called ‘control areas’ (the number and size of which shall be reasonably determined by Landlord) and in accordance with all applicable Environmental Laws (hereinafter
defined) and prudent environmental practice and (with respect to medical waste and so-called “biohazard” materials) good scientific and medical practice; and 

(y) each of sodium azide, diethy ether, and picric acid may only be brought, kept or used in the Premises so long as such chemicals are used,
stored, handled and transported in accordance with a materials use and storage plan proposed by Tenant and which is approved by Landlord, which approval shall not be unreasonably withheld, conditioned, or delayed. 

  
 PAGE 42 

 Tenant shall be responsible for assuring that all laboratory uses are adequately and properly vented. On or
before each anniversary of the Rent Commencement Date, and on any earlier date during the 12-month period on which Tenant intends to add a new Hazardous Material or materially increase the quantity of any
Hazardous Material to the list of Tenant’s Hazardous Materials, Tenant shall submit to Landlord an updated list of Tenant’s Hazardous Materials for Landlord’s review and approval, which
approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall have the right, from time to time, to inspect the Premises for compliance with the terms of this Section 17.1. Notwithstanding the foregoing, with respect to
any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose of in compliance with all applicable Environmental Laws (hereinafter defined), prudent environmental practice and (with respect to medical
waste and so-called “biohazard materials”) good scientific and medical practice, Tenant shall, upon written notice from Landlord, no longer have the right to bring such
material into the Building or the Property until Tenant has demonstrated, to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle, store or dispose of such material. In order to
induce Landlord to waive its otherwise applicable requirement that Tenant maintain insurance in favor of Landlord against liability arising from the presence of radioactive materials in the Premises, and without limiting the foregoing, Tenant hereby
represents and warrants to Landlord that at no time during the Term will Tenant bring upon, or permit to be brought upon, the Premises any radioactive materials whatsoever. 

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

17.3 Hazardous Material Defined. As used herein, the term “Hazardous Material” means asbestos, oil or any hazardous,
radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law, including without limitation live organisms, viruses and fungi, medical waste and any
so-called “biohazard” materials. The term “Hazardous Material” includes, without limitation, oil and/or any material or substance which is
(i) designated as a “hazardous substance,” “hazardous material,” “oil,” “hazardous waste” or
toxic substance under any Environmental Law. 
 17.4 Chemical Safety Program. Tenant shall establish and maintain a chemical safety
program administered by a licensed, qualified individual in accordance with the requirements of any 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) any applicable governmental authority with respect to such chemical safety
program and (b) this Section. Tenant shall obtain and maintain during the Term any permit required by any such applicable governmental authority. 

  
 PAGE 43 

 17.5 Testing. If any Mortgagee or governmental authority requires testing to
determine whether there has been any release of Hazardous Materials and such testing is required as a result of the acts or omissions of any of the Tenant Parties in violation of this Lease, then Tenant shall reimburse Landlord within thirty
(30) days of Landlord’s written demand, as Additional Rent, for the reasonable costs thereof, together with interest at the Default Rate until paid in full. Tenant shall execute affidavits, certifications and the like, as may
be reasonably requested by Landlord from time to time concerning Tenant’s best knowledge and belief concerning the presence of Hazardous Materials in or on the Premises, the Building or the Property. In addition to the foregoing, if Landlord
reasonably believes that any Hazardous Materials have been released on the Premises in violation of this Lease or any Legal Requirement, Landlord shall have the right to conduct appropriate tests of the Premises or any portion thereof to demonstrate
that Hazardous Materials are present or that contamination has occurred due to the acts or omissions of any of the Tenant Parties. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials exist at the
Premises in violation of this Lease or any Legal Requirement. Further, Landlord shall have the right to cause a third party consultant retained by Landlord, at Landlord’s expense (provided, however, that such costs shall be
included in Operating Costs, if allowable pursuant to Section 5.2), to review, but not more than once in any calendar year, Tenant’s lab operations, procedures and permits to ascertain whether or not Tenant is complying with
law and adhering to best industry practices. Tenant agrees to cooperate in good faith with any such review and to provide to such consultant any information requested by such consultant and reasonably required in order for such consultant to perform
such review, but nothing contained herein shall require Tenant to provide proprietary or confidential information to such consultant. 

17.6 Indemnity; Remediation. 

(a) Tenant hereby covenants and agrees to indemnify, defend and hold the Landlord Parties harmless from and against any and all Claims against
any of the Landlord Parties arising out of contamination of any part of the Property or other adjacent property, which contamination arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused
by any act or omission of any of the Tenant Parties, or (ii) from a breach by Tenant of its obligations under this Section 17. This indemnification of the Landlord Parties by Tenant includes, without limitation, reasonable costs incurred
in connection with any investigation of site conditions or any cleanup, remedial, removal or restoration work or any other response actions required by any federal, state or local governmental agency or political subdivision because of Hazardous
Material present in the soil, soil vapor or ground water on or under or any indoor air in the Building based upon the circumstances identified in the first sentence of this Section 17.6. The indemnification and hold harmless obligations of
Tenant under this Section 17.6 shall survive the expiration or any earlier termination of this Lease. Without limiting the foregoing, if the presence of any Hazardous Material in the Building or otherwise in the Property is caused or permitted
by any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to return the Property and/or the

  
 PAGE 44 

 
Building or any adjacent property to their condition as of the date of this Lease, provided that Tenant shall first obtain Landlord’s written approval of such actions, which approval shall
not be unreasonably withheld, conditioned or delayed so long as such actions, in Landlord’s reasonable discretion, would not potentially have any adverse effect on the Property, and, in any event, Landlord shall not withhold its approval of any
proposed actions which are required by applicable Environmental Laws. The provisions of this Section 17.6 shall survive the expiration or earlier termination of the Lease. 

(b) Without limiting the obligations set forth in Section 17.6(a) above, if any Hazardous Material is in, on, under, at or about the
Building or the Property as a result of the acts or omissions of any of the Tenant Parties and results in any contamination of any part of the Property or any adjacent property that is in violation of any applicable Environmental Law or that
requires the performance of any response action pursuant to any Environmental Law, Tenant shall promptly take all actions at Tenant’s sole cost and expense as are necessary to reduce such Hazardous Material to amounts below any applicable
Reportable Quantity, any applicable Reportable Concentration and any other applicable standard set forth in any Environmental Law such that no further response actions are required; provided that Tenant shall first obtain Landlord’s written
approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed so long as such actions would not be reasonably expected to have an adverse effect on the market value or utility of the Property for the Permitted
Uses, and in any event, Landlord shall not withhold its approval of any proposed actions which are required by applicable Environmental Laws (such approved actions, “Tenant’s Remediation”). 

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

(i) until the completion of Tenant’s Remediation (as evidenced by the certification of Tenant’s Licensed Site
Professional (as such term is defined by applicable Environmental Laws), who shall be reasonably acceptable to Landlord) (the “Remediation Completion Date”), Tenant shall pay to Landlord, with respect to the portion of the Premises
which reasonably cannot be occupied by a new tenant until completion of Tenant’s Remediation, (A) Additional Rent on account of Operating Costs and Taxes and (B) Base Rent in an amount equal to the greater of (1) the fair market
rental value of such portion of the Premises (determined in substantial accordance with the process described in Section 1.2 above), and (2) Base Rent attributable to such portion of the Premises in effect immediately prior to the end of
the Term; and 
 (ii) Tenant shall maintain responsibility for Tenant’s Remediation and Tenant shall complete
Tenant’s Remediation as soon as reasonably practicable in accordance with Environmental Laws. If Tenant does not diligently pursue completion of Tenant’s Remediation, Landlord shall have the right to either (A) assume control for
overseeing Tenant’s Remediation, in which event Tenant shall pay all reasonable costs and expenses of Tenant’s Remediation (it being understood and agreed that all costs and expenses of Tenant’s Remediation incurred pursuant to
contracts entered into by Tenant shall be deemed reasonable) within thirty (30) days of demand therefor (which demand shall be made no more often than monthly), and Landlord shall be substituted as the party identified on any governmental
filings as the party responsible for the performance of 

  
 PAGE 45 

 
such Tenant’s Remediation or (B) require Tenant to maintain responsibility for Tenant’s Remediation, in which event Tenant shall complete Tenant’s Remediation as soon as
reasonably practicable in accordance with Environmental Laws, it being understood that Tenant’s Remediation shall not contain any requirement that Tenant remediate any contamination to levels or standards more stringent than those associated
with the Property’s current office, research and development, laboratory, and vivarium uses. 
 (d) The provisions of this
Section 17.6 shall survive the expiration or earlier termination of this Lease. 
 17.7 Disclosures. Prior to bringing any
Hazardous Material into any part of the Property, Tenant shall deliver to Landlord the following information with respect thereto: (a) a description of handling, storage, use and disposal procedures; (b) all plans or disclosures and/or
emergency response plans which Tenant has prepared, including without limitation Tenant’s Spill Response Plan, and all plans which Tenant is required to supply to any governmental agency or authority pursuant to any Environmental Laws;
(c) copies of all Required Permits relating thereto; and (d) other information reasonably requested by Landlord. 
 17.8
Removal. Tenant shall be responsible, at its sole cost and expense, for Hazardous Material and other biohazard disposal services for the Premises. Such services shall be performed by contractors reasonably acceptable to Landlord and on a
sufficient basis to ensure that the Premises are at all times kept neat, clean and free of Hazardous Materials and biohazards except in appropriate, specially marked containers reasonably approved by Landlord. 

17.9 Landlord Obligations with respect to Hazardous Materials. 

(a) Landlord Representations, Covenants and Indemnity. Landlord hereby represents and warrants to Tenant that, to the Best of
Landlord’s Knowledge (as that term is defined in clause (c) below), except to the extent (if any) as may be disclosed in the following described environmental assessment reports which have been made available by Landlord to Tenant (the
“Disclosed Materials”), there exist, as of the Execution Date of this Lease, no Hazardous Materials on the Property which are in violation of applicable Environmental Laws or that require reporting, investigation, remediation
or other response under Chapter 21E or other Environmental Laws: 
  

	 	1.	 Phase I Environmental Site Assessment  

45, 55, 65 Hayden Avenue 

Lexington, MA 02421 
 Prepared
for 
 King Street Properties 

200 Cambridge Park Drive 

Cambridge, MA 02141 
 Prepared
by 
 Boston Environmental Corporation 

338 Howard Street 
 Brockton,
Massachusetts 02302 

  
 PAGE 46 

 July 7, 2016 

Project No. BEC 16-142 
  

	 	2.	 Laboratory Decommissioning Report 

For Merck Sharpe & Dohme Corp. 

65 Hayden Avenue, 1st Floor 

Lexington, MA 
 Prepared for
Ms. Sharon Rose 
 Merck Sharp & Dohme Corp. 

65 Hayden Avenue, First Floor 

Lexington, MA 
 Prepared by
Triumvirate Environmental, Inc. 
 200 Inner Belt Road 

Somerville, MA 02143 
 Job
Number: 703614 
 December 29, 2016 

Landlord covenants that neither Landlord nor any of the Landlord Parties shall bring any Hazardous Materials in or on to the Property or
discharge any Hazardous Materials in or on to the Property which are, in either case, in violation of applicable Environmental Laws. Landlord hereby indemnifies and shall defend and hold Tenant, its officers, directors, employees, and agents
harmless from any Claims arising as result of any breach by Landlord of its representations, warranties, or covenants under this Section 17.9(a). 

(b) Landlord Remediation. If Hazardous Materials are discovered in, on or under the Property which are not in compliance with
applicable Environmental Laws or that require reporting, investigation, remediation or other response under Chapter 21E or other Environmental Laws, and which are not the responsibility of Tenant pursuant to this Article 17, then Landlord shall
remove or remediate the same, when, if, and in the manner required by applicable Environmental Laws. 
 (c) To the Best of
Landlord’s Knowledge. The phrase “to the Best of Landlord’s Knowledge” under shall mean the best of the knowledge of Robert Albro, Landlord’s asset manager with respect to the Property. 

 

	18.	 RULES AND REGULATIONS. 

18.1 Rules and Regulations. Tenant will faithfully observe and comply with the Rules and Regulations attached hereto as Exhibit 9
(“Current Rules and Regulations”) and reasonable rules and regulations as may be promulgated, from time to time, with respect to the Building, the Property and construction within the Property (collectively, the “Rules and
Regulations”). The Current Rules and Regulations consist of the Building Rules and 

  
 PAGE 47 

 
Regulations attached hereto as Exhibit 9-1 and the Construction Rules and Regulations attached hereto as Exhibit
9-2. In the case of any conflict between the provisions of this Lease and any future rules and regulations, the provisions of this Lease shall control. Nothing contained in this Lease shall be construed to
impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms, covenants or conditions in any other lease as against any other tenant and Landlord shall not be liable to Tenant for violation of the same by any other
tenant, its servants, employees, agents, contractors, visitors, invitees or licensees. 
 18.2 Energy Conservation. Landlord may
institute upon written notice to Tenant such policies, programs and measures as may be necessary, required, or expedient for the conservation and/or preservation of energy or energy services (collectively, the “Conservation
Program”), provided however: (i) that the Conservation Program does not, by reason of such policies, programs and measures, reduce the level of energy or energy services being provided to the Premises below the level of energy or
energy services then being provided in comparable combination laboratory, research and development and office buildings in the vicinity of the Premises, provided the same shall not come at a material cost to Tenant, or materially adversely affect
Tenant’s use of the Premises for any of the Permitted Uses, or (ii) as may be necessary or required to comply with Legal Requirements or standards or the other provisions of this Lease. Upon receipt of such notice, Tenant
shall comply with the Conservation Program. 
 18.3 Recycling. Upon written notice, Landlord may establish policies, programs and
measures for the recycling of paper, products, plastic, tin and other materials (a “Recycling Program”). Upon receipt of such notice, Tenant will comply with the Recycling Program at Tenant’s sole cost and
expense. 
  

	19.	 LAWS AND PERMITS. 

19.1 Legal Requirements. Tenant shall not cause or permit the Premises, or cause the Property or the Building to be used in any way that
violates any Legal Requirement, order, permit, approval, variance, covenant or restrictions of record or any provisions of this Lease, interferes with the rights of tenants of the Building, or constitutes a nuisance or waste. Tenant shall obtain,
maintain and pay for all permits and approvals needed for the operation of Tenant’s business as soon as reasonably possible, and in any event shall not undertake any operations unless all applicable permits and approvals are in
place and shall, promptly take all actions necessary to comply with all Legal Requirements, including, without limitation, the Occupational Safety and Health Act, applicable to Tenant’s use of the Premises, the Property or the
Building. Tenant shall maintain in full force and effect all certifications or permissions required by any authority having jurisdiction to authorize, franchise or regulate Tenant’s use of the Premises. Tenant shall be solely
responsible for procuring and complying at all times with any and all necessary permits and approvals directly or indirectly relating or incident to: the conduct of its activities on the Premises; its scientific experimentation, transportation,
storage, handling, use and disposal of any chemical or radioactive or bacteriological or pathological substances or organisms or other hazardous wastes or environmentally dangerous substances or materials or medical waste or animals or laboratory
specimens. Within ten (10) days of a request by Landlord, which request shall be made not more than once during each period of twelve (12) consecutive months during the Term hereof, unless otherwise requested by any mortgagee of Landlord
or unless Landlord reasonably suspects that Tenant has violated the provisions of this 

  
 PAGE 48 

 
Section 19.1, Tenant shall furnish Landlord with copies of all such permits and approvals that Tenant possesses or has obtained together with a certificate certifying that such permits are
all of the permits that Tenant possesses or has obtained with respect to the Premises. Tenant shall promptly give written notice to Landlord of any warnings or violations relative to the above received from any federal, state or municipal agency or
by any court of law and shall promptly cure the conditions causing any such violations. Tenant shall not be deemed to be in default of its obligations under the preceding sentence to promptly cure any condition causing any such violation in the
event that, in lieu of such cure, Tenant shall contest the validity of such violation by appellate or other proceedings permitted under applicable law, provided that: (i) any such contest is made reasonably and in good faith, (ii) Tenant
makes provisions, including, without limitation, posting bond(s) or giving other security, reasonably acceptable to Landlord to protect Landlord, the Building and the Property from any liability, costs, damages or expenses arising in connection with
such alleged violation and failure to cure, (iii) Tenant shall agree to indemnify, defend (with counsel reasonably acceptable to Landlord) and hold Landlord harmless from and against any and all liability, costs, damages, or expenses arising in
connection with such condition and/or violation, (iv) Tenant shall promptly cure any violation in the event that its appeal of such violation is overruled or rejected, and (v) Tenant’s decision to delay such cure shall
not, in Landlord’s good faith determination, be likely to result in any actual or threatened bodily injury, property damage, or any civil or criminal liability to Landlord, any tenant or occupant of the Building or the Property,
or any other person or entity. Nothing contained in this Section 19.1 shall be construed to expand the uses permitted hereunder beyond the Permitted Uses. Landlord shall comply with any Legal Requirements and with any direction of any public
office or officer relating to the maintenance or operation of the structural elements of the Building and the Common Areas, and the costs so incurred by Landlord shall be included in Operating Costs in accordance with the provisions of
Section 5.2. 
  

	20.	 DEFAULT 

20.1 Events of Default. The occurrence of any one or more of the following events shall constitute an “Event of
Default” hereunder by Tenant: 
 (a) If Tenant fails to make any payment of Rent or any other payment required hereunder, as and
when due, and such failure shall continue for a period of five (5) days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall occur hereunder without any obligation of Landlord to give any notice if
(i) Tenant fails to make any payment within five (5) days after the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 20.1(a) on more than two (2) occasions during the twelve
(12) month interval preceding such failure by Tenant; 
 (b) Intentionally omitted. 

(c) If Tenant shall fail to execute and deliver to Landlord an estoppel certificate pursuant to Section 16 above or a subordination and
attornment agreement pursuant to Section 22 below, within the timeframes set forth therein; 
 (d) If Tenant shall fail to maintain any
insurance required hereunder; 

  
 PAGE 49 

 (e) If Tenant shall fail to restore the Security Deposit to its original amount or deliver a
replacement Letter of Credit as required under Section 7 above; 
 (f) If Tenant causes or suffers any release of Hazardous Materials
in or near the Property; 
 (g) If Tenant shall make a Transfer in violation of the provisions of Section 13 above, or if any event
shall occur or any contingency shall arise whereby this Lease, or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or pass to any person, firm or corporation other than Tenant, except as expressly permitted
under Section 13 hereof; 
 (h) Intentionally Omitted; 

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

(k) Tenant shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a substantial part of its
property for the benefit of its creditors, 
 (l) an attachment on mesne process, on execution or otherwise, or other legal process shall
issue against Tenant or its property and a sale of any of its assets shall be held thereunder; 
 (m) the leasehold hereby created shall be
taken on execution or by other process of law and shall not be revested in Tenant within thirty (30) days thereafter; 
 (n) a
receiver, sequesterer, trustee or similar officer shall be appointed by a court of competent jurisdiction to take charge of all or any part of Tenant’s Property and such appointment shall not be vacated within thirty (30) days; or 

(o) any proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating to
bankruptcy, reorganizations, arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days or if Tenant is
adjudged bankrupt or insolvent as a result of any such proceeding. 

  
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 With respect to the defaults set forth in subsections (c), (d), (e), (f) and (g) above,
if Tenant shall fail to cure the default within the respective required timeframes set forth in this Lease, and such failure shall continue for three (3) business days after Tenant’s receipt of a Reminder Notice (as defined below), then
such events shall be deemed to be an Event of Default. For purposes hereof, a “Reminder Notice” shall be a notice from Landlord to Tenant that states in bold faced capital letters at the top of the first page thereof the following:
“TENANT’S FAILURE TO CURE DEFAULT WITHIN THREE (3) BUSINESS DAYS AFTER RECEIPT OF THIS NOTICE SHALL CONSTITUTE AN EVENT OF DEFAULT.” 

20.2 Remedies. Upon an Event of Default, Landlord may, by notice to Tenant, elect to terminate this Lease; and thereupon (and without
prejudice to any remedies which might otherwise be available for arrears of Rent or preceding breach of covenant or agreement and without prejudice to Tenant’s liability for damages as hereinafter stated), upon the giving of such notice,
this Lease shall terminate as of the date specified therein as though that were the Expiration Date. Upon such termination, Landlord shall have the right to utilize the Security Deposit or draw down the entire Letter of Credit, as applicable, and
apply the proceeds thereof to its damages hereunder. Without being taken or deemed to be guilty of any manner of trespass or conversion, and without being liable to indictment, prosecution or damages therefor, Landlord may, by lawful process, enter
into and upon the Premises (or any part thereof in the name of the whole); repossess the same, as of its former estate; and expel Tenant and those claiming under Tenant. The words
“re-entry” and “re-enter” as used in this Lease are not restricted to their technical legal
meanings. 
 20.3 Damages - Termination. 

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

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

 (ii) amounts equal to Rent which would have been payable by Tenant had this Lease not been so terminated, payable upon the
due dates therefor specified herein following such termination and until the Expiration Date, provided, however, if Landlord shall re-let the Premises during such period, that Landlord shall credit
Tenant with the net rents received by Landlord from such re-letting, such net rents to be determined by first deducting from the gross rents as and when received by Landlord from such re-letting the expenses incurred or paid by Landlord in terminating this Lease, as well as the expenses of re-letting, including altering and preparing the Premises for new
tenants, brokers’ commissions, and all other similar and dissimilar expenses properly 

  
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chargeable against the Premises and the rental therefrom (collectively, “Reletting Costs”), it being understood that any such re-letting
may be for a period equal to or shorter or longer than the remaining Term; and provided, further, that (x) in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder
and (y) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this Section 20.3(a)(ii) to a credit in respect of any net rents from a re-letting except to the
extent that such net rents are actually received by Landlord prior to the commencement of such suit. If the Premises or any part thereof should be re-let in combination with other space, then proper
apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses of re-letting. 

(b) In calculating the amount due under Section 20.3(a)(i), above, there shall be included, in addition to the Base Rent, all other
considerations agreed to be paid or performed by Tenant, including without limitation Tenant’s Share of Operating Costs and Taxes, on the assumption that all such amounts and considerations would have increased at the rate of three percent (3%)
per annum for the balance of the full term hereby granted. 
 (c) Suit or suits for the recovery of such damages, or any installments
thereof, may be brought by Landlord from time to time at its election, and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired if it had not been terminated hereunder. 

(d) Nothing herein contained shall be construed as limiting or precluding the recovery by Landlord against Tenant of any sums or damages to
which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default hereunder. 

20.4 Landlord’s Self-Help; Fees and Expenses. If Tenant shall default in the performance of any covenant on Tenant’s part to be performed in this Lease contained, including without limitation the obligation to maintain the Premises in the required condition pursuant to Section 10.1 above, Landlord
may, upon reasonable advance notice, except that no notice shall be required in an emergency, immediately, or at any time thereafter, perform the same for the account of Tenant. Tenant shall pay to Landlord within thirty (30) days of
Landlord’s demand therefor any costs incurred by Landlord in connection therewith, together with interest at the Default Rate until paid in full. In addition, Tenant shall pay all of Landlord’s costs and
expenses, including without limitation reasonable attorneys’ fees, incurred (i) in enforcing any obligation of Tenant under this Lease or (ii) as a result of Landlord or any of the Landlord Parties, without its fault,
being made party to any litigation pending by or against any of the Tenant Parties. 
 20.5 Waiver of Redemption, Statutory Notice and
Grace Periods. Tenant does hereby waive and surrender all rights and privileges which it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of this Lease for the Term hereby
demised after being dispossessed or ejected therefrom by process of law or under the terms of this Lease or after the termination of this Lease as herein provided. Except to the extent prohibited by Legal Requirements, any statutory notice and grace
periods provided to Tenant by law are hereby expressly waived by Tenant. 

  
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 20.6 Landlord’s Remedies Not Exclusive. The specified remedies to which Landlord
may resort hereunder are cumulative and are not intended to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke any remedy (including the remedy of specific performance)
allowed at law or in equity as if specific remedies were not herein provided for. 
 20.7 No Waiver. Landlord’s
failure to seek redress for violation, or to insist upon the strict performance, of any covenant or condition of this Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which would have originally
constituted a violation, from having all the force and effect of an original violation. The receipt by Landlord of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of Landlord
to enforce any of such Rules and Regulations against Tenant and/or any other tenant in the Building shall not be deemed a waiver of any such Rules and Regulations. No provisions of this Lease shall be deemed to have been waived by either party
unless such waiver be in writing signed by such party. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or
statement on any check or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of
such Rent or pursue any other remedy in this Lease provided. 
 20.8 Restrictions on Tenant’s Rights. During the continuation of
any Event of Default, (a) Landlord shall not be obligated to provide Tenant with any notice pursuant to Sections 2.3 and 2.4 above; and (b) Tenant shall not have the right to make, nor to request Landlord’s consent or
approval with respect to, any Alterations or Transfers. 
 20.9 Landlord Default. Notwithstanding anything to the contrary contained
in the Lease, Landlord shall in no event be in default in the performance of any of Landlord’s obligations under this Lease unless Landlord shall have failed to perform such obligations within thirty (30) days (or such
additional time as is reasonably required to correct any such default, provided Landlord commences cure within 30 days) after notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. Except as
expressly set forth in this Lease, Tenant shall not have the right to terminate or cancel this Lease or to withhold rent or to set-off or deduct any claim or damages against rent as a result of any default by
Landlord or breach by Landlord of its covenants or any warranties or promises hereunder, except in the case of a wrongful eviction of Tenant from the Premises (constructive or actual) by Landlord, and then only if the same continues after notice to
Landlord thereof and an opportunity for Landlord to cure the same as set forth above. In addition, Tenant shall not assert any right to deduct the cost of repairs or any monetary claim against Landlord from rent thereafter due and payable under this
Lease. 

  
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	21.	 SURRENDER; ABANDONED PROPERTY; HOLD-OVER 

21.1 Surrender 
 (a) Upon
the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to Landlord the Premises (including without limitation all fixed lab benches, fume hoods, electric, plumbing, heating and sprinkling systems,
fixtures and outlets, vaults, paneling, molding, shelving, radiator enclosures, cork, rubber, linoleum and composition floors, ventilating, silencing, air conditioning and cooling equipment therein and all other furniture, fixtures, and equipment
that was either provided by Landlord or paid for in whole or in part by any allowance provided to Tenant by Landlord under this Lease) broom clean, in good order, repair and condition excepting only ordinary wear and tear and damage by fire or other
insured Casualty; (ii) remove all of Tenant’s Property, all autoclaves and cage washers and, at Landlord’s election, any Alterations made by Tenant (Landlord hereby agreeing to make such election at the time that Landlord approves any
Alteration if so requested by Tenant in writing at the time that Tenant requests that Landlord approve the plans and specifications for such Alteration); and (iii) repair any damages to the Premises or the Building caused by the installation or
removal of Tenant’s Property and/or such Alterations. Tenant’s obligations under this Section 21.1(a) shall survive the expiration or earlier termination of this Lease. Notwithstanding anything to the contrary in the Lease contained,
the parties expressly agree that Tenant shall have the right, on or before the expiration or prior termination of the term of the Lease, to remove those items of equipment and fixtures which are described on Exhibit 13 hereto, provided that
Tenant repairs any damage to the Premises and/or the Building caused by the installation or removal of such items. 
 (b) Prior to the
expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines, acid
neutralization systems and plumbing in and/or exclusively serving the Premises, and all exhaust or other ductwork in and/or exclusively serving the Premises, in each case which has carried or released or been contacted by any Hazardous Materials or
other chemical or biological materials used in the operation of the Premises, and shall otherwise clean the Premises so as to permit the Surrender Plan (defined below) to be issued. At least thirty (30) days prior to the expiration of the Term
(or, if applicable, within five (5) business days after any earlier termination of this Lease), Tenant shall deliver to Landlord a reasonably detailed narrative description of the actions proposed (or required by any Legal Requirements) to be
taken by Tenant in order to render the Premises (including any Alterations permitted or required by Landlord to remain therein) free of Hazardous Materials and otherwise released for unrestricted use and occupancy including without limitation
causing the Premises to be decommissioned in accordance with the regulations of the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public health (the “MDPH”) for the control of radiation, and cause the
Premises to be released for unrestricted use by the Radiation Control Program of the MDPH (the “Surrender Plan”). The Surrender Plan (i) shall be accompanied by a current list of (A) all Required Permits held by or on
behalf of any Tenant Party with respect to Hazardous Materials in, on, under, at or about the Premises, and (B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental
consultant. In connection with review and approval of the Surrender Plan, upon request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning the
use of and operations within the Premises as Landlord shall request. On or before the expiration of the Term (or within thirty (30) days after any earlier termination of this Lease, during which period Tenant’s use and occupancy of the
Premises shall be governed by Section 21.3 below), Tenant shall (i) perform or cause to be 

  
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performed all actions described in the approved Surrender Plan, and (ii) deliver to Landlord a certification from a third party certified industrial hygienist reasonably acceptable to
Landlord certifying that the Premises do not contain any Hazardous Materials and evidence that the approved Surrender Plan shall have been satisfactorily completed by a contractor acceptable to Landlord, and Landlord shall have the right, subject to
reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional procedures as may be deemed reasonably necessary to confirm that the Premises are, as of
the expiration of the Term (or, if applicable, the date which is thirty (30) days after any earlier termination of this Lease), free of Hazardous Materials and otherwise available for unrestricted use and occupancy as aforesaid. Landlord shall
have the unrestricted right to deliver the Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. Such third parties and the Landlord Parties shall be entitled to
rely on the Surrender Report. If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall
fail to adequately address the use of Hazardous Materials by any of the Tenant Parties in, on, at, under or about the Premises, Landlord shall have the right to take any such actions as Landlord may deem reasonable or appropriate to assure that the
Premises and the Property are surrendered in the condition required hereunder, the cost of which actions shall be reimbursed by Tenant as Additional Rent within thirty (30) days of Landlord’s written demand. Tenant’s obligations under
this Section 21.1(b) shall survive the expiration or earlier termination of the Term. 
 (c) No act or thing done by Landlord during
the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept such surrender shall be valid, unless in writing signed by Landlord. Unless otherwise agreed by the parties in writing, no employee of Landlord or of
Landlord’s agents shall have any power to accept the keys of the Premises prior to the expiration or earlier termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not operate as a
termination of this Lease or a surrender of the Premises. 
 (d) Notwithstanding anything to the contrary contained herein, Tenant shall, at
its sole cost and expense, remove from the Premises, prior to the end of the Term, any item installed by or for Tenant and which, pursuant to Legal Requirements, must be removed therefrom before the Premises may be used by a subsequent tenant. 

21.2 Abandoned Property. After the expiration or earlier termination hereof, if Tenant fails to remove any property from the Building
or the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice from Landlord, such property (the “Abandoned Property”) shall be conclusively deemed to have been
abandoned, and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit. If any item of Abandoned Property shall be sold, Tenant hereby agrees that Landlord may receive and retain the
proceeds of such sale and apply the same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord may be entitled under Section 20 hereof or pursuant to law, and to any arrears of Rent. 

  
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 21.3 Holdover. If any of the Tenant Parties holds over (which term shall include,
without limitation, the failure of Tenant or any Tenant Party to perform all of its obligations under Section 21.1 above) after the end of the Term, Tenant shall be deemed a
tenant-at-sufferance subject to the provisions of this Lease. Whether or not Landlord has previously accepted payments of Rent from Tenant: 

(i) Tenant shall pay Base Rent at the Hold Over Percentage, as hereinafter defined, of the highest rate of Base Rent payable
during the Term, 
 (ii) Tenant shall continue to pay to Landlord all Additional Rent, and 

(iii) in the event such hold over extends beyond sixty (60) days after the end of the Term, Tenant shall be liable for all
damages, including without limitation lost business and consequential damages, incurred by Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may need the Premises after the end of the Term for other tenants and
that the damages which Landlord may suffer as the result of Tenant’s holding over cannot be determined as of the Execution Date. Nothing contained herein shall grant Tenant the right to holdover after the expiration or earlier termination of
the Term. The “Hold Over Percentage” shall be 150% for the first sixty (60) days of such holdover, and 200% for any period of hold over after the first sixty (60) days. Nothing contained herein shall grant Tenant the right
to holdover after the expiration or earlier termination of the Term. 
 21.4 Warranties. Tenant hereby assigns to Landlord any
warranties in effect on the last day of the Term with respect to any fixtures and Alterations installed in the Premises. Tenant shall provide Landlord with copies of any such warranties prior to the expiration of the Term (or, if the Lease is
earlier terminated, within five (5) days thereafter). 
  

	22.	 MORTGAGEE RIGHTS 

22.1 Subordination. Tenant’s rights and interests under this Lease shall be (i) subject and subordinate to any ground
lease, overleases, mortgage, deed of trust, or similar instrument covering the Premises, the Building and/or the Land and to all advances, modifications, renewals, replacements, and extensions thereof (each of the foregoing, a
“Mortgage”), or (ii) if any Mortgagee elects, prior to the lien of any present or future Mortgage. Tenant further shall attorn to and recognize any successor landlord, whether through foreclosure or otherwise, as if the
successor landlord were the originally named landlord. The provisions of this Section 22.1 shall be self-operative and no further instrument shall be required to effect such subordination or attornment; however, Tenant agrees to execute,
acknowledge and deliver such instruments, confirming such subordination and attornment in such form as shall be requested by any such holder within fifteen (15) days of request therefor. Such instruments shall be on the customary form used by
such holder with such commercially reasonable changes as may be requested by Tenant. 

  
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 Notwithstanding the foregoing, it shall be a condition to Tenant’s obligation to
subordinate the Lease to any future Mortgage that the holder of such future Mortgage enters into an SNDA with Tenant. An “SNDA” shall be defined as a subordination, non-disturbance and
attornment agreement on the standard form of SNDA then being used by the holder of the Mortgage in question, with such commercially reasonable modifications as may be requested by Tenant. Tenant shall pay any reasonable charges (including legal
fees) required by such holder as a condition to entering into such SNDA. 
 22.2 Notices. Tenant shall give each Mortgagee the same
notices given to Landlord concurrently with the notice to Landlord, and each Mortgagee shall have a reasonable opportunity thereafter to cure a Landlord default, and Mortgagee’s curing of any of Landlord’s
default shall be treated as performance by Landlord. 
 22.3 Mortgagee Consent. Tenant acknowledges that, where applicable, any
consent or approval hereafter given by Landlord may be subject to the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval shall, notwithstanding anything to the contrary in this
Lease contained, constitute reasonable justification for Landlord’s withholding its consent or approval. 
 22.4
Mortgagee Liability. Tenant acknowledges and agrees that if any Mortgage shall be foreclosed, (a) the liability of the Mortgagee and its successors and assigns shall exist only so long as such Mortgagee or purchaser is the owner of the
Premises, and such liability shall not continue or survive after further transfer of ownership; and (b) subject to the last sentence of this Section 22.4, such Mortgagee and its successors or assigns shall not be (i) liable for any
act or omission of any prior lessor under this Lease; (ii) liable for the performance of Landlord’s covenants pursuant to the provisions of this Lease which arise and accrue prior to such entity succeeding to the interest of
Landlord under this Lease or acquiring such right to possession; (iii) subject to any offsets or defense which Tenant may have at any time against Landlord; (iv) bound by any base rent or other sum which Tenant may have paid previously for
more than one (1) month; or (v) liable for the performance of any covenant of Landlord under this Lease which is capable of performance only by the original Landlord. Notwithstanding the foregoing: (x) nothing shall relieve any
Mortgagee, purchaser at foreclosure, or grantee of a deed in lieu of foreclosure from: (i) any liability which it has party-Landlord from and after the date which it succeeds to Landlord’s interest under the Lease, and
(y) any obligation which Landlord has to perform repairs or maintenance under the Lease based upon the fact that the need for such repairs or maintenance first arose after the Succession Date. 

 

	23.	 QUIET ENJOYMENT. 

Landlord covenants that so long as Tenant keeps and performs each and every covenant, agreement, term, provision and condition herein contained
on the part and on behalf of Tenant to be kept and performed, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from and against the claims of all persons lawfully claiming by, through or under Landlord subject,
nevertheless, to the covenants, agreements, terms, provisions and conditions of this Lease, any matters of record or of which Tenant has knowledge and to any Mortgage to which this Lease is subject and subordinate, as hereinabove set forth. 

  
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	24.	 NOTICES. 

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

 

			
	 If to Landlord:
	  	 HCP/King Hayden Campus LLC

c/o King Street Properties

800 Boylston Street, Floor 15

Boston, MA 02199

Attention: Stephen D. Lynch

		
	 With a copy to:
	  	 Goulston & Storrs PC

400 Atlantic Avenue

Boston, MA 02110

Attention: King Street

		
	 If to Tenant:
	  	 Kaleido Biosciences, Inc.

65 Hayden Avenue

Lexington, MA 02421

Attention: Chief Financial Officer

		
	 With a copy to:
	  	 Goodwin Procter LLP

100 Northern Avenue

Boston, MA 02210

Attention: Nicole W. Riley, Esq.

 Notwithstanding the foregoing, any notice from Landlord to Tenant regarding ordinary business operations (e.g., exercise of a
right of access to the Premises, maintenance activities, invoices, etc.) may also be given by written notice delivered by email to those parties listed in Section 2.4. Either party may at any time change the address or specify an additional
address for such Notices by delivering or mailing, as aforesaid, to the other party a notice stating the change and setting forth the changed or additional address, provided such changed or additional address is within the United States. Notices
shall be effective upon the date of receipt or refusal thereof. 
  

	25.	 MISCELLANEOUS 

25.1 Separability. If any provision of this Lease or portion of such provision or the application thereof to any person or circumstance
is for any reason held invalid or unenforceable, the remainder of this Lease (or the remainder of such provision) and the application thereof to other persons or circumstances shall not be affected thereby. 

25.2 Captions. The captions are inserted only as a matter of convenience and for reference, and in no way define, limit or describe the
scope of this Lease nor the intent of any provisions thereof. 

  
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 25.3 Broker. Tenant and Landlord each warrants and represents that it has dealt with
no broker in connection with the consummation of this Lease other than Newmark Knight Frank and Jones Lang LaSalle (collectively, “Broker”). Tenant and Landlord each agrees to defend, indemnify and save the other harmless from and
against any Claims arising in breach of the representation and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage commissions to Broker. 

25.4 Entire Agreement. This Lease, Lease Summary Sheet and Exhibits 1-13 attached hereto
and incorporated herein contain the entire and only agreement between the parties and any and all statements and representations, written and oral, including previous correspondence and agreements between the parties hereto, are merged herein.
Tenant acknowledges that all representations and statements upon which it relied in executing this Lease are contained herein and that Tenant in no way relied upon any other statements or representations, written or oral. This Lease may not be
modified orally or in any manner other than by written agreement signed by the parties hereto. 
 25.5 Governing Law. This Lease is
made pursuant to, and shall be governed by, and construed in accordance with, the laws of the Commonwealth of Massachusetts and any applicable local municipal rules, regulations, by-laws, ordinances and the
like. 
 25.6 Representation of Authority. By his or her execution hereof, each of the signatories on behalf of the respective
parties hereby warrants and represents to the other that he or she is duly authorized to execute this Lease on behalf of such party. Upon Landlord’s request, Tenant shall provide Landlord with evidence that any requisite resolution,
corporate authority and any other necessary consents have been duly adopted and obtained. 
 25.7 Expenses Incurred by Landlord. 

 (a) Tenant shall, upon demand, reimburse Landlord for all reasonable expenses, including, without limitation, legal fees, incurred by
Landlord in connection with all requests by Tenant for consents, approvals or execution of collateral documentation related to this Lease, including, without limitation, costs incurred by Landlord in the review and approval of Tenant’s plans
and specifications in connection with proposed Alterations to be made by Tenant to the Premises or in connection with requests by Tenant for Landlord’s consent to make a Transfer. Such costs shall be deemed to be Additional Rent under this
Lease. 
 Notwithstanding the foregoing: (i) the amount of legal fees which Tenant is required to reimburse Landlord with respect to
any Transfer shall not exceed the Transfer Legal Fee Cap, as hereinafter defined, with respect to such Transfer, and (ii) with respect any request by Tenant to review and approve Tenant’s plans and specifications with respect to any
Alteration, Tenant shall only be required to reimburse Landlord for third party consultants engaged by Landlord to review such plans and specifications as Landlord, in good faith determines is necessary (e.g., reviews by structure engineers, MEP
engineers, etc.). The “Transfer Legal Fees Cap” shall be defined as $2,500.00, except that (a) the Transfer Legal Fees Cap shall increase by $500 every fifth (5th) anniversary of the North Premises Base Rent Commencement Date,
and (b) the Transfer Legal Fees Cap shall not apply to Tenant’s request for Landlord’s approval of any sub-sublease of any tier. 

  
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 (b) In the case of litigation or other legal proceeding between Landlord and Tenant relating
to the provisions of this Lease or Tenant’s occupancy of the Premises, the losing party shall, upon demand, reimburse the prevailing party for its reasonable costs of prosecuting and/or defending such proceeding (including, without limitation,
reasonable attorneys’ fees). 
 25.8 Survival. Without limiting any other obligation of Tenant which may survive the expiration
or prior termination of the Term, all obligations on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease shall survive the expiration or prior termination of the Term. 

25.9 Limitation of Liability. 

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

(b) Limitation on Tenant’s Liability. Landlord shall neither assert nor seek to enforce any claim against Tenant or any of the
Tenant Parties for breach of this Lease or otherwise, other than against the assets and property of Tenant, and Landlord agrees to look solely to such assets and property for the satisfaction of any liability of Tenant or any Tenant Parties under
this Lease. This Section 25.9(b) shall not limit any right that Landlord might otherwise have to obtain injunctive relief against Tenant. Landlord and Tenant specifically agree that in no event: (i) any officer, director,
trustee, employee or representative of Tenant or any of the other Tenant Parties ever be personally liable for any obligation under this Lease, and (ii) Tenant or any of the other Tenant Parties be liable for consequential or
incidental damages or for lost profits whatsoever in connection with this Lease, except that nothing in this Section 25.9(b) shall limit or affect any liability or obligation which Tenant may have in the event of any breach by
Tenant of its obligations under either Section 17 (Hazardous Materials) or Section 21.3 (Holdover). 

25.10 Binding Effect. The covenants, agreements, terms, provisions and conditions of this Lease shall bind and benefit the successors
and assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred to, except that no violation of the provisions of Section 13 hereof shall operate to vest any rights in any
successor or assignee of Tenant. 

  
 PAGE 60 

 25.11 Landlord Obligations upon Transfer. Upon any sale, transfer or other
disposition of the Building, Landlord shall be entirely freed and relieved from the performance and observance thereafter of all covenants and obligations hereunder on the part of Landlord to be performed and observed, it being understood and agreed
in such event (and it shall be deemed and construed as a covenant running with the land) that the person succeeding to Landlord’s ownership of said reversionary interest shall thereupon and thereafter assume, and perform and observe, any
and all of such covenants and obligations of Landlord, except as otherwise agreed in writing. 
 25.12 No Grant of Interest. Tenant
shall not grant any interest whatsoever in any fixtures within the Premises or any item paid in whole or in part by Landlord’s Contribution or by Landlord. 

25.13 Financial Information. Tenant shall deliver to Landlord, within thirty (30) days after Landlord’s reasonable
request (which request may be made no more often than one time every twelve (12) month period), Tenant’s most recently completed balance sheet and related statements of income, shareholder’s equity and cash flows
statements (audited if available) reviewed by an independent certified public accountant and certified by an officer of Tenant as being true and correct in all material respects. Any such financial information may be relied upon by any actual or
potential lessor, purchaser, or mortgagee of the Property or any portion thereof. 
 25.14 OFAC Certificate and Indemnity. Executive
Order No. 13224 on Terrorist Financing, effective September 24, 2001 (the “Executive Order”), and the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of
2001 (Public Law 10756, the “Patriot Act”) prohibit certain property transfers. Tenant hereby represents and warrants to Landlord (which representations and warranties shall be deemed to be continuing and re-made at all times during the Term) that neither Tenant nor to Tenant’s knowledge any stockholder, manager, beneficiary, partner, or principal of Tenant is subject to the Executive Order, that none of
them is listed on the United States Department of the Treasury Office of Foreign Assets Control (“OFAC”) list of “Specially Designated Nationals and Blocked Persons” as modified from time to time, and that
none of them is otherwise subject to the provisions of the Executive Order or the Patriot Act. The most current list of “Specially Designated Nationals and Blocked Persons” can be found at
http://www.treas.gov/offices/eotffc/ofac/sdn/index.html. Tenant shall from time to time, within ten days after request by Landlord, deliver to Landlord any certification or other evidence requested from time to time by Landlord in its reasonable
discretion, confirming Tenant’s compliance with these provisions. No assignment or subletting shall be effective unless and until the assignee or subtenant thereunder delivers to Landlord written confirmation of such party’s
compliance with the provisions of this subsection, in form and content satisfactory to Landlord. If for any reason the representations and warranties set forth in this subsection, or any certificate or other evidence of compliance delivered to
Landlord hereunder, is untrue in any respect when made or delivered, or thereafter becomes untrue in any respect, then an Event of Default hereunder shall be deemed to occur immediately, and there shall be no opportunity to cure. Tenant shall
indemnify, defend with counsel reasonably acceptable to Landlord, and hold Landlord harmless from and against, any and all liabilities, losses claims, damages, penalties, fines, and costs (including attorneys’ fees and costs) arising
from or related to the breach of any of the foregoing representations, warranties, and duties of Tenant. The provisions of this subsection shall survive the expiration or earlier termination of this Lease for the longest period permitted by law.

  
 PAGE 61 

 25.15 Confidentiality. Tenant acknowledges and agrees that the terms of this Lease
are confidential. Disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect to the Building and may impair Landlord’s relationship with other tenants of the Building. Tenant
shall not disclose the terms and conditions of this Lease to any other person or entity without the prior written consent of Landlord, which may be given or withheld by Landlord, in Landlord’s sole discretion, except as required for
financial disclosures or securities filings, as required by the order of any court or public body with authority over Tenant, or in connection with any litigation between Landlord and Tenant with respect to this Lease or to Tenant’s
partners, officers, directors, employees, brokers, attorneys, or as may be required as part of any financing or Tenant’s normal course of business. It is understood and agreed that damages alone would be an inadequate remedy for the
breach of this provision by Tenant, and Landlord shall also have the right to seek specific performance of this provision and to seek injunctive relief to prevent its breach or continued breach. 

25.16 Force Majeure. Other than for Tenant’s obligations under this Lease that can be performed by the payment of money
(e.g., payment of Rent and maintenance of insurance), whenever a period of time is herein prescribed for action to be taken by either party hereto, such party shall not be liable or responsible for, and there shall be excluded from the computation
of any such period of time, any delays due to strikes, riots, acts of God, shortages of labor or materials, war, acts of terrorism, governmental laws, regulations, or restrictions, or any other causes of any kind whatsoever which are beyond the
control of such party (collectively “Force Majeure”). In no event shall financial inability of a party be deemed to be Force Majeure. 

  
 PAGE 62 

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

							
	LANDLORD
	
	HCP/KING HAYDEN CAMPUS LLC,
	a Delaware limited liability company
		
	By:	 	King Mattingly LLC, a Massachusetts
limited liability company, its Manager
			
		 	By:	 	King Street Properties Investments
		 		 	LLC, a Massachusetts limited liability
		 		 	company, its Manager
				
		 		 	By:	 	/s/ Stephan D. Lynch
		 		 		 	Name: Stephan D. Lynch
		 		 		 	Its Manager

  

					
	TENANT
	
	KALEIDO BIOSCIENCES, INC.,
	a Delaware corporation
		
	By:	 	/s/ Michael W. Bonney
		 	Name:	 	Michael W. Bonney
		 	Title:	 	Chief Executive Officer & Chair

  
 PAGE 63 

 EXHIBIT 1A 

LEASE PLAN – PRIME PREMISES 
  

 

  
 EXHIBIT 1A, PAGE 1 

 EXHIBIT 1B 

LEASE PLAN – PH SYSTEM PREMISES 
  

 

  
 EXHIBIT 1B, PAGE 1 

 EXHIBIT 1C 

LEASE PLAN – EXPANSION PREMISES 
  

 

  
 EXHIBIT 1C, PAGE 1 

 EXHIBIT 1C-A 

LEASE PLAN – EXPANSION PREMISES A 
  

 

  
 EXHIBIT 1C-A, PAGE 1 

 EXHIBIT 1C-B 

LEASE PLAN – EXPANSION PREMISES B 
  

 

  
 EXHIBIT 1C-B, PAGE 1 

 EXHIBIT 2 

LEGAL DESCRIPTION—LAND 
 Real property
in the Town of Lexington, County of Middlesex, Commonwealth of Massachusetts, described as follows: 
 Parcel One (45 & 55 Hayden Avenue):

 A certain parcel of land in the Commonwealth of Massachusetts, County of Middlesex, Town of Lexington, and shown as Lot 2 on a plan entitled “Plan
of Land in Lexington, Mass. (Middlesex County),” dated March 27, 1998, recorded October 6, 1998, with Middlesex South Registry of Deeds as Plan No. 1088 of 1998 in Book 29190, Page 447, prepared by Beals and Thomas, Inc., more
particularly bounded and described as follows: 
 Beginning at the most southwesterly corner of the premises, at the southeasterly corner of Lot 1 as shown
on said plan, then running: 
 N 02° 20’ 56” E 180.68 feet to a point, thence turning and running; 

N 87° 39” 04” W 40.00 feet to a point, thence turning and running; 

N 02° 20’ 56” E 122.19 feet to a point, thence turning and running; 

N 87° 39’ 04” E 40.00 feet to a point, thence turning and running; 

N 02° 20’ 56” E 547.13 feet to a point, thence turning and running, said last five courses being bounded by Lot 1, as shown on said plan, thence
turning and running; 
 S 87° 36’ 20” E 1,330.04 feet to a point of curvature, thence running; 

Northeasterly to a curve to the left having a radius of 135.00 feet and a length of 58.90 feet to a point of tangency, thence running; 

N 67° 23’ 52” E 146.89 feet to a point, thence turning and running; 

S 03° 52’ 06” E 111.25 feet to a point, said last four courses being bounded by land now or formerly of the Town of Lexington, thence turning
and running; 
 S 44° 07’ 54 W 561.19 feet to a point, thence turning and running; 

S 22° 29’ 38” E 435.76 feet to a point, said last two courses are bounded in part by land now or formerly the Town of Lexington and, in part now
or formerly of Hayden Office Trust, thence running; 
 Southwesterly by a curve to the right, having a radius of 985.00 feet and a length of 12.11 feet to a
point of tangency, thence turning and running; 
 N 87° 36’ 20” W 1,329.27 feet to the point of beginning, said last two courses being bounded
by the northerly sideline of Hayden Avenue. 

  
 EXHIBIT 2, PAGE 1 

 Containing 1,123,722 square feet more or less, or 25.797 acres, more or less. 

A portion of said Lot 2 is registered land, described as follows: 

Lot 293 on Land Court Plan 19485 N as approved by the Land Court and filed in the Land Registration Office; and 

Lots 10 and 11 on Land Court Plan 16660 O as approved by the Land Court and filed with the Land Registration Office. 

Parcel Two (Appurtenant Easements - 45 & 55 Hayden Avenue): 
  

	A.	 There is appurtenant to the above described Lot 11 the right and easement to use the drainage ditch running
from west to east across the northerly portion of Lot 10, shown on said plan, as set forth in Registered Document No. 517903. 

  

	B.	 There is appurtenant to the above described Lot 11 rights and easements for sewer purposes as set forth in
Registered Document No. 479201. 

  

	C.	 There is appurtenant to said Lot 293 the benefits of the agreement and reservation as to trunk sewer more
particularly set forth in deed filed as Document No. 479738. 

  

	D.	 Lot 10 has the benefit of a reservation in the strip of land marked sewer easement as shown on said plan, set
forth in Document 517903 and the rights and easements for sewer purposes as set forth in Registered Document No. 479201, insofar as applicable. 

  

	E.	 Together with the benefit of the appurtenant easements over Lot B shown on plan entitled “A Compiled Plan
of Land in Lexington, Mass.” Dated August 27, 1970, by John J. McSweeney, recorded with Middlesex South District Deeds in Book 11928, Page 614, as shown on said plan, as reserved in a taking by the Town of Lexington dated November 30,
1970, recorded with said Deeds in Book 11928, Page 611, and in a deed from George H. Crawford to the Town of Lexington of the said Lot B dated December 7, 1970, recorded with said Deeds in Book 11928, Page 614. 

 

	F.	 Together with the benefit of the appurtenant easements set forth in Declaration of Covenants and Easements
dated September 18, 1998 filed as Document No. 1084070 and recorded in Book 29287, Page 189; as affected by Amended and Restated Declaration of Covenants and Easements dated November 8, 1999, filed as Document No. 1123738, and
recorded in Book 30855, Page 323; as affected by First Amendment to Amended and Restated Declaration of Covenants and Easements dated March 26, 2002, filed as Document No. 1261521, recorded in Book 37256, Page 364. 

Parcel Three (65 Hayden Avenue): 
 That certain
parcel of land situate in Lexington in the County of Middlesex and Commonwealth of Massachusetts shown as Lot 292 on Land Court Plan No. 19485-N. 

All of said boundaries are determined by the Court to be located as shown on a subdivision plan, as approved by the Court, filed in the Land Registration
Office, a copy of which is filed in the Registry of Deeds for the South Registry District of Middlesex County in Registration Book 1178 Page 11. 

  
 EXHIBIT 2, PAGE 2 

 Parcel Four (Appurtenant Easements—65 Hayden Avenue): 

There is appurtenant to said Lot 292 the right to use the whole of Grassland Street and Valleyfield Street as shown on the plan Registered in the Registration
Book 383 Page 149 in common with others entitled thereto; the right to use all streets or roads as shown on the plan Registered in Registration Book 506 Page 153, in common with all others legally entitled thereto; the benefit of the agreement and
reservation as to trunk sewer more particularly set forth in the deed Registered as Document No. 479738; and the benefit of the appurtenant easements set forth in Declaration of Covenants and Easements dated September 18, 1998 filed as
Document No. 1084070 and recorded in Book 29287, Page 189; as affected by Amended and Restated Declaration of Covenants and Easements dated November 8, 1999, filed as Document No. 1123738, and recorded in Book 30855, Page 323; as
affected by First Amendment to Amended and Restated Declaration of Covenants and Easements dated March 26, 2002, filed as Document No. 1261521, recorded in Book 37256, Page 364 

  
 EXHIBIT 2, PAGE 3 

 EXHIBIT 3, SHEET 1 

PLAN – CURRENT PARKING AREAS 
  

 

  
 EXHIBIT 3, SHEET 1 

 EXHIBIT 3, SHEET 2 

PLAN—CURRENT PARKING AREAS 
  

 

  
 EXHIBIT 3, SHEET 2 

 EXHIBIT 4 

WORK LETTER 
 This Exhibit
is attached to and made a part of the Lease (the “Lease”) by and between HCP/KING HAYDEN CAMPUS LLC, a Delaware limited liability company (“Landlord”), and KALEIDO BIOSCIENCES, INC., a Delaware
corporation (“Tenant”), for space located at 65 Hayden Avenue, Lexington, Massachusetts. Capitalized terms used but not defined herein shall have the meanings given in the Lease. 

This Work Letter shall set forth the obligations of Landlord and Tenant with respect to the improvements to be performed in preparing the
Premises for Tenant’s use. This Exhibit shall not be deemed applicable to any additional space 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 original
Premises or any additions to the Premises in the event of a renewal or extension of the original Term of the Lease, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the
Lease. 
  

	I.	 North Premises. 

1. Definitions. Tenant acknowledges and agrees that Tenant is leasing the North Premises in their “AS IS,”
“WHERE IS” condition and with all faults on the Execution Date, without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord, except that Landlord shall perform
Landlord’s North Premises Work, as hereinafter defined, in accordance with the provisions of Section 3 of the Lease, this Section I, Exhibit 4, and Landlord shall provide Landlord’s North Premises Contribution, as hereinafter
defined, to Tenant in accordance with Section 11 of this Section I, Exhibit 4. Section I of this Work Letter sets forth the obligations of Landlord with respect to the improvements to be performed in the North Premises by Landlord
(“Landlord’s North Premises Work”). The parties intend that Landlord’s Work will be in accordance with construction documents (the “North Premises Construction
Documents”) prepared by Landlord and approved by Tenant in accordance with this Exhibit 4, and the North Premises Construction Documents will be based upon the schematic plan (“Initial Plan for North
Premises”) attached hereto as Exhibit 4-1 and the equipment list (“Equipment Utility Matrix for North Premises”) attached hereto as Exhibit 4-2, and the Architectural Basis of Design set forth in Exhibit 4-3. Landlord and Tenant acknowledge that the North Premises Construction Documents have not yet
been prepared and, therefore, it is impossible to determine the exact cost of the Landlord’s North Premises Work at this time. Accordingly, Landlord and Tenant agree that Landlord’s obligation to pay for the Cost of Landlord’s North
Premises Work, as hereinafter defined, shall be limited to an amount (“Landlord’s North Premises Contribution”) which shall not exceed $3,548,700.00 (i.e., $90.00 per rentable square foot of the North Premises
(the “North Premises Maximum Amount”) and that Tenant shall be responsible for the Cost of Landlord’s North Premises Work to the extent that it exceeds the North Premises Maximum Amount. The
“Cost of Landlord’s North Premises Work” shall be defined as all hard costs (“North Premises Hard Costs”) incurred by Landlord relating to the performance of the
Landlord’s North Premises Work (including, without limitation, the cost of obtaining permits and any applicable state sales and use taxes) and soft costs (“North Premises Soft Costs”) incurred by Landlord
in connection 

  
 EXHIBIT 4, PAGE 1 

 
with Landlord’s North Premises Work (including, without limitation, the cost of preparing the North Premises Construction Documents). “North Premises Other Permitted Costs”
shall be defined as costs incurred by Tenant in project management fees and in installing data/telecom cabling in the North Premises. The North Premises Hard Costs, North Premises Soft Costs, and North Premises Other Permitted Costs are referred to
collectively herein as the “North Premises Permitted Costs”. Not more than $354,870.00 of Landlord’s North Premises Contribution may be applied towards the North Premises Soft Costs and the North Premises Other Permitted Costs.
Landlord will charge Tenant a construction management fee equal to 3% of the amount of the North Premises Hard Costs and the North Premises Soft Costs incurred by Landlord in connection with the Landlord’s North Premises Work. 

2. Contractor; GMP. Landlord shall enter into a contract (“Contract”) for the Landlord’s North Premises Work with
BW Kennedy (“Contractor”). The Contract may be on the basis of a guaranteed maximum price (“GMP”). The GMP shall be determined based upon the sum of the following: 

 

	 	•	 	 Design-Builder’s Fee: 3% of the sum (the “Cost of Landlord’s North Premises
Work”) of: (i) the Direct Cost of Landlord’s North Premises Work, and (ii) the General Conditions of the Cost of Landlord’s North Premises Work 

 

	 	•	 	 General Conditions Costs: 9% of the Direct Cost of Landlord’s North Premises Work

  

	 	•	 	 Direct Cost: Determined by bids obtained from subcontractors in accordance with Section 5 below.

  

	 	•	 	 Design Builder’s Contingency: 3% of the Cost of Landlord’s North Premises Work

 3. Preparation of Construction Documents. The Contractor and/or Landlord shall engage RE Dineen as a
subconsultant to prepare the North Premises Construction Documents for Tenant’s approval, which approval shall not be unreasonably withheld, conditioned, or delayed. 

4. Tenant Responses. 

(i) Tenant shall respond, in writing, to any requests from Landlord or the Contractor for information, consents, or
authorizations to proceed, within three (3) business days of Tenant’s receipt of such request. Any failure by Tenant to respond within such time period may be the basis of a Tenant Delay. 

(ii) Tenant shall have the right to hire a mutually approved Tenant Construction Representative to oversee all required
construction relative to the North Premises. 
 5. Bid Process. Tenant hereby acknowledges that: 

(i) the Contractor will receive a single bid for each of the following portions of Landlord’s North Premises Work from the
designated subcontractors (“Designated Subcontractors”) listed below who will perform such portions of Landlord’s North Premises Work: 

  
 EXHIBIT 4, PAGE 2 

	 	•	 	 Mechanical/HVAC: Environmental Systems, Inc. 

 

	 	•	 	 Plumbing: North Shore Mechanical Contractors, Inc. 

 

	 	•	 	 Fire Protection: Legacy Fire Protection, Inc. 

 

	 	•	 	 Electrical: Nappa Electric, Inc. 

(ii) Landlord will cause the Contractor to use reasonable efforts to obtain at least three (3) bidders for other portions
of Landlord’s North Premises Work; however, given the current market, it may not be possible to obtain more than one or two bidders with respect to portions of Landlord’s North Premises Work. 

(iii) Landlord shall, upon the written request of Tenant, from time to time, make available to Tenant, for Tenant’s
information, all bids, the construction contract, and any other construction agreement on which the North Premises Permitted Costs are based, and any Applications for Payment on which the actual North Premises Permitted Costs are based. 

If Tenant reasonably determines that the GMP is higher than is acceptable to Tenant, then Tenant shall have a
one-time right to give request changes to Landlord’s North Premises Work. In order to exercise such one-time right to request changes to Landlord’s North
Premises Work in order to reduce the GMP, Tenant shall, on or before the date three (3) business days after Tenant receives Landlord’s notice to Tenant of the GMP, give written notice to Landlord specifying the changes in Landlord’s
North Premises Work requested by Tenant. Such changes shall be subject to Landlord’s prior written approval (which approval shall not be unreasonably withheld, conditioned, or delayed). Based upon the revised North Premises Construction
Documents for Landlord’s North Premises Work, which are based upon the changes requested by Tenant, as approved by Landlord, as aforesaid, the Contractor shall revise the GMP for the construction of Landlord’s North Premises Work in
accordance with this Section 5. Tenant shall pay for the design cost associated the preparation of the revised North Premises Construction Documents. Tenant shall have the right to review the revised GMP within three (3) business days
after receipt thereof. 
 6. Tenant’s Share. For the purposes of this Exhibit 4: (i) if the Cost of Landlord’s North Premises Work
is equal to, or less than, the North Premises Maximum Amount, then “Tenant’s North Premises Share” shall be 0%, and (ii) if the Cost of Landlord’s North Premises Work is greater than the North Premises Maximum Amount,
then Tenant’s North Premises Share shall be a fraction, the numerator of which is the amount by which the total Cost of Landlord’s North Premises Work exceeds the North Premises Maximum Amount, and the denominator of which is the total
Cost of Landlord’s North Premises Work. 
 7. Tenant’s Obligation to Pay Excess Costs. 

(a) If the Cost of Landlord’s North Premises Work exceeds the North Premises Maximum Amount, Tenant shall, subject to Section 7(b)
below, pay to Landlord such excess costs (the “North Premises Excess Costs”) as follows: (i) Tenant shall pay Tenant’s 
 Share of
Landlord’s North Premises Excess Costs within thirty (30) days of Billing, as 

  
 EXHIBIT 4, PAGE 3 

 hereinafter defined, (ii) with respect to any Changes to Landlord’s North Premises Work, Tenant
shall pay for the cost of such changes in accordance with Section 8 below, and (iii) with respect to any increases in the Cost of Landlord’s North Premises Work arising from Claims by the Contractor, Tenant shall pay for the cost of
such Claims as set forth in Section 9 below. “Billing” shall be defined as any invoice from Landlord setting forth, reasonable detail, the amount due from Tenant, and shall include invoices from vendors and service providers,
and applications for payment from the Contractor for work completed through the date of Billing, as certified by the Contractor. Billing may not be submitted to Tenant more than one (1) time per calendar month. The amounts payable by Tenant
hereunder constitute Rent payable pursuant to the Lease, and the failure to timely pay same constitutes an event of default under the Lease. 

(b) Provided that each portion of the Premises (including, without limitation, the Expansion Premises, if Tenant timely and properly exercises
its right to lease the Expansion Premises) is improved to the Minimum Improvement Standard, as hereinafter defined, Tenant may, upon timely written election, apply: (i) a portion the Landlord’s South Premises Contribution towards
Tenant’s obligation to pay for the North Premises Excess Costs, as set forth in Section 7(a) above, and (ii) a portion of Landlord’s North Premises Contribution towards Tenant’s obligation to pay for the South Premises
Excess Costs (subject to Tenant’s compliance with Section II.7 of this Exhibit 4), and (iii) on the conditions that: (x) Tenant timely and properly exercises its right to lease the Expansion Space, as set forth in Section I of
Exhibit 11, and (y) Landlord’s Expansion Space Contribution is available for such use at the time that Tenant’s obligation to pay the North Premises Excess Cost is due. For purposes of this Lease, the “Minimum
Improvement Standard” shall be defined as the level and quality of leasehold improvements of typical office, laboratory, pilot production (and warehouse space associated with the pilot production) related to such office, laboratory, pilot
production and warehouse space associated with the pilot production, found in the Market Area, as defined in Section 1.2 of the Lease. Landlord expressly agrees that: (i) since Tenant is committed to the performance of Landlord’s
South Premises Work listed on Exhibits 4-3 and 4-4 attached hereto, the South Premises shall be deemed to be improved to the Minimum Improvement Standard,
and (ii) for the avoidance of doubt, Tenant has the right to apply any unused portion of the Landlord’s South Premises Contribution towards the North Premises Permitted Cost and (if Tenant timely and properly exercises its right to lease
the Expansion Premises) to the Expansion Premises Permitted Costs. 
 8. Changes. If Tenant shall request any change, addition or
alteration in any of the North Premises Initial Plan after approval by Landlord (“North Premises Change”), Landlord shall have such revisions to the drawings prepared. Promptly upon completion of the revisions, Landlord shall notify
Tenant in writing of the increased cost, if any, which will be chargeable to Tenant by reason of such change, addition or deletion. Tenant, within three (3) business days, shall notify Landlord in writing whether it desires to proceed with such
North Premises Change. In the absence of such written authorization, Landlord shall have the option to continue work on the North Premises disregarding the requested North Premises Change. To the extent that the cost of performing such revisions
cause the cost of Landlord’s North Premises Work to exceed the North Premises Maximum Amount, Tenant shall reimburse Landlord for the Cost of Landlord’s North Premises Work associated with such North Premises Change within thirty
(30) days of Billing, as such North Premises Change work is being performed (subject to Tenant’s right, as set forth in Section 7(a) above, to apply a portion of Landlord’s North Premises Contribution towards the Cost of such
North Premises Change work). 

  
 EXHIBIT 4, PAGE 4 

 9. Claims. To the extent that any claims (“Claims”) by the
Contractor cause the Cost of Landlord’s North Premises Work to exceed the North Premises Maximum Amount, Tenant shall pay for such excess within thirty (30) days of Billing. Claims shall include any amounts properly due to the Contractor
under the Contract based upon the claims of the Contractor under the Contract, provided however, that the Claims shall not include any amounts arising from the default or negligence of Landlord, or Landlord’s agents or employees, under the
Contract. 
 10. Performance of Landlord’s North Premises Work. Following approval of the North Premises Construction Documents
and Tenant’s written authorization to proceed with Landlord’s North Premises Work, Landlord shall cause the Landlord’s North Premises Work to be constructed in all material respects in accordance with the approved North Premises
Construction Documents. 
 11. Landlord’s North Premises Contribution: 

(a) Except as set forth in this Section 11: (i) any portion of Landlord’s North Premises Contribution which exceeds the Cost of the
Landlord’s North Premises Work shall accrue to the sole benefit of Landlord, and (ii) Tenant shall not be entitled to any credit, offset, abatement or payment with respect thereto. 

(b) Requisitions by Tenant for Other North Premises Permitted Costs. If there is any Remaining Portion of Landlord’s North Premises
Contribution, Tenant may submit Requisitions, as hereinafter defined, to Landlord to pay for Other North Premises Permitted Costs, as follows: 

(1) A “Requisition” shall mean (1) an application for payment (accompanied by, without limitation,
invoices from Tenant’s contractors, vendors, service providers and consultants (collectively, “Contractors”) listing in reasonable detail Other North Premises Permitted Costs, (2) a certification executed by an authorized
representative of Tenant that the amount of the Requisition in question does not exceed the cost of the items, services and work covered by such Requisition, and (3) only with respect to those items and services covered by such Requisition for
which mechanic’s lien rights arise under Massachusetts Law, partial lien waivers and subordinations of lien, as specified in M.G.L. Chapter 254, Section 32 (“Lien Waivers”). Landlord shall have the right, upon reasonable
advance notice to Tenant, to inspect Tenant’s books and records relating to each Requisition in order to verify the amount thereof. Tenant shall submit Requisition(s) no more often than monthly. 

(2) On the condition that Tenant is not in default of its obligations under the Lease at the time that Landlord receives a
Requisition, Landlord shall pay the amount properly due under such Requisition within thirty (30) days of receipt of such Requisition. Notwithstanding the foregoing, if Landlord declines 

  
 EXHIBIT 4, PAGE 5 

 
to pay Tenant on account of any Requisition based upon Tenant then being in default of its obligations under the Lease, and if Tenant subsequently cures such default, then Tenant shall have the
right to resubmit such Requisition, and Landlord shall pay the amount due on account of such Requisition, provided that the Lease is then in full force and effect and all of the conditions to payment on account of such Requisition are then
satisfied. 
 (3) Notwithstanding anything to the contrary herein contained: (i) Landlord shall have no obligation to
advance funds on account of Landlord’s North Premises Contribution more than once per month; (ii) if any contractor, subcontractor of any tier, or materialman records a Notice of Contract which is not discharged or bonded over by, on or
behalf of, Tenant, Landlord shall thereafter have the right to have the relevant portion of Landlord’s North Premises Contribution paid directly to such lienor upon receipt of requisite documentation from such lienor evidencing payment to be
due and owing, only upon Landlord notifying Tenant in writing of its intent to pay such portion of Landlord’s North Premises Contribution directly to such contractors and Tenant failing within five (5) business days of receipt of such
notice to (x) bond over or discharge such lien, as a matter of record or (y) pay such lienor (and provide evidence of such payment to Landlord) the amounts claimed owing to such lienor; (iii) Landlord shall have no obligation to pay
any portion of Landlord’s North Premises Contribution with respect to any Requisition submitted after the Outside Requisition Date, as hereinafter defined. Subject to the Section I.B(5) of Exhibit 11, the “Outside Requisition
Date” shall be the date ninety (90) days after Landlord gives Tenant written notice setting forth the final Cost of Landlord’s North Premises Work. 

(c) Tenant’s Right to Apply Landlord’s North Premises Contribution to South Premises Permitted Costs and Expansion
Premises Permitted Costs. Provided that each portion of the Premises (including, without limitation, the Expansion Premises, if Tenant timely and properly exercises its right to lease the Expansion Premises) is improved to the Minimum
Improvement Standard, as defined above, Tenant may, at Tenant’s written election, apply any unused portion of Landlord’s North Premises Contribution towards the South Premises Permitted Costs, as hereinafter defined, and the Expansion
Premises Permitted Costs, as hereinafter defined (if Tenant timely and properly exercises its right to lease the Expansion Premises). If Tenant makes such election, then the unused portion of Landlord’s North Premises Contribution so designated
by Tenant shall become part of Landlord’s South Premises Contribution and/or Landlord’s Expansion Premises Contribution, as the case may be. 

12. Landlord’s Warranty 

(a) Landlord’s Warranty. Landlord hereby warrants and represents to Tenant that Landlord’s North Premises Work shall be
performed: (i) in a good and workmanlike manner; (ii) in all material respects, in accordance with the North Premises Construction Documents, and (iii) in accordance with all applicable Legal Requirements. The Landlord warranty and
representations set forth in this Section 13(a) are referred to herein as “Landlord’s Warranty”. 

  
 EXHIBIT 4, PAGE 6 

 (b) Tenant’s Remedies in the Event of Breach of Landlord’s Warranty. If, on
or before the Warranty Expiration Date, Tenant gives Landlord written notice of any breach of Landlord’s Warranty promptly after Tenant becomes aware of such breach, Landlord shall, at no cost to Tenant, correct or repair such breach as soon as
conditions reasonably permit and as to which, in either case, Tenant shall have given notice to Landlord, as aforesaid. The “Warranty Expiration Date” shall be defined as the date eleven (11) months and two (2) weeks after
the North Premises Term Commencement Date. Except to the extent to which Tenant shall have given Landlord notice of respects in which Landlord has breached Landlord’s Warranty or Landlord has otherwise failed to perform Landlord’s
construction obligations under this Exhibit 4, Tenant shall be deemed conclusively to have: (i) approved Landlord’s North Premises Work, (ii) waived any claim that Landlord has breached Landlord’s Warranty, and
(iii) have agreed that Tenant has no claim that Landlord has failed to perform any of Landlord’s obligations under this Work Agreement. The provisions of this Section 12(b) sets forth the Tenant’s sole remedies for any breach of
the Landlord’s Warranty; however nothing in this Section 12(b) shall be deemed to relieve the Landlord of its responsibilities to perform maintenance and repairs as required pursuant to Section 10.2 of the Lease or affect or limit the
provisions of Section 10.7 of the Lease. With respect to any latent defects in Landlord’s North Premises Work discovered by Tenant after the Warranty Expiration Date, Landlord shall, upon request of Tenant, assign to Tenant its rights
against any contractor, subcontractor, and/or designer engaged by Landlord in connection with Landlord’s North Premises Work to the extent necessary to enable Tenant to assert claims against such contractor, subcontractor and/or designer in
connection with such latent defect. 
  

	II.	 South Premises 

Reference is made to the fact that the leasehold improvements to be performed in the South Premises will be performed in two phases:
(i) Landlord will initially perform Landlord’s South Premises Work, as hereinafter defined, and in accordance with Section II.A below, and (ii) Tenant shall be responsible for any improvements to be performed in the South Premises
after Landlord completes Landlord’s South Premises Work.  
  

	 	A.	 Landlord’s South Premises Work 

1. Tenant acknowledges and agrees that Tenant is leasing the South Premises in their “AS IS,” “WHERE IS”
condition and with all faults on the Execution Date, without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord, except that Landlord shall perform Landlord’s South Premises Work,
as hereinafter defined, in accordance with the provisions of Section 3 of the Lease, this Section II, Exhibit 4, and Landlord shall provide Landlord’s South Premises Contribution, as hereinafter defined. Landlord’s South
Premises Work shall be performed subject to the same terms and conditions as are applicable to the performance of Landlord’s North Premises Work, as set forth in Section I of this Exhibit 4, except as set forth in this Section II of
Exhibit 4. 

  
 EXHIBIT 4, PAGE 7 

 2. Landlord’s South Premises Work is based upon the Architectural Basis of Design
attached hereto as Exhibit 4-3 and the schematic plan (“Initial Plan for South Premises”) attached hereto as Exhibit 4.4. 

3. Landlord shall apply Landlord’s South Premises Contribution in accordance with Section B.7 of this Section II towards the cost of
Landlord’s South Premises Work. 
  

	 	B.	 Tenant’s South Premises Work 

1. Tenant’s Plans. All leasehold improvements to the South Premises after the completion of Landlord’s South Premises Work
(“Tenant’s South Premises Work”) shall be performed in accordance with the provisions of the Lease, including, without limitation, this Section B. Tenant shall submit to Landlord for Landlord’s approval (i) the name
of and other reasonably requested information regarding Tenant’s proposed architect, HVAC and MEP engineers and general contractor, Landlord hereby reserving the right to require that Tenant use a MEP engineer selected by Landlord; (ii) on
or before October 1, 2020, a set of design/ development plans sufficient for Landlord to approve Tenant’s proposed design of the Premises (the “Design/ Development Plans”), and on or before January 1, 2021, a full set
of construction drawings (“Final Construction Drawings”) for Tenant’s South Premises Work. The Design/Development Plans and the Final Construction Drawings are collectively referred to herein as the “Tenant’s
Plans.” Landlord’s approval of the architect, HVAC and MEP engineers and general contractor shall not be unreasonably withheld, conditioned or delayed. In addition, Landlord shall have the right to require its written approval, which shall
not be unreasonably withheld, conditioned, or delayed, of any subcontractors performing any work affecting the structural elements of, or any of the utility or building service equipment or systems in, the Building. Landlord’s approval of the
Design/Development Plans (and the Final Construction Drawings, provided that the Final Construction Drawings are consistent with the Design/Development Plans), shall not be unreasonably withheld, conditioned or delayed provided the Tenant’s
Plans comply with the requirements to avoid aesthetic or other conflicts with the design and function of the balance of the Building and the Property. Landlord’s approval is solely given for the benefit of Landlord and Tenant under this
Section 1 and neither Tenant nor any third party shall have the right to rely upon Landlord’s approval of the Tenant’s Plans for any other purpose whatsoever. Landlord agrees to respond to any request for approval of the Tenant’s
Plans within ten (10) business days after receipt thereof. 
 2. Performance of Tenant’s South Premises Work. Tenant’s
South Premises Work shall be performed by Tenant in accordance with the provisions of the Lease (including, without limitation, Section 11 of the Lease and this Exhibit 4). Tenant’s South Premises Work shall be performed at
Tenant’s sole cost and expense, except for: (i) Landlord’s South Premises Contribution, (ii) Landlord’s North Premises Contribution, and (ii) Landlord’s Expansion Premises Contribution, on the conditions that:
(x) Tenant timely and properly exercises its right to lease the Expansion Space, as set forth in Section I of Exhibit 11, and (y) Landlord’s Expansion Space Contribution is available for such use at the time that Tenant submits
requisitions for South Premises Permitted Costs. 

  
 EXHIBIT 4, PAGE 8 

 3. Completion of Tenant’s South Premises Work. Tenant shall Substantially
Complete (hereinafter defined) Tenant’s South Premises Work on or before June 30, 2021 (the “Outside Tenant Work Completion Date”), provided that if Tenant is delayed in the performance of Tenant’s Work by reason of a
Landlord Delay (as hereinafter defined), the Outside Tenant Work Completion Date shall be extended by the length of such Landlord Delay. For purposes hereof, Tenant’s South Premises Work shall be deemed “Substantially Complete”
and “Substantial Completion” shall be deemed to have occurred if Tenant has and delivered to Landlord a copy of (i) a certificate of substantial completion from Tenant’s architect for Tenant’s South Premises Work, and
(ii) a certificate of occupancy for the South Premises from the Town of Lexington, Massachusetts. A “Landlord Delay” shall be defined as any default by Landlord in its obligations under the Lease that causes an actual delay in
the completion of Tenant’s South Premises Work. Notwithstanding the foregoing, no event shall be deemed to be a Landlord Delay until and unless Tenant has given Landlord written notice (the “Landlord Delay Notice”) advising
Landlord (i) that a Landlord Delay is occurring, (ii) of the basis on which Tenant has determined that a Landlord Delay is occurring, and (iii) the actions which Tenant believes that Landlord must take to eliminate such Landlord
Delay, and Landlord has failed to correct the Landlord Delay specified in the Landlord Delay Notice within forty-eight (48) hours following receipt thereof. No period of time prior to expiration of such forty-eight-(48)-hour period shall be
included in the period of time charged to Landlord pursuant to such Landlord Delay Notice. 
 4. Cost of Tenant’s South Premises
Work. Except for: (i) Landlord’s South Premises Contribution, (ii) any unused portion of Landlord’s North Premises Contribution (subject to Tenant’s compliance with Section I.11(c) of this Exhibit 4), and
(iii) Landlord’s Expansion Premises Contribution, on the conditions that: (x) Tenant timely and properly exercises its right to lease the Expansion Space, as set forth in Section I of Exhibit 11, and (y) Landlord’s
Expansion Premises Contribution is available for such use at the time that Tenant’s obligation to pay Excess Cost is due, all of Tenant’s South Premises Work shall be performed at Tenant’s sole cost and expense, and shall be performed
in accordance with the provisions of this Lease (including, without limitation, Section 11 of the Lease). 
 5.
Landlord’s South Premises Contribution. As an inducement to Tenant’s entering into this Lease, Landlord shall, subject to the provisions of this Section II.5, provide to Tenant a tenant improvement allowance
(“Landlord’s South Premises Contribution”) of up to $2,007,750.00 (i.e., up to $150.00 per rentable square foot of the South Premises (the “Maximum Amount of Landlord’s South Premises Contribution”).
Landlord shall apply Landlord’s South Premises Contribution towards the cost of Landlord’s South Premises Work. The balance (“Balance”) of Landlord’s South Premises Contribution shall be available for use by Tenant
solely for Permitted Costs incurred by Tenant in Tenant’s Work (“South Premises Permitted Costs”), provided however, that no more than $200,775.00 of Landlord’s South Premises Contribution may be applied to Soft Costs and
Other Permitted Costs 
 6. Budget. Tenant shall have no right to submit any requisition to Landlord on account of South Premises
Permitted Costs until: (x) after the completion of Landlord’s South Premises Work, and (y) Tenant has submitted to Landlord a detailed good faith budget (“Budget”) of South Premises Permitted Costs. Tenant shall
deliver to Landlord an update of the Budget at least once every two (2) months, but in any event after Tenant enters into a contract for the performance of Tenant’s Work with its contractor. 

  
 EXHIBIT 4, PAGE 9 

 (i) Tenant shall submit to Landlord reasonably detailed documentation
evidencing the then current Budget at the time of each Budget update. For the purposes hereof, South Premises Permitted Costs shall not include: (x) the cost of any of Tenant’s Property (hereinafter defined) (other than the cost of
installing Tenant’s data, telecom and cabling in the Premises), any de-mountable decorations, artwork and partitions, signs, and trade fixtures, (y) the cost of any fixtures or Alterations that will
be removed at the end of the Term, and (z) any fees paid to Tenant, any Affiliated Entity or Successor, 
 (ii)
Requisitions. Landlord shall pay Landlord’s Proportion (hereinafter defined) of the cost shown on each requisition (hereinafter defined) submitted by Tenant to Landlord within thirty (30) days of submission thereof by Tenant to
Landlord until the entirety of Landlord’s Contribution has been exhausted. “Landlord’s Proportion” shall be a fraction, the numerator of which is the Balance (as defined in Section 5 above) of Landlord’s South
Premises Contribution and the denominator of which the Budget for South Premises Permitted Costs, from time to time. A “requisition” shall mean AIA Documents G-702 and G-703 duly executed and certified by Tenant’s architect and general contractor (accompanied by, without limitation, invoices from Tenant’s contractors, vendors, service providers and consultants
(collectively, “Contractors”) and partial lien waivers and subordinations of lien, as specified in M.G.L. Chapter 254, Section 32 (“Lien Waivers”) with respect to the prior month’s requisition, and such
other documentation as Landlord or any Mortgagee may reasonably request) showing in reasonable detail the costs of the item in question or of the improvements installed to date in the Premises, accompanied by certifications executed by the Chief
Executive Officer, Chief Financial Officer, Chief Operations Officer, Vice President, or other officer of Tenant that the amount of the requisition in question does not exceed the cost of the items, services and work covered by such requisition.
Landlord shall have the right, upon reasonable advance notice to Tenant and not more often than one time per calendar month, to inspect Tenant’s books and records relating to each requisition in order to verify the amount thereof. Such
inspection shall be at Landlord’s sole cost and expense. Tenant shall submit requisition(s) no more often than monthly. 

(iii) Notwithstanding anything to the contrary herein contained: (1) Landlord shall have no obligation to advance funds on
account of Landlord’s South Premises Contribution more than once per month; (2) if Tenant fails to pay to Tenant’s contractors the amounts paid by Landlord to Tenant in connection with any previous requisition(s), Landlord shall
thereafter have the right to have Landlord’s South Premises Contribution paid directly to Tenant’s contractors; (3) subject to Section I.B(5) of Exhibit 11, Landlord shall have no obligation to pay any portion of
Landlord’s South Premises Contribution June 30, 2021 (the “Outside South Premises Requisition Date”); provided, however, that if Tenant certifies to Landlord that it is engaged in a good faith dispute with any
contractor, such Outside South Premises Requisition Date shall be extended while such dispute is ongoing, so long as Tenant is diligently prosecuting the resolution of such dispute; (4) Tenant shall not be entitled to any unused portion of

  
 EXHIBIT 4, PAGE 10 

 
Landlord’s South Premises Contribution; (5) Landlord’s obligation to pay any portion of Landlord’s South Premises Contribution shall be conditioned upon there existing no
Event of Default by Tenant in its obligations under this Lease at the time that Landlord would otherwise be required to make such payment; and (6) in addition to all other requirements hereof, Landlord’s obligation to pay the final ten
percent (10%) of Landlord’s South Premises Contribution shall be subject to simultaneous delivery of all Lien Waivers relating to items, services and work performed in connection with Tenant’s Work. If Landlord declines to fund any
requisition on the basis that, at the time that Tenant submitted such requisition to Landlord, Tenant is in default of its obligations under the Lease, then, if Tenant cures such default and so long as the Lease is still in full force and effect,
Tenant shall again have the right to resubmit such requisition (as may be updated by Tenant for any work performed since the date of the previously submitted requisition) for payment subject to the terms and conditions of this Section II.6. 

7. Tenant’s Right to Apply Landlord’s South Premises Contribution to North Premises Permitted Costs and Expansion Premises
Permitted Costs. Provided that each portion of the Premises (including, without limitation, the Expansion Premises, if Tenant timely and properly exercises its right to lease the Expansion Premises) is improved to the Minimum Improvement
Standard, as defined above, Tenant may, at Tenant’s written election, apply any unused portion of the Landlord’s South Premises Contribution and the Landlord’s Expansion Premises Contribution (if applicable) towards the North Premises
Permitted Costs, the South Premises Permitted Costs, and the Expansion Premises Permitted Costs (all as hereinafter defined), and as to the Expansion Premises Permitted Costs only if Tenant timely and properly exercises its right to lease the
Expansion Premises. Landlord expressly agrees that: (i) since Tenant is committed to the performance of Landlord’s South Premises Work listed on Exhibits 4-3 and 4-4 attached hereto, the South Premises shall be deemed to be improved to the Minimum Improvement Standard, and (ii) for the avoidance of doubt, Tenant has the right to apply any unused portion of the
Landlord’s South Premises Contribution towards the North Premises Permitted Cost and (if Tenant timely and properly exercises its right to lease the Expansion Premises) to the Expansion Premises Permitted Costs. If Tenant makes such election,
then the unused portion of Landlord’s South Premises Contribution and Landlord’s Expansion Premises Contribution (if applicable) so designated by Tenant shall become part of Landlord’s North Premises Contribution and/or
Landlord’s South Premises Contribution, and /or Landlord’s Expansion Premises Contribution, as the case may be. 
  

	III.	 Miscellaneous 

1. Tenant’s Authorized Representative. Tenant designates Jeffrey Moore (email: jeffrey.moore@kaleido.com; telephone (617)-674-9000) and Richard Donovan (email: rick@RJdonovangroup.com; telephone: (508) 380-9806) (collectively, “Tenant’s
Representative”) as the only person authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication
(“Communication”) from or on behalf of Tenant in connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change either Tenant’s Representative at any time upon not
less than five (5) business days advance written notice to Landlord. 

  
 EXHIBIT 4, PAGE 11 

 2. Landlord’s Authorized Representative. Landlord designates Stephen
Lynch (email: slynch@ks-prop.com; telephone: 617-910-5500; “Landlord’s Representative”) as the only
person authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or other Communication from or on behalf of Landlord in connection with this Work Letter
unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon not less than five (5) business days advance written notice to Tenant. 

 

	IV.	 Disputes. 

Any disputes relating to provisions or obligations in this Lease in connection with Landlord’s Work or this Exhibit 4 shall be
submitted to arbitration in accordance with the provisions of applicable state law, as from time to time amended. Arbitration proceedings, including the selection of an arbitrator, shall be conducted pursuant to the rules, regulations and procedures
from time to time in effect as promulgated by the American Arbitration Association. Notwithstanding the foregoing, the parties hereby agree that the arbitrator for any disputes relating to Landlord’s Work shall be a construction consultant
experienced in the construction of offices/research/laboratory buildings/campuses in the Route 128/Route 2/Alewife corridor real estate market, as mutually agreed upon by the parties, or, if not then designated by the parties, within ten
(10) days after either party makes a request for arbitration hereunder, or (if the parties do not mutually agree upon such arbitrator) as designated by the Boston office of the American Arbitration Association upon request by either party.
Prior written notice of application by either party for arbitration shall be given to the other at least ten (10) days before submission of the application to the said Association’s office in Boston, Massachusetts. The arbitrator shall
hear the parties and their evidence. The decision of the arbitrator shall be binding and conclusive, and judgment upon the award or decision of the arbitrator may be entered in the appropriate court of law; and the parties consent to the
jurisdiction of such court and further agree that any process or notice of motion or other application to the Court or a Judge thereof may be served outside the Commonwealth of Massachusetts by registered mail or by personal service, provided a
reasonable time for appearance is allowed. The costs and expenses of each arbitration hereunder and their apportionment between the parties shall be determined by the arbitrator in his award or decision. Except where a specified period is referenced
in this Lease, no arbitrable dispute shall be deemed to have arisen under this Lease prior to the expiration of the period of twenty (20) days after the date of the giving of written notice by the party asserting the existence of the dispute
together with a description thereof sufficient for an understanding thereof. In connection with the foregoing, it is expressly understood and agreed that the parties shall continue to perform their respective obligations under the Lease during the
pendency of any such arbitration proceeding hereunder (with any adjustments or reallocations to be made on account of such continued performance as determined by the arbitrator in his or her award). 

  
 EXHIBIT 4, PAGE 12 

 EXHIBIT 4-1 

INITIAL PLAN FOR NORTH PREMISES 
  

 

  
 EXHIBIT 4-1, PAGE 1 

 EXHIBIT 4-2 

UTILITY EQUIPMENT MATRIX—NORTH PREMISES 
  

 

  
 EXHIBIT 4-2, PAGE 1 

 

 

  
 EXHIBIT 4-2, PAGE 2 

 

 

  
 EXHIBIT 4-2, PAGE 3 

 

 

  
 EXHIBIT 4-2, PAGE 4 

 

 

  
 EXHIBIT 4-2, PAGE 5 

 

 

  
 EXHIBIT 4-2, PAGE 6 

 EXHIBIT 4-3 

ARCHITECTURAL BASIS OF DESIGN 

ARCHITECTURAL 
 BASIS OF
DESIGN 
  
 

 
 65 Hayden Avenue, 1st Floor 

Lexington, Massachusetts 

  
 EXHIBIT 4-3, PAGE 1 

			
	ROOM NAME/NUMBER:	  	Reception Area
		  	Airlock, Waiting Area, Board Room.
		
	FUNCTION:	  	Reception and Conference
		
	ARCHITECTURAL:	  	
		
	 Flooring:
	  	Tenant Standard Broadloom and Modular Carpet tiles in selected areas. Vinyl Plank tile or other resilient flooring in waiting area. Surface mounted walk-off mat—airlock. Wall Base to
be 4” high straight or cove.
		
	 Wall Finish:
	  	Tenant Standard eggshell finish, latex paint—Benjamin Moore Color TBD. Glazed walls and transoms.
		
	 Ceiling Height/Finish:
	  	10’-0” AFF; with some 9’-0” areas per RCP, 2’x2’ tegular acoustical tile (white) Armstrong Dune or
Equal—9/16” Fineline grid (white), and GWB ceiling soffit with smooth finish on metal stud system at various heights, Conference/Break room GWB accent celling system.
		
	 Door/Frame/Hardware:
	  	Storefront glass entrance walls and doors at Airlock. Butt glazed wall and glass door hardware to open office. Card readers per plan.
		
		  	Board Room and meeting rooms to either be de-mountable glazed wall/door systems by furniture vendor, or butt glazed door and glazed wall by general contractor, which will be decided based
on the teams effort to fit this scope within the budget.
		
	 Millwork:
	  	Reception Desk: cabinets shall be premium plastic laminate base and wall units, with solid surface counter. Coffee Bar: cabinets shall be premium plastic laminate base and wall units, with solid surface counter and glass tile
backsplash to the underside of wall cabinet above. Board Room: Provide alternate for built-in premium plastic laminate millwork benches.
		
	 Window Treatment:
	  	Sun control “Electroshades” shades at exterior glazing and Board Room surround.
		
	EQUIPMENT:	  	Provide water feed for Coffee maker. Under-counter fridge at coffee station. Projection screen in large conf. room. Wall mounted TVs, Projector, A/V components, appliances and office equipment by others.
		
	ROOM NAME/NUMBER:	  	General Office Areas
		  	Open Office, Meeting rooms, Break Room, Server
		
	FUNCTION:	  	Office and Meeting Space

  

			
		  	2
		  	

  
 EXHIBIT 4-3, PAGE 2 

 KSP—Kaleido BioSciences 

65 Hayden Ave, Lexington, MA 
  

			
	ARCHITECTURAL:	  	
		
	 Flooring:
	  	Tenant Standard Broadloom and Modular Carpet tiles in selected areas—Offices and open offices areas. Wall Base to be 4” high straight or cove. Existing vinyl flooring to be covered with carpet at exterior wall line.
Break Room flooring to be vinyl plank tile or other resilient flooring. Server room to be ESD VCT.
		
	 Wall Finish:
	  	Tenant Standard eggshell finish, latex paint—Benjamin Moore Color TBD. Existing window film to be removed from existing storefront glazing systems at offices and meeting rooms.
		
	 Ceiling Height/Finish:    
	  	Open office areas 10’-0”, with offices at 9’-0” AFF; 2’x2’ tegular acoustical tile (white) Armstrong Dune
or Equal—9/16” Fineline grid (white), and GWB ceiling soffits with smooth finish on metal stud system at various heights. Break room 10’-0: AFF ACT ceiling with GWB soffit at exterior
curtain wall. GWB Soffit 8’-0” AFF at office and meeting room front walls. GWB Soffit 8’-0” AFF surrounding perimeter of enclosed
workstations.
		
	 Door/Frame/Hardware:
	  	 Office and meeting room doors to be 8 ft high De-mountable glazed wall/door systems by furniture
vendor. Butt glazed wall and glass door hardware to Break Room.
  
 Other Doors—3’-0“x7’-0” flush metal doors painted.
 Card
readers with electric strikes per plan.
 Frames—Hollow metal, semi-gloss latex paint finish.

Hardware—Building standard Schlage Cylindrical Lockset, Athens Lever Design, finish 626 “satin chromium plated”; Hinge—Stanley full mortise
FBB179 ANSI A8112, 4-1/2” x 4-1/2” steel; Silencers; Floor stop—Rockwood 441 in finish “satin chrome”. Closers, flush bolts,
silencers.

		
	 Millwork:
	  	Break Room & Reception Coffee Bar: kitchen cabinets shall be premium plastic laminate base and wall units, with solid surface counter and glass tile backsplash to the underside of wall cabinet above.
		
		  	Coats/Copy Area/Mailroom: premium plastic laminate base/wall units and countertop; Coat rod and shelf. Lockers by others.
		
	 Window Treatment:
	  	Sun control “Electroshades” shades at exterior glazed curtain wall facing courtyard at Open Office and Breakroom. Building standard Mechoshades for others.
		
	EQUIPMENT:	  	Provide water feed for Coffee maker at all coffee stations. Undercounter fridge at all coffee stations. Wall mounted TVs, A/V components, kitchen appliances and office equipment by others.

  

			
		  	3
		  	

  
 EXHIBIT 4-3, PAGE 3 

 KSP—Kaleido BioSciences 

65 Hayden Ave, Lexington, MA 
  

			
	ROOM NAME/NUMBER:	  	Laboratories & Support Spaces
		
	FUNCTION:	  	Multi-purpose R & D laboratory environment.
		
	ARCHITECTURAL:	  	
		
	Flooring:	  	Biology and support areas to be vinyl composition tile with wall Base—4” high coved. Glasswash & storage epoxy flooring to remain—repair as needed. Chemistry Lab VCT flooring to remain—remove existing
accent tiles and repair as needed. Chemistry equipment room existing epoxy floor to remain. Shipping area and freezer farms to be vinyl composition tile with wall Base—4” high coved. Lab corridors existing to remain with repairs as
needed—use house stock.
		
	Wall Finish: 	  	Tenant Standard eggshell finish, latex paint. Glasswash and Waste Room to have epoxy paint.
		
	Ceiling Height/Finish:	  	Biology, Shipping, Freezer Farms: 9’-0” AFF; 2’-0” x 4’-0” x 1/2” ClimaPlus,
vinyl faced, square edged tile (white); Chemistry, Glasswash, Chem Equipment, Consumable Storage, and Lab Corridors existing to remain, unless removed for HVAC re-work—replace damaged and soiled tiles.
Remove drywall “cube soffits” and infill with GWB in corridors.
		
	Door/Frame/Hardware:	  	Pair Doors—3’-0”/2’-0”x7’-0” flush metal doors to labs per plan. Half-lite in
active leaf. Card readers with electric strikes per plan. Frames—Hollow metal, semi-gloss latex paint finish. Hardware—Building standard Schlage Cylindrical Lockset, Athens Lever Design, finish 626 “satin chromium plated”;
Hinge—Stanley full mortise FBB179 ANSI A8112, 4-1/2” x 4-1/2” steel; Silencers; Floor stop—Rockwood 441 in finish “satin chrome”. Closers, flush bolts, armor plate,
silencers—or equal.
		
	Interior Glazing:	  	Glass in metal frame glazing system at lab/office walls and lab corridor “borrowed” lights and transoms per plan.
		
	Casework:	  	Fixed sink base cabinet—5’-0”long x 2’-6” deep, painted metal. Mobile table benches (New England Lab Cambridge Series or Equal)
5’-’0” and 6’-0” long x 2’-6” wide, painted metal table frames with suspended metal casework; P. Lam. reagent shelving; Bench
tops—1” thick epoxy, color “black”; drying racks above sink. BWK to Inventory existing flexible casework on site and re-use where possible (Existing laminate tops to be replaced with
1” epoxy). 6’-0” fume hood(s) with power per plan and utilities per matrix (Relocated and modified for constant volume on site). 2x2 Ceiling utility panels per RCP—Locate two per long
peninsulas with vacuum and compressed air where required. Glasswash stainless steel countertop with integral double bowl sink existing to remain. Re-use existing glasswasher. New Tuttnauer 5596 ECP (or Equal)
Autoclave.

  

			
		  	4
		  	

  
 EXHIBIT 4-3, PAGE 4 

 KSP—Kaleido BioSciences 

65 Hayden Ave, Lexington, MA 
  

			
	 EQUIPMENT:
	  	Wire partition system at loading dock area with caged roof. Lab equipment, floor and bench mounted, and BioSafety Cabinets by others.
		
	ROOM NAME/NUMBER:	  	South Building
		  	Large Conference, Collaboration, Meeting Rooms.
		
	FUNCTION:	  	Meeting Space
		
	ARCHITECTURAL:	  	
		
	 Flooring:
	  	Midgrade Broadloom Carpet throughout. Wall Base to be 4” high straight.
		
	 Wall Finish:
	  	Tenant Standard eggshell finish, latex paint—Benjamin Moore Color TBD. Wink wall (writable surfaces).
		
	 Ceiling Height/Finish:
	  	9’-0” AFF, 2’x4’ square edge acoustical tile (white)—15/16” grid (white).
		
	 Door/Frame/Hardware:
	  	Doors—3’-0”x7’-0” flush metal doors painted. Half-lite in active leafs. Card readers with electric strikes per plan.
Frames—Hollow metal, semi-gloss latex paint finish. Hardware—Building standard Schlage Cylindrical Lockset, Athens Lever Design, finish 626 “satin chromium plated”; Hinge—Stanley full mortise FBB179 ANSI A8112, 4-1/2” x 4-1/2” steel; Silencers; Floor stop-Rockwood 441 in finish “satin chrome”. Closers, flush bolts, silencers.
		
	 Millwork:
	  	None
		
	 Window Treatment:
	  	Dual “Mechoshades” shades at exterior glazing with sun control and room darkening.
		
	EQUIPMENT:	  	Electric Projection screen and projection power lift in Assembly Space. Telephone rooms, Projector, A/V components, wall mounted TVs by others.

  

			
		  	5
		  	

  
 EXHIBIT 4-3, PAGE 5 

 EXHIBIT 4-4 

INITIAL PLAN FOR SOUTH PREMISES 
 

 

  
 EXHIBIT 4-4, PAGE 1 

 EXHIBIT 5-1 

AREAS AVAILABLE TO TENANT IN SOUTH PENTHOUSE 
 

 

  
 EXHIBIT 5-1, PAGE 1 

 EXHIBIT 5-2 

AREAS AVAILABLE TO TENANT IN SOUTH MECHANICAL ROOM 
 

 

  
 EXHIBIT 5-2, PAGE 1 

 EXHIBIT 5-3 

TENANT-SUPPLIED MECHANICAL EQUIPMENT LOCATION 
  

 

  
 EXHIBIT 5-3, PAGE 1 

 EXHIBIT 6 

FORM OF LETTER OF CREDIT 
 

 
 STANDBY LETTER OF CREDIT 

DRAFT of Standby Letter of Credit 

Draft for discussion purposes only 

begin format 
  

			
	BENEFICIARY:	  	Letter of credit number: 2010100000XX
	HCP/King Hayden Campus LLC	  	Date: xx/xx/xx
	200 Cambridge Park Drive	  	
	Cambridge, MA 02140
	Attn: Building Manager	  	

 Ladies and Gentlemen: 
 At the
request and for the account of Kaleido Biosciences, Inc., 18 Crosby Drive, Bedford, MA 01730, we hereby establish our standby letter of credit number 2010100000XX in your favor in the amount of two million fifty seven thousand six hundred fifty
eight U.S. dollars and seventy five cents (USD2.057,658.75) (hereinafter the “maximum amount”) available with us at our office listed below, by payment of your draft(s) drawn on us at sight accompanied by the following: 

 

	 	1.	 The original of this letter of credit and all amendments (if any). 

 

	 	2.	 Statement purportedly signed by the beneficiary stating the following: 

	 	“This	 demand is pursuant to me lease dated xx/xx/xx by and between the applicant and the Beneficiary as
amended.” 

 Partial drawings under this letter of credit are permitted. We shall, after each presentation of this letter of credit,
return the same to you, marking this letter of credit to show the amount paid by us and the date of such payment. 
 Each draft must be marked “Drawn
under Pacific Western Bank letter of credit number 2010100000XX.” 
 This letter of credit expires at our office listed below at 5 p.m. eastern time on
March 16, 2019. 
 Notwithstanding the foregoing, this letter of credit shall be automatically extended for a period of one year unless at least sixty
(60) calendar days prior to any expiration date we have sent written notice to your above address by courier that we elect not to renew this letter of credit for such additional period. In any event, this letter of credit will not be
extended beyond March 16, 2029. 
 Notwithstanding any provision herein to the contrary, our aggregate obligation to honor such drafts shall not
exceed the maximum amount, as reduced by prior draws hereunder. 
 If any instructions accompanying a drawing under this letter of credit request that
payment is to be made by transfer to an account with us or at another bank, we and/or such other bank may rely on an account number specified in such instructions even if the number identifies a person or entity different from the intended payee.

 Pacific Western Bank, 475 Fifth Ave, 18th Floor, New York, N.Y. 10017 

  
 EXHIBIT 6, PAGE 1 

 

 
 This Letter of Credit is transferable one or more times, but in each instance to a single transferee and only in the full
amount available to be drawn under the Letter of Credit at the time of such transfer. Any such transfer may be effected only through ourselves and only upon presentation to us at our below-specified office of a duly executed instrument of transfer
in the format attached hereto as Exhibit A together with the original of this letter of credit. Each transfer shall be evidenced by our endorsement on the reverse of the original of this letter of credit, and we shall deliver the original of this
letter of credit so endorsed to the transferee. Without prejudice to the foregoing, such transfer shall be permitted without our approval, provided that such transfer is not in favor of any person or entity identified on a then-current list of
specially Designated Nationals and Blocked Persons provided by the Office of Foreign Assets Control of the U.S. Department of the Treasury. All charges in connection with any transfer under this letter of credit shall be paid by the applicant at the
time written notice of a transfer is submitted. The payment of transfer charges shall not be a condition to the transfer of the Letter of Credit, as provided above. 

This letter of credit shall be promptly surrendered to us by you (or any subsequent transferee) upon expiration. 

Except So far as otherwise expressly stated, this documentary credit is subject to Uniform Customs and Practice for Documentary Credits, 2007 revision,
International Chamber of Commerce Publication No. 600. 
 We engage with you that each draft drawn under and in compliance with the terms of this
letter of credit will be duly honored on delivery of the specified documents, if presented (i) by courier or in person to this office during regular business hours: 475 Fifth Ave, 18th Floor, New
York, NY 10017 or (ii) via facsimile to 646.336.4961. 
 To the extent a presentation is made by facsimile, and to ensure timely payment, you must provide
telephone notification thereof to us at 646.467.5256, prior to or simultaneously with the sending of such facsimile transmission. A (“fax drawing”); will not be effectively presented until you confirm by telephone of our receipt of such
fax drawing. If you present a fax drawing under this letter of credit you do not need to present the original of any drawing documents, and if we receive any such original drawing documents they will not be examined by us. In the event of a full or
final drawing the original standby letter of credit must be returned to us by overnight courier. 
 In the event that your presentation is via facsimile
with confirmation of receipt of presentation via phone, you are not required to submit the original letter of credit, however, we will mark our records accordingly sending you an advice of the paid drawing and indicating the balance of the reduced
maximum amount, which will become an integral part of this letter of credit. 
  

	
	Very truly yours,
	
	Pacific Western Bank

 end format 

Agreed to and accepted by: 
  

 
 Pacific Western Bank, 475
Fifth Ave, 18th Floor, New York, N.Y. 10017 

  
 EXHIBIT 6, PAGE 2 

 EXHIBIT 7 

LANDLORD’S SERVICES 
 1. Hot
and cold water to the Common Area lavatories and the Premises, including both office and laboratory space. 
 2. Electricity for Building
Common Areas and the Premises [Note: Electricity to the Premises shall be submetered.] 
 3. HVAC services to the Building Common Areas and
the Premises, including both office and laboratory space. 
 4. Elevator service. 

5. Trash removal. 
 6. Snow
removal. 
 7. Exterior grounds and parking maintenance. 

8. Management services. 
 9.
Campus security systems, including (i) security personnel staffing a security station in the lobby of the Building during normal business hours and (ii) security personnel located on the Campus, with periodic patrols, 24 hours per day, 7
days per week. 
 10. Maintenance of life safety systems (fire alarm and sprinkler). 

11. Access to the following shared laboratory systems on a pro-rata basis: 

 

	 	a)	 Vacuum 

  

	 	b)	 Compressed Air 

  

	 	c)	 RO/DI Water 

12. Such other services as Landlord reasonably determines are necessary or appropriate for the Property. 

  
 EXHIBIT 7, PAGE 1 

 EXHIBIT 8 

TENANT’S HAZARDOUS MATERIALS 

See attached list. 

  
 EXHIBIT 8, PAGE 1 

							
	 name
	  	amount in stock	  	 Unit Size
	  	 location

	 (-)-Epigallocatechin Gallate
	  	1	  	1 g	  	Mini Fridge
	 1,1,3,3-Tetramethyldisiloxane
	  	1	  	100 g	  	Flammable Cabinet 1
	 1,2-ethanesulfonic acid
	  	1	  	5 g	  	Hood 2 acid
	
1,2-O-Isopropylidene-alpha-d-glucofuranose, 100 g
	  	1	  	100 g	  	Mini Fridge
	 1,4-Dioxane
	  	3	  	100 mL	  	Flammable Cabinet 1
	
l,8-Diazabicyclo(5.4.0)Undec-7-Ene,
 98%
	  	1	  	100 g	  	FH5 Bases
	 10% Palladium on Carbon in Water
	  	1	  	5 g	  	Inorganic Shelf
	 10% Palladium on Carbon in Water
	  	1	  	5 g	  	Inorganic Shelf
	 10% Palladium on Carbon in Water
	  	1	  	5 g	  	Inorganic Shelf
	 l0g 1,2,3,4,6-Penta-O-acetyl-alpha-D-mannopyranose
	  	1	  	100 g	  	Mini Fridge
	 1-Butanol
	  	1	  	1 L	  	Hood 7
	
l-Ethyl-3-Methylimidazolium
 Tetrafluorob
	  	1	  	100 g	  	FH3 Flammables
	 1-Heptanol, >=99.5%Gc
	  	1	  	5 g	  	Hood 2
	 1M borane thf
	  	4	  	100 mL	  	mini fridge
	
l-Methyl-2-Pyrrolidinone,
 For Hplc, >=9
	  	2	  	100 ml	  	FH3 Flammables
	 1-Methylimidazole
	  	2	  	100 g	  	Media Room
	 1-methylimidazole, reagentplus, 99%
	  	2	  	100 g	  	FH5 Bases
	 1-Methylimidazolium hydrogen sulfate
	  	1	  	100 g	  	Hood 2
	
2,2-Azobis(2-methyl-propionitrile)

	  	2	  	25 g	  	Media Room
	
2,2-dichloro-5,6-dicyano-p-benzoquinone
	  	3	  	10 g	  	FH3 oxidizers
	 2,2-Dimethoxypropane
	  	1	  	500 mL	  	Hood 4
	 2,2-Dimethoxypropane, Reagent Grade, 98%
	  	1	  	500 ml	  	FH3 Flammables
	
2,3,4,6-Tetra-O-acetyl-a-D-mannopyranosyl trichlaroacetimidate, 2 g
	  	1	  	2 g	  	Mini Fridge
	
2,3,4,6-Tetra-o-acetyl-beta-d-glucopyranosyl 2,2,2-trichloroacetimidate,
	  	1	  	5 g	  	Mini Fridge
	
2,3-di-o-benzyl-D-glucopyranose
	  	1	  	25 g	  	FH3 Flammables
	 2,4,6-Triisopropylbenzenesulfonic acid, 5g
	  	1	  	10 g	  	Hood 2 acid
	 2,5-Dihydroxybenzoic acid
	  	10	  	10 mg	  	Acid Cabinet
	 20% Palladium on Carbon in Water
	  	1	  	5 g	  	Inorganic Shelf
	 2alpha-Mannobiose
	  	1	  	10 mg	  	monomer storage
	
2-amino-4-methylthiophene-3-carboxylate
	  	1	  	5 g	  	mini fridge
	 2-Aminoacridone
	  	1	  	25 mg	  	Media Room
	 2-Aminopyridine
	  	1	  	25 g	  	Media Room
	
2-Chloro-l,3-dimethylimidazolinium
 chloride
	  	1	  	10 g	  	FH5 acids
	 2-Mesitylenesulfonic Acid Dihydrate, 97%
	  	1	  	25 g	  	hood 2 acid
	 2-Pyridinesulfonic Acid, 97%
	  	1	  	10 g	  	Hood 2 acid
	
3,3-Dimethyl-1-Butanol,
 98%
	  	1	  	10 g	  	Hood 2
	
3,3’-Methylene-Bis(4-Hydroxycoumarin)

	  	1	  	5 g	  	Mini Fridge
	 342, 1.3k, 6k, 10k, 22k, 50k, 110k, 200k, 400k, 800k
	  		  		  	monomer storage
	
3-Methyl-l-phenyl-2-pyrazoline-5-one
	  	1	  	100 g	  	Media Room
	
3-O-Benzyl-l,2-0-isopropylidene-a-D-glucofuranose

	  	1	  	25 g	  	Media Room
	 3-Pyridinesulfonic Acid, 98%
	  	1	  	5 g	  	Hood 2 acid
	 4-(Dimethylamino)pyridine
	  	1	  	25 g	  	Hood 7
	
4,6-O-Benzylidene-D-glucose
	  	1	  	50 g	  	Media Room
	 4-Nitrophenyl ß-D-galacto-pyran-oside
	  	1	  	1 g	  	Media Room
	 4-Nitrophenyl ß-D-glucopyranoside
	  	1	  	1 g	  	Media Room
	
4-O-beta-Galactopyranosyl-D-mannopyranose
	  	1	  	25 mg	  	monomer storage
	
4-O-beta-Galactopyranosyl-D-mannopyranose
	  	3	  	25 mg	  	monomer storage
	 4-Phenylbutyric Acid, 99%
	  	1	  	25 g	  	Hood 2
	 5-Fluorouracil
	  	1	  	1 g	  	Media Room
	 9-Fluorenylmethyl Chloroformate, 97%
	  	1	  	25 g	  	Mini Fridge
	 Acetic acid
	  	1	  	100 mL	  	Hood 4
	 Acetic acid, glacial, ACS, 99.7+%
	  	1	  	2L	  	Flammable Cabinet 1
	 Acetic anhydride
	  	6	  	100 mL	  	Acid Cabinet
	 Acetic anhydride
	  	3	  	100 g	  	Acid Cabinet
	 Acetic anhydride
	  	1	  	100 mL	  	Hood 7
	 Acetic Anhydride, Reagent plus, >=99%
	  	3	  	100 mL	  	big acid
	 Acetohydroxamic Acid
	  	1	  	5 g	  	Mini Fridge
	 Acetone
	  	5	  	4L	  	Fume hood 5
	 Acetonitrile
	  	3	  	100 mL	  	Flammable Cabinet 1
	 Acetonitrile
	  	1	  	4L	  	Fume hood 5
	 Acetonitrile
	  	3	  	18L	  	Flam Cab 1
	 Acetonitrile
	  	3	  	18L	  	Flam Cab 2
	 Acetonitrile
	  	2	  	4L	  	Flam Cab 3
	 Acetonitrile for HPLC, >99.9%
	  	1	  	100 ml	  	FH3 Flammables

  
 EXHIBIT 8, PAGE 2 

							
	 Acetyl chloride
	  	1	  	500 g	  	Hood 4
	 Activated charcoal
	  	1	  	250 g	  	Inorganic Shelf
	
A-D-Mannosepentaacetate
	  	1	  	5 g	  	Mini Fridge
	 Alcian Blue solution
	  	1	  	250 mL	  	Media Room
	 Allopurinol
	  	1	  	5 g	  	Hood 2
	 allylbromide
	  	1	  	25 g	  	mini fridge
	 Alpha-D-Glucose
Penta Acetate, 99%
	  	1	  	25 g	  	Mini Fridge
	 Amberlyst 15 hydrogen form
	  	1	  	25 g	  	Media Room
	 Ammonium acetate
	  	1	  	500 g	  	Media Room
	 Ammonium formate
	  	1	  	500 g	  	Inorganic Shelf
	 Ammonium formate
	  	1	  	100 g	  	Media Room
	 Ammonium molybdate tetrahydrate
	  	1	  	100 g	  	Media Room
	 ammonium molybdate tetrahydrate, ACS reagent, >99%
	  	1	  	100 g	  	FH3 oxidizers
	 Ampicilin
	  	1	  	25 g	  	Media Room
	 Anthranilic acid
	  	1	  	25 g	  	Media Room
	 Aspartame
	  	1	  	1 g	  	Media Room
	 Aspartame
	  	1	  	1 g	  	Media Room
	 Barium hydroxide
	  	1	  	250 g	  	Inorganic Shelf
	 Barium oxide
	  	1	  	50 g	  	Inorganic Shelf
	 Benzaldehyde
	  	1	  	100 g	  	Hood 4
	 Benzaldehyde dimethyl acetal
	  	1	  	100 g	  	FH3 Flammables
	 Benzoyl chloride
	  	1	  	100 mL	  	Hood 7
	 Benzyl Bromide, Reagent Grade, 98%
	  	1	  	100 g	  	FH3 Flammables
	 Benzylamine, Reagentplus, 99%
	  	1	  	100 g	  	FH5 Bases
	 Biotin
	  	1	  	100 mg	  	Media Room
	 bis(tributyltin) oxide
	  	1	  	100 g	  	hood 2
	 Borane THF complex solution, 1M
	  	1	  	100 ml	  	FH3 Flammables
	 Boron Trifluoride Diethyl Etherate
	  	2	  	100 mL	  	Mini Fridge
	 Boron Trifluoride Diethyl Etherate
	  	4	  	25 mL	  	Mini Fridge
	 Bromophenol Blue
	  	1	  	5 g	  	Media Room
	 Butane
	  		  		  	Media Room
	 Butyric Anhydride, 98%
	  	1	  	1000 mL	  	Hood 2 acid
	
Camphor-10-Sulfonic Acid (Beta),
98%
	  	1	  	5 g	  	Hood 2 acid
	 Carbon
	  	1	  	500 g	  	monomer storage
	 Carbon Tetrachloride, Reagent Grade, 99.
	  	1	  	1 L	  	FH3 Flammables
	 Carbon, Darco G-60, Activated, Fisher Chemical
	  	1	  	500 g	  	Inorganic Shelf
	 Cefoxitin sodium salt
	  	1	  	1 g	  	Media Room
	 Celite
	  	1	  	1 kg	  	Inorganic Shelf
	 Celite 545
	  	1	  	500 g	  	monomer storage
	 Celite® 545
	  	1	  	500 g	  	Inorganic Shelf
	 Cellulose microcrystalline
	  	1	  	1 Kg	  	monomer storage
	 Cerium(iv) sulfate
	  	1	  	25 g	  	FH3 oxidizers
	 Cerium(IV) sulfate
	  	1	  	25 g	  	Media Room
	 Chloroform-d
	  	1	  	100 g	  	Hood 4
	 Chloromethyl Methyl Ether Tech
	  	1	  	25 g	  	Mini Fridge
	 Chlorotrimethylsilane
	  	4	  	100 mL	  	Acid Cabinet
	 Chondroitin sulfate A sodium salt
	  	1	  	5 g	  	monomer storage
	 Ciprofloxacin
	  	1	  	5 g	  	Media Room
	 Ciprofloxacin Hydrochloride
	  	1	  	100 mg	  	Mini Fridge
	 Citric acid
	  	1	  	100 g	  	Media Room
	 Citric Acid Anhydrous (Crystalline/Certified ACS), Fisher Chemical
	  	1	  	500 g	  	Inorganic Shelf
	 Colistin sulfate salt
	  	1	  	1 g	  	Media Room
	 Copper(II) sulfate
	  	1	  	500 g	  	Inorganic Shelf
	 Copper(II) sulfate pentahydrate, 99+%, for analysis
	  	1	  	1KG	  	Inorganic Shelf
	 cyanocobalamine
	  	1	  	1 g	  	Media Room
	 Cyclohexane
	  	2	  	4L	  	Flam Cab 1
	 D(-)-Arabinose
	  	1	  	100 g	  	monomer storage
	 D(-)-Arabinose
	  	1	  	100 g	  	monomer storage
	 D-(-)-Arabinose
	  	2	  	100 g	  	monomer storage
	 D-(-)-Ribose
	  	1	  	100 g	  	monomer storage
	 D(+)-Cellobiose
	  	1	  	100 g	  	Media Room
	 D-(+)-Cellobiose
	  	1	  	25 g	  	monomer storage
	 D-(+)-Galactose
	  	1	  	1 Kg	  	monomer storage
	 D-(+)-Maltose monohydrate
	  	1	  	500 g	  	monomer storage
	 D-(+)-Turanose
	  	1	  	1 g	  	monomer storage

  
 EXHIBIT 8, PAGE 3 

							
	 D-(+)-Xylose
	  	1	  	500 g	  	monomer storage
	 D-(+)-Xylose
	  	2	  	1 Kg	  	monomer storage
	 D-(+)-Xylose
	  	1	  	1 Kg	  	monomer storage
	 D-(+)-Xylose
	  	1	  	5 Kg	  	monomer storage
	 Daptomycin, Cyclic Lipopeptide Antibiot
	  	1	  	100 mg	  	Mini Fridge
	 DCM
	  	2	  	4L	  	Flam Cab 5
	 Deuterium oxide
	  	2	  	100 g	  	Hood 4
	 Dextrose
	  	1	  	1 Kg	  	monomer storage
	 D-Galacturonic acid monohydrate
	  	1	  	100 g	  	monomer storage
	 D-Glucal
	  	1	  	25 g	  	Media Room
	 D-Glucoronic acid
	  	1	  	100 g	  	monomer storage
	 D-Glucosamine HCl
	  	1	  	500 g	  	monomer storage
	 D-Glucose(U13C6)
	  	1	  	5 g	  	monomer storage
	 Dibutyltin Oxide, 98%
	  	1	  	100 g	  	Hood 2
	 Dichloromethane
	  	2	  	100 mL	  	Flammable Cabinet 1
	 Diethyl Ether
	  	4	  	1L	  	Flam Cab 2
	 Diethyl Ether, Contains 1 Ppm Bht As In
	  	1	  	1L	  	FH3 Flammables
	 Dimethyl sulfoxide
	  	1	  	100 ml	  	monomer storage
	 Dimethylsulphoxide, hybri-max
	  	1	  	100 ml	  	FH3 Flammables
	 D-Lactose monohydrate
	  	1	  	1 kg	  	Media Room
	 D-Lactose monohydrate
	  	1	  	1 Kg	  	monomer storage
	 D-Mannitol
	  	1	  	250 g	  	monomer storage
	 D-Mannose
	  	1	  	1 Kg	  	monomer storage
	 DMF
	  	1	  	4L	  	Flam Cab 1
	 DMF
	  	3	  	2L	  	Flam Cab 3
	 DMSO
	  	4	  	4L	  	Flam Cab 3
	 DMSO
	  	1	  	4L	  	Flam Cab 5
	 Dowex® 50WX8 hydrogen form
	  	1	  	500 g	  	Inorganic Shelf
	 Dowex®
MAC-3 hydrogen form
	  	1	  	250 g	  	Hood 4
	 Dowex® MarathonTM MSC hydrogen
form
	  	1	  	100 g	  	Inorganic Shelf
	 Drierite® Indicating
	  	1	  	2.5000 kg	  	Inorganic Shelf
	 D-Sorbitol
	  	1	  	500 g	  	monomer storage
	 Ethanol
	  	5	  	4L	  	Fume Hood 7
	 Ethidium bromide in water
	  	1	  	10 mL	  	Media Room
	 Ethyl acetate
	  	1	  	4L	  	Media Room
	 Ethylene glycol
	  	4	  	2L	  	Media Room
	 Ethylene Glycol
	  	2	  	4L	  	Flam Cab 5
	 EtOAc
	  	5	  	4L	  	Fume Hood 6
	 Fe(dibm)3
	  	7	  	100 mg	  	Inorganic Shelf
	 Febuxostat
	  	1	  	1 g	  	Hood 2
	 Fmoc chloride
	  	1	  	5 g	  	Acid Cabinet
	 Fructose
	  	2	  	500 g	  	monomer storage
	 Furosemide
	  	1	  	5 g	  	Hood 2
	 Gentamicin sulfate
	  	1	  	5 g	  	Media Room
	 Glycerol
	  	1	  	100 ml	  	Media Room
	 Glycogen from bovine liver
	  	1	  	1 g	  	monomer storage
	 GlycoProfile 2-AB Labeling kit, including
	  	1	  		  	Media Room
	 Heptane
	  	8	  	4L	  	Fume Hood 6
	 Hexyl Alcohol, Reagent Grade, 98%
	  	1	  	100 ML	  	Hood 2
	 hydrazine monohydrate, reagent grade, 98%
	  	1	  	100 g	  	FH5 Bases
	 Hydrobromic acid solution
	  	1	  	50 mL	  	Acid Cabinet
	 Hydrochloric Acid (Technical), Fisher Chemical
	  	2	  	2.5 L	  	Acid Cabinet
	 Hydrocinnamoyl Chloride, 98%
	  	1	  	25 G	  	Hood 2
	 Hydrogen Chloride CA. 3 M IN 1-Butanol
	  	1	  	50 mL	  	Mini Fridge
	 Imidazole
	  	1	  	500 g	  	Hood 4
	 imidazole
	  	1	  	100 g	  	Media Room
	 Imidazole, ACS reagent, >99%
	  	1	  	100 g	  	FH5 Bases
	 Iodine
	  	1	  	100 g	  	Inorganic Shelf
	 IPA
	  	4	  	4L	  	Flam Cab 2
	 IPA
	  	1	  	4L	  	Flam Cab 3
	 Iron(III) acetylacetonate
	  	1	  	50 g	  	Inorganic Shelf
	 Kanamycin sulfate
	  	1	  	25 g	  	Media Room
	 L-(+)-Arabinose
	  	1	  	1 Kg	  	monomer storage
	 L-(+)-Arabinose
	  	1	  	1 Kg	  	monomer storage
	 Lactulose
	  	1	  	100 g	  	monomer storage

  
 EXHIBIT 8, PAGE 4 

							
	L-Cysteine hydrochloride monohydrate	  	1	  	100 g	  	Media Room
	L-Cysteine hydrochloride monohydrate	  	1	  	100 g	  	Media Room
	Levan from erwinia herbicola	  	1	  	1 g	  	monomer storage
	L-Fucose	  	3	  	100 g	  	monomer storage
	L-Fucose	  	3	  	100 g	  	monomer storage
	L-Histidine hydrochloride monohydrate	  	1	  	100 g	  	Media Room
	Lithium aluminum hydride solution	  	1	  	800 mL	  	Hood 4
	L-Rhamnose	  	1	  	1 Kg	  	monomer storage
	Maltodextrin DE13-17	  	1	  	100 g	  	monomer storage
	Maltodextrin DE16.5-19.5	  	1	  	100 g	  	monomer storage
	Maltodextrin DE4-7	  	1	  	500 g	  	monomer storage
	Maltodextrin DE4-7	  	1	  	100 g	  	monomer storage
	Maltoheptaose	  	1	  	1 g	  	monomer storage
	Maltohexaose	  	1	  	100 mg	  	monomer storage
	Maltooctaose	  	1	  	100 mg	  	monomer storage
	Maltopentaose	  	1	  	50 mg	  	monomer storage
	Maltotetraose	  	1	  	50 mg	  	monomer storage
	Maltotriose	  	1	  	1 g	  	monomer storage
	Mannan from saccharomyces cerevisiae	  	1	  	100 mg	  	monomer storage
	Melibiose	  	1	  	5 g	  	monomer storage
	MeOH	  	4	  	4L	  	Flam Cab 2
	methyl a-d-mannopyranoside	  	1	  	5 g	  	mini fridge
	Methylamine, 2.0 solution in Tetrahydr	  	1	  	100 ml	  	FH5 Bases
	Metronidazole	  	1	  	25 g	  	Media Room
	Molecular sieves, 4 A	  	1	  	1 kg	  	Inorganic Shelf
	MTBE	  	10	  	4L	  	Flam Cab 2
	M-xylene, Anhydrous, >=99%	  	1	  	100 ml	  	FH3 Flammables
	N-(1-Naphthyl) Ethylenediamine	  	1	  	10 g	  	Hood 2
	N,N-Diisopropylethylamine, Reagentplus	  	5	  	100 ml	  	FH5 Bases
	N,N-Dimethylformamide	  	3	  	100 mL	  	Flammable Cabinet 1
	N,N-Dimethylformamide, Anhydrous	  	1	  	100 ml	  	FH3 Flammables
	N-Acetyl-D-galactosamine	  	1	  	100 mg	  	monomer storage
	N-Acetyl-D-glucosamine	  	1	  	5 g	  	monomer storage
	N-Acetylneuraminic acid	  	1	  	100 g	  	monomer storage
	Naphthalene-1,5-disulfonic acid, 5g	  	1	  	5 g	  	hood 2 acid
	N-Carbamyl-L-Glutamic Acid Crystalline	  	1	  	10 g	  	Hood 2
	Neomycin sulfate	  		  	1 g	  	Media Room
	N-lodosuccinimide, 95%	  	1	  	5 g	  	Mini Fridge
	N-lodosuccinimide, 95%	  	2	  	25 g	  	Mini Fridge
	Oxalyl Chloride, 2.0M Solution IN	  	1	  	100 mL	  	Mini Fridge
	Oxalyl Chloride, Reagent Grade, 98%	  	1	  	25 g	  	Mini Fridge
	Oxipurinol	  	1	  	1 g	  	Hood 2
	OXONE, monopersulfate compound	  	1	  	100 g	  	FH3 oxidizers
	OXONE, monopersulfate compound	  	1	  	100 g	  	Media Room
	Palladium on carbon	  	3	  	10 g	  	Inorganic Shelf
	Palladium on carbon	  	1	  	10 g	  	Media Room
	p-anisaldehyde, 98%	  	1	  	100 g	  	FH3 Flammables
	Pectin from citrus peel	  	1	  	1 KG	  	monomer storage
	Phenol Bioxtra	  	1	  	100 g	  	Mini Fridge
	Phenol, for molecuklar biology	  	1	  	100 g	  	FH5 acids
	Phenol, unstabilized, reagentplus >99%	  	1	  	500 g	  	FH5 acids
	Phenylboronic acid—250 grams	  	1	  	250 g	  	FH5 acids
	Phosphorus(V) oxychloride	  	2	  	5 g	  	Acid Cabinet
	picric acid	  	1	  	100 g	  	biology lab
	Pinacol, 500 g bottle	  	1	  	500 g	  	FH5 acids
	Pinacol, 98%	  	1	  	100 g	  	FH5 acids
	Poly(vinyl alcohol)	  	2	  	250 g	  	Inorganic Shelf
	Poly(vinyl alcohol)	  	2	  	250 g	  	Media Room
	Potassium Chloride solution, 0.01M	  	1	  	250 ml	  	Media Room
	Potassium Chloride, 0.01 M	  	1	  	500 ml	  	monomer storage
	Potassium Hydroxide	  	1	  	1 kg	  	Inorganic shelf
	Potassium iodide	  	1	  	100 g	  	Inorganic Shelf
	p-toluenesulfonic acid, monohydrate	  	1	  	100 g	  	Hood 2 acid
	Pullulan from aureobasidium pullulans	  	1	  	1 g	  	monomer storage
	Pullulan Standard Set	  	1	  	100 mg each	  	monomer storage

  
 EXHIBIT 8, PAGE 5 

							
	 Pullulan Standard, 12k
	  	1	  	25 mg	  	monomer storage
	 Pullulan Standard, 1300
	  	1	  	25 mg	  	monomer storage
	 Pullulan Standard, 6k
	  	1	  	25 mg	  	monomer storage
	 Pyrazine, 99+%
	  	1	  	5 g	  	Hood 2
	 Pyridine
	  	1	  	100 mL	  	Hood 7
	 Pyridine
	  	5	  	100 mL	  	Media Room
	 Pyruvic Acid, 98%
	  	1	  	25 g	  	Mini Fridge
	 Quercetin
	  	1	  	1 g	  	Mini Fridge
	 Rifaximin
	  	1	  	1 g	  	Media Room
	 Rutinose
	  	1	  	25 mg	  	monomer storage
	 Sand
	  	1	  	1KG	  	Media Room
	 Silica gel
	  	1	  	5 KG	  	Media Room
	 Silver carbonate
	  	1	  	25 g	  	Inorganic Shelf
	 Silver(I) oxide
	  	1	  	10 g	  	Inorganic Shelf
	 Sodium acetate
	  	1	  	100 g	  	Inorganic Shelf
	 Sodium acetate buffer solution
	  	1	  	500 mL	  	Media Room
	 Sodium azide
	  	1	  	100 g	  	Media Room
	 Sodium bicarbonate
	  	1	  	1 KG	  	Media Room
	 Sodium bisulfite
	  	1	  	1 kg	  	Inorganic Shelf
	 Sodium Borohydride Fine Granular for Syn
	  	1	  	25 g	  	Hood 2
	 Sodium cyanoborohydride, 1M in THF
	  	1	  	100 ml	  	Media Room
	 Sodium hydride
	  	1	  	100 g	  	Media Room
	 Sodium Hydroxide
	  	1	  	1 kg	  	Inorganic Shelf
	 Sodium Hydroxide, ACS
	  	1	  	500 g	  	Inorganic Shelf
	 Sodium iodide
	  	1	  	100 g	  	Inorganic Shelf
	 Sodium metaperiodate—500 grams
	  	2	  	500 g	  	FH3 oxidizers
	 Sodium methoxide
	  	1	  	100 g	  	Media Room
	 Sodium methoxide solution
	  	1	  	100 mL	  	Hood 4
	 Sodium nitrate
	  	1	  	250 g	  	Media Room
	 Sodium Nitrate
	  	1	  	1 Kg	  	monomer storage
	 Sodium Nitroprusside
	  	1	  	100 mg	  	Mini Fridge
	 Sodium silica gel Stage I
	  	1	  	25 g	  	Inorganic Shelf
	 Sodium sulfate
	  	1	  	500 g	  	Media Room
	 Styrene
	  	2	  	100 mL	  	Media Room
	 Sucralose
	  	1	  	100 g	  	monomer storage
	 Sucrose
	  	1	  	500 g	  	monomer storage
	 Sucrose
	  	1	  	500 g	  	monomer storage
	 Sulfolane, 99%
	  	1	  	100 g	  	FH3 Flammables
	 Sulfuric Acid (Technical), Fisher Chemical
	  	1	  	2.5 L	  	Acid Cabinet
	 TBE running buffer
	  	1	  	1 L	  	Media Room
	 tert-Butanol
	  	1	  	500 ml	  	Media Room
	 tert-Butyl methyl ether
	  	1	  	2 L	  	Hood 4
	 tert-Butyl(chloro)diphenylsilane
	  	1	  	250 g	  	Acid Cabinet
	 tert-Butyl(chloro)diphenylsilane
	  	1	  	50 g	  	Hood 4
	 tert-Butyl(chloro)diphenylsilane
	  	1	  	50 g	  	Media Room
	 tert-Butylchlorodiphenylsilane, 98%
	  	2	  	50GR	  	Hood 4
	 Tetrabutylammonium bromide
	  	1	  	100 g	  	Inorganic Shelf
	 Tetrabutylammonium iodide, 98%
	  	1	  	100GR	  	Inorganic Shelf
	 Tetrahydrofuran, Anhydrous, >=99.9%
	  	1	  	100 ml	  	FH3 Flammables
	 THF 
	  	2	  	1L	  	Flam Cab 1
	 THF
	  	3	  	4L	  	Flam Cab 3
	 Thiourea Acs Reagent
	  	1	  	50 g	  	Mini Fridge
	 tin (IV) chloride
	  	1	  	25 g	  	acid cabinet
	 Tin(IV) chloride
	  	1	  	25 g	  	Acid Cabinet
	 Toluene
	  	3	  	1L	  	Flam Cab 1
	 Toluene, ACS, 99.5%
	  	1	  	1 L	  	FH3 Flammables
	 Toluene, anhydrous, 99.8%
	  	1	  	100 ml	  	FH3 Flammables
	 Tributyrin
	  	4	  	1 KG	  	Media Room
	 Triethylamine, >=99.5%
	  	1	  	500 ml	  	FH5 Bases
	 Triethylamine, high purity
	  	3	  	100 ml	  	FH5 bases
	 Triethylsilane
	  	1	  	100 g	  	Flammable Cabinet 1
	 Trifluoroacetic acid
	  	4	  	100 mL	  	Acid Cabinet
	 Trifluoroacetic acid
	  	10	  	1 mL	  	Acid Cabinet
	 Trifluoroacetic acid
	  	2	  	50 mL	  	Acid Cabinet
	 Trimethyl phosphate
	  	2	  	50 g	  	Media Room

  
 EXHIBIT 8, PAGE 6 

							
	 Trimethylacetyl chloride
	  	1	  	500 mL	  	Hood 4
	 Trimethylsilyl trifluoromethanesulfonate
	  	1	  	10 mL	  	Hood 4
	 Trityl chloride
	  	2	  	100 g	  	Acid Cabinet
	 Trityl Chloride, 97%
	  	1	  	100 g	  	FH3 Flammables
	 Vinylbenzyl chloride
	  	1	  	100 mL	  	Media Room
	 Water
	  	5	  	4L	  	Flam Cab 3
	 Xylobiose
	  	1	  	10 mg	  	monomer storage

  
 EXHIBIT 8, PAGE 7 

 EXHIBIT 9-1 

BUILDING RULES AND REGULATIONS 

65 HAYDEN AVENUE, LEXINGTON, MA 
  

	A.	 General 

1. Tenant and its employees shall not in any way obstruct the sidewalks, halls, stairways, or exterior vestibules of the Building, and shall
use the same only as a means of passage to and from their respective offices. At no time shall Tenants permit its employees, contractors, or other representatives to loiter in Common Areas or elsewhere in and about the Property. 

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

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

4. Any Tenant or vendor sponsored activity or event in the Common Area must be approved and scheduled through Landlord’s representative,
which approval shall not be unreasonably withheld. 
 5. No animals, except Seeing Eye dogs, shall be brought into or kept in, on or about
the Premises or Common Areas, except as approved by Landlord. 
 6. Alcoholic beverages (without Landlord’s prior written consent),
illegal drugs or other illegal controlled substances are not permitted in the Common Areas, nor will any person under the influence of the same be permitted in the Common Areas. Landlord reserves the right to exclude or expel from the Building any
persons who, in the judgment of the Landlord, is under the influence of alcohol or drugs, or shall do any act in violation of the rules and regulations of the Building. 

7. No firearms or other weapons are permitted in the Common Areas. 

8. No fighting or “horseplay” will be tolerated at any time in the Common Areas. 

9. Tenant shall not cause any unnecessary janitorial labor or services in the Common Areas by reason of Tenant’s carelessness or
indifference in the preservation of good order and cleanliness. 
 10. Smoking and discarding of smoking materials by Tenant and/or any
Tenant Party is permitted only in exterior locations designated by Landlord. Tenant will instruct and notify its employees and visitors of such policy. 

11. Bicycles and other vehicles are not permitted inside or on the walkways outside the Building, except in those areas specifically
designated by Landlord for such purposes 
 12. Tenant shall not operate or permit to be operated on the Premises any coin or token operated
vending machine or similar device (including, without limitation, telephones, lockers, toilets, scales, amusement devices and machines for sale of beverages food, candy, cigarettes or other goods), except for those vending machines or similar
devices which are for the sole and exclusive use of tenant’s employees and located within the Tenant Premises. 

  
 EXHIBIT 9-1, PAGE 1 

 13. Canvassing, soliciting, and peddling in or about the Building is prohibited. Tenant, its
employees, agents and contractors shall cooperate with said policy, and Tenant shall cooperate and use best efforts to prevent the same by Tenant’s invitees. 

14. Fire protection and prevention practices implemented by the Landlord from time to time in the Common Areas, including participation in
fire drills, must be observed by Tenant at all times. 
 15. Except as provided for in the Lease, no signs, advertisements or notices shall
be painted or affixed on or to any windows, doors or other parts of the Building that are visible from the exterior of the Building unless approved in writing by the Landlord. 

16. The restroom fixtures shall be used only for the purpose for which they were constructed and no rubbish, ashes, or other substances of any
kind shall be thrown into them. Tenant will bear the expense of any damage resulting from misuse. 
 17. Tenant will not interfere with or
obstruct any building central HVAC, electrical, or plumbing systems. 
 18. Tenant shall utilize the pest control service designated by
Landlord to control pests in the Premises. Except as included in Landlord’s Services, tenants shall bear the cost and expense of such pest control services. 

19. Tenant shall not install, operate or maintain in the Premises or in any other area of the Building, any electrical equipment which does
not bear the U/L (Underwriters Laboratories) seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as determined by Landlord, taking into consideration the
overall electrical system and the present and future requirements of the Building. 
 20. Tenants shall not use more than its proportionate
share of telephone lines available to service the Building. 
 21. Tenants shall not perform improvements or alterations within the Building
or their Premises, if the work has the potential of disturbing the fireproofing which has been applied on the surfaces of structural steel members, without the prior written consent of Landlord, subject to the provisions of the Lease. 

22. Tenant shall manage its waste removal and janitorial program, at its sole cost and expense, keeping any recyclables, garbage, trash,
rubbish and refuse in vermin proof containers for Tenants sole use within the Landlord designated area until removed with all work to be performed during non-business hours. 

23. Lab operators who travel outside lab space must abide by the one glove rule and remove lab coats where predetermined. 

  
 EXHIBIT 9-1, PAGE 2 

 24. Chemical lists and MSDS sheets must be readily available at the entrance to each lab
area. In the event of an emergency, first responders will require this information in order to properly evaluate the situation. 
 25.
Tenant shall provide Landlord, in writing, the names and contact information of two (2) representatives authorized by Tenant to request Landlord services, either billable or non-billable and to act as a
liaison for matters related to the Premises. 
 26. Parking of any trailers, trucks, motor homes, or unregistered vehicles in the parking
lots is prohibited. 
 27. Tenants shall not use more than its proportionate share of Base Building Central HVAC or electrical capacity,
subject to the provisions of the lease. 
  

	B.	 Access & Security 

1. Landlord reserves the right to close and keep locked all entrance and exit doors of the Building during the hours Landlord may deem
advisable for the adequate protection of the Property. Use of the Building and the leased premises before 8 AM or after 6 PM, or any time during Saturdays, Sundays or legal holidays shall be allowed only to persons with a key/card key to the
Building or guests accompanied by such persons. Any persons found in the Building after hours without such keys/card keys are subject to the surveillance of building staff. 

2. Tenant shall not place any additional lock or locks on any exterior door in the Premises or Building or on any door in the Building core
within the Premises, including doors providing access to the telephone and electric closets and the slop sink, without Landlord’s prior written consent. A reasonable number of keys to the locks on the doors in the Premises shall be furnished by
Landlord to Tenant at the cost of Tenant, and Tenant shall not have any duplicate keys made. All keys shall be returned to landlord at the expiration or earlier termination of this Lease. 

3. Landlord may from time to time adopt appropriate systems and procedures for the security or safety of the Building, its occupants, entry
and use, or its contents, provided that Tenant shall have access to the Building 24 hours per day, 7 days a week. Tenant, Tenant’s agents, employees, contractors, guests and invitees shall comply with Landlord’s reasonable requirements
relative thereto. 
 4. Tenant acknowledges that Property security problems may occur which may require the employment of extreme security
measures in the day-to-day operation of the Common Areas. Accordingly, Tenant agrees to cooperate and cause its employees, contractors, and other representatives to
cooperate fully with Landlord in the implementation of any reasonable security procedures concerning the Common Areas. 
 5. Tenant and its
employees, agents, contractors, invitees and licensees are limited to the Premises and the Common Areas. Tenants and its employees, agents, contractors, invitees and licensees may not enter other areas of the Project (other than the Common Areas)
except when accompanied by an escort from the Landlord. 

  
 EXHIBIT 9-1, PAGE 3 

	C.	 Shipping/Receiving 

1. Dock areas for the Building shall not be used for storage or staging by Tenant except in the Loading Dock Premises as permitted in the
Lease. 
 2. In no case shall any truck or trailer be permitted to remain in a loading dock area for more than 60 minutes, except with prior
written notice to Landlord, which notice may be given via email, provided that, in any event Landlord shall have the right, in good faith, to require Tenant to adjust its schedule for the use of the dock areas based upon the needs of the other
tenants of the Building and Building operations. 
 3. There shall not be used in any Common Area, either by Tenant or by delivery personnel
or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped with rubber tires and sole guards. 
 4. Lab
operators carrying any lab related materials may only travel within the Premises. At no time should any lab materials travel in the Common Areas, except at the Loading Dock and Freight Elevator. 

5. Any dry ice brought into the building must be delivered through the loading dock. 

6. All nitrogen tanks must travel through the loading dock and should never be left unattended outside of the Premises. 

  
 EXHIBIT 9-1, PAGE 4 

 EXHIBIT 9-2 

TENANT CONSTRUCTION 

LINCOLN PROPERTY COMPANY 

TENANT CONSTRUCTION 

BUILDING RULES AND REGULATIONS 

THE RULES MUST BE POSTED AT THE JOB SITE AT ALL TIMES! 
  

	1.	 Parking. Parking areas are designated by the Management Office and are subject to change at any time.
Construction personnel are required to park in the parking areas designated by the management office. Failure to adhere to this regulation will result in the towing of the vehicle in violation at the owner’s expense. 

 

	2.	 Access. Building entrances; lobbies, passages, corridors, public elevators, stairways, and other common
areas may not be encumbered, or obstructed by the contractor, or contractor’s agents during construction of the tenant’s lease premises. Material deliveries must be scheduled in advance through the Management Office and coordinated with
the Lincoln Property Company representative. Contractors are not to use Tenant phones, or Restrooms under any circumstances. Construction personnel found using phones, or restrooms located in the tenant’s suite will be asked to immediately
leave the premises and will not be allowed to return. 

  

	3.	 Each contractor is responsible for their subcontractor(s), and for the actions of their personnel including clean-up of work and construction traffic. No alcoholic beverages, glass containers, or “controlled substances” are allowed on the premises. All work must be scheduled through the Management Office and
include a list of contractors performing work prior to the start of the work. After hours work must be scheduled through the Management Office 24 Hours before the activity will occur. Weekend activity must be scheduled by Friday at 9 a.m.
Contractors will not be allowed to work in the building after hours, or on weekends unless the procedures outlined above have been followed. 

All after hours work must be supervised by the general contractor. There will be no exceptions to this rule. 

Prior to the commencement and upon completion of each job, a walk-through of public areas will be made, i.e. restrooms, etc., and any
subsequent damages will be the responsibility of the contractor. The contractor shall be responsible for cleaning the assigned restrooms each day at his own expense. 
  

	4.	 Noise and Vapor Restrictions. Any work that would cause inconvenience to other tenants in the building,
or that must be done in an occupied space must be done after hours or on the weekend. Structural modifications, floor penetrations created with the use of core drilling machines, pneumatic hammers, etc., shall be performed before 7:30 a.m. or after
7:00 p.m. Likewise, any construction operations causing excessive noise, dust, vapors must be conducted during these hours. 

  
 EXHIBIT 9-2, PAGE 1 

 When construction is on an occupied multi-tenant floor, noise i.e., radios, loud talking,
noise from equipment, etc. must be kept to a minimum. On these multi-tenant floors, public restrooms are not to be used by contractors. 
 A
Lincoln Property Company superintendent, or the Property Manager will have the sole authority to determine if an operation is causing excessive noise, dust, or vapors. 
  

	5.	 Lincoln Property Company has the right to inspect work at any time and may reject work that does not conform to
code, tenant’s plans, or work that may affect the exterior appearance, structural components, or service system of the building. 

  

	6.	 Mechanical and electrical shop drawings must be reviewed and approved by Landlord’s approved engineer.
Prior to starting work, the general, mechanical, and electrical contractors must review the work with the Facilities Manager and Facilities Supervisor. 

All panels and transformers are to match the building standard systems and all materials and methods used to connect panels and transformers
must be approved by Landlord. 
 Unscheduled outages of any utility, or building service is strictly prohibited. 

 

	7.	 Dust and air contamination are to be controlled with temporary partitions which are sealed adequately to
prevent dust from entering leased areas or mechanical equipment. Floor sweep or a comparable material will be used when sweeping concrete or tile floors. 

  

	8.	 Clean-up of Common and Lease Areas. Premises must be kept in a
clean, orderly fashion at all times and free of potential safety and fire hazards. A general clean-up of the space under construction is to be performed on a daily basis. Final
clean-up will be the responsibility of the contractor, which is to include all vacuuming and dusting as required. Failure to adequately keep the work area clean and accessible will result in Lincoln Property
Company using its own forces to achieve this through whatever means determined necessary and the total cost will be deducted from the contract. 

  

	9.	 Trash Removal. Contractor is responsible for removing all construction debris and trash from the
construction site. UNDER NO circumstances shall trash, or construction debris be allowed to accumulate. Trash removal must be coordinated through the Lincoln Property Company Management Office. No vehicles, or dumpsters will be allowed to
remain stationary on the site. 

  
 EXHIBIT 9-2, PAGE 2 

 Under no circumstances is the Landlord’s dumpster to be used. 

 

	10.	 If any fire sprinkler work, or modification to the fire sprinkler system is required, the system must be back
in operation at the end of the work day. Under no circumstances shall the fire sprinkler system be left inoperative overnight. The facilities manager must be notified each morning of the location of and type of sprinkler work to be performed. The
engineer hourly rate of $75.00 will be charged for routine work and/or extended regular hour work. 

  

	11.	 Existing pull stations and horns and strobes located throughout the building will remain live during
construction. 

  

	12.	 All construction staging, storage, and temporary contractor facilities will be located in specific areas
assigned by the Lincoln Property Company. Contractors will be responsible for the maintenance, housekeeping, and demolition of all temporary facilities. 

  

	13.	 Any removal, replacement, or repair work to a base building system to accommodate work directed by the tenant,
or unforeseen interference (i.e., sprinkler head conflicts) which is not part of the Work, will be performed by the tenant’s contractor at tenant’s sole expense. 

 

	14.	 No fire arms or weapons are permitted on the property. 

 

	15.	 Insurance. Contractors will be required to carry standard requirements incorporating both the owner and LPC
Commercial Services, Inc. as additionally insured parties. 

  

	16.	 At no time is any welding, or cutting with a torch to be used in the building without prior approval and
coordination from the Management Office. Hot work permits may be required depending on the status of the project for all hot work including welding, soldering, and torch cutting. All hot work requires a fire extinguisher supplied by the contractor
and must be in the immediate vicinity and easily accessible. Fire extinguishers must be inspected at lease monthly. 

  

	17.	 A copy of these regulations shall be posted on the job site for all parties to observe. Contractor is
responsible for instructing all of his personnel, subcontractors and supplies to comply with these regulations. 

  

	18.	 ALL PASSENGER ELEVATORS AND PUBLIC AREAS SHALL BE RESTRICTED AND OFF LIMITS TO ALL CONSTRUCTION
PERSONNEL. Under no circumstances shall the exit stairwells be used for access to/from the first floor. All construction personnel for this project shall only use the freight elevator from the first floor back lobby. Under no circumstances shall
the main entrance to the building or the garage passenger elevators be used for access. 

  
 EXHIBIT 9-2, PAGE 3 

 All deliveries of materials and equipment must be scheduled at least twenty-four
(24) hours prior to their delivery through the Lincoln Property Company Management Office. The contractor will be provided access to the freight elevator to be used in the “independent mode” for after-hours deliveries. The
Contractor shall provide an operator during work hours to ensure correct and safe usage. Contractor shall keep the elevator cab and door tracks clean and free of all debris. Contractor shall be responsible for repair costs incurred due to misuse or
damage caused by his forces. All major deliveries must be made between the hours of 11:00 pm to 7:00 a.m. Monday through Friday and all day long on Saturday and Sunday. Contractor will be charged for having an engineer on duty to assist with
deliveries when the loading dock is closed. Additional charges incurred due to non-standard elevator use (i.e., moving freight on top of elevator cab) shall be paid by the General Contractor. 

Your signature below signifies that you have read the rules above and agree to abide by all of them. 

 

									
	 	 		 	 	  		 	 

									
	Signature	 		 	Date	  		 	Firm Name

 Effective Date:______________________ 

  
 EXHIBIT 9-2, PAGE 4 

 EXHIBIT 10 

TENANT WORK INSURANCE SCHEDULE 

Tenant shall, at its own expense, maintain and keep in force, or cause to be maintained and kept in force by any general contractors, sub-contractors or other third party entities where required by contract, throughout any period of alterations to the Premises or the Building by Tenant, the following insurance coverages: 

(1) Property Insurance. “All-Risk” or “Special” Form property insurance,
and/or Builders Risk coverage for major renovation projects, including, without limitation, coverage for fire; boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief coverage on all equipment, furniture, fixtures,
fittings, tenants work, improvements and betterments, business income, extra expense, merchandise, inventory/stock, contents, and personal property located on or in the Premises. Such insurance shall be in an amount equal to the full replacement
cost of the aggregate of the foregoing and shall provide coverage comparable to the coverage in the standard ISO “All-Risk” or “Special” form, when such coverage is supplemented with the
coverages required above. Property policy shall also include coverage for Plate Glass, where required by written contract. 
 Builders Risk
insurance coverage may be provided by the general contractor on a blanket builders risk policy with limits adequate for the project, and evidencing the additional insureds as required in the Lease. 

(2) Liability Insurance. General Liability, Umbrella/Excess Liability, Workers Compensation and Auto Liability coverage as follows:

  

			
	 (a)   General Liability
	  	$1,000,000 per occurrence
		  	$1,000,000 personal & advertising injury
		  	$2,000,000 products/completed operations aggregate

 The General Contractor is required to maintain, during the construction period and up to 3 years after project
completion, a General Liability insurance policy, covering bodily injury, personal injury, property damage, completed operations, with limits to include a $1,000,000 limit for blanket contractual liability coverage and adding Landlord as additional
insured as respects the project during construction and for completed operations up to 3 years after the end of the project. Landlord requires a copy of the ISO 20 10 11 85 Additional Insured endorsement, showing Landlord as an additional insured to
the GC’s policy. 
  

			
	 (b)   Auto Liability
	  	 $1,000,000 combined single limit (Any Auto) 

		  	 for bodily injury and property damage,

		  	 hired and non-owned cover. 

  

			
	 (c)   Workers Compensation
Employers Liability
	  	 Statutory Limits
 $1,000,000 each
accident*

		  	 $1,000,000 each employee*

		  	$1,000,000 policy limit*
		
		  	 * or such amounts as are customarily
 obtained
by operators of comparable businesses

  
 EXHIBIT 10, PAGE 1 

 General Contractor shall ensure that any and all
sub-contractors shall maintain equal limits of coverage for Workers Compensation/EL and collect insurance certificates verifying same. 
  

			
	 (d)   Umbrella/Excess Liability
	  	 For projects, the cost of which is $1,000,000 or less: $5,000,000 per occurrence

		
		  	 For projects, the cost of which is more than $1,000,000: $10,000,000 per occurrence 

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

  
 EXHIBIT 10, PAGE 2 

 EXHIBIT 11 

ADDITIONAL PROVISIONS 
  

	I.	 TENANT’S EXPANSION OPTION. 

On the conditions (which conditions Landlord may waive, at its election, by written notice to Tenant at any time) that: (i) Kaleido
Biosciences, Inc. itself, and/or any Permitted Transferee(s) is/are then occupying at least sixty-five percent (65%) of the Premises; and (ii) no uncured Event of Default exists (1) as of the date of the Expansion Notice (hereinafter
defined), and (2) at the commencement of the and as of the Term Commencement Date of the Term of the Lease with respect to the Expansion Premises, as hereinafter defined, Tenant shall have the following right to lease the Expansion Premises, as
hereinafter defined. 
  

	 	A.	 Definition of Expansion Premises 

“Expansion Premises” shall be defined, at Tenant’s written election (which election Tenant shall make in
its Expansion Exercise Notice, as hereinafter defined), as either (x) the entire second (2nd) floor of the north portion of the Building, containing approximately 54,468 rentable square feet,
as shown on Exhibit 1C of the Lease, (y) the portion of said second floor of the Building, shown as “Expansion Premises A” on Exhibit 1C-A of the Lease,
containing approximately 32,103 rentable square feet, or (z) the portion of said second floor of the Building, shown as “Expansion Premises B” on Exhibit
1C-B of the Lease, containing approximately 22,365 rentable square feet. 
  

	 	B.	 Exercise of Right to Lease Expansion Premises 

Tenant may exercise its right to lease the Expansion Premises by giving Landlord written notice (“Expansion Exercise Notice”)
on or before the Last Expansion Notice Date, as hereinafter defined. Subject to the provisions of this Section IB, the “Last Expansion Exercise Notice Date” shall be
defined as April 1, 2019. Landlord shall, on or after October 1, 2018, but not later than March 1, 2019, give Tenant written notice (“Landlord’s Reminder Notice”), reminding Tenant of its
right to the lease the Expansion Premises pursuant to this Section IB and the last date on or before which Tenant has the right to give its Expansion Exercise Notice. If Landlord fails to give Landlord’s Reminder Notice on or before
March 1, 2019, then, and as Tenant’s sole right and remedy, the Last Notice Date shall be thirty (30) days after Landlord gives Landlord’s Reminder Notice to Tenant. If Tenant fails timely to give the Expansion Exercise Notice,
Tenant shall have no further right to lease such Expansion Premises pursuant to this Section I.  

  
 EXHIBIT 11, PAGE 1 

	 	C.	 Terms Applicable to Expansion Premises 

The leasing to Tenant of the Expansion Premises shall be upon all of the same terms and conditions of the Lease applicable to the South
Premises, except as set forth below: 
 (1) Term. The Term Commencement Date with respect to the Expansion Premises (the
“Expansion Premises Term”) shall be the latest of: (i) December 1, 2019, (ii) eight (8) months after Tenant gives a timely Expansion Exercise Notice to Landlord, and (iii) the date the
current tenant of the Expansion Premises vacates the Expansion Premises. The date which is the later of December 1, 2019, and eight (8) months after Tenant gives a timely Extension Exercise Notice to Landlord is referred to as the
“Expected Expansion Premises Term Commencement Date”. The Expiration Date with respect to the Expansion Premises shall be the day immediately preceding the tenth
(10th) anniversary of the Expansion Premises Base Rent Commencement Date, as hereinafter defined, except that if the Expansion Premises Base Rent Commencement Date does not occur on the first day
of a calendar month, then the Expiration Date with respect to the Expansion Premises shall be the last day of the calendar month in which the tenth (10th) anniversary of the Expansion Premises
Base Rent Commencement Date occurs. 
 (2) Base Rent Commencement Date. The Base Rent Commencement Date with respect of the Expansion
Premises (the “Expansion Premise Base Rent Commencement Date”) shall be the earlier of: (x) the date that is three (3) months after the Expansion Premises Term Commencement Date and (y) the date
Tenant commences to use the Expansion Premises, or any portion thereof, for the Permitted Use. 
 (3) Annual Base Rent. The Annual
Base Rent with respect to the Expansion Premises shall be based upon the same rate per rentable square foot as is payable by Tenant with respect to the North Premises, from time to time, as detailed in the attached Exhibit 12. The South
Premises Base Rent Abatement Period shall not apply to the Expansion Premises. 
 (4) Tenant’s Share of Operating Costs and
Taxes. The Additional Rent Commencement Date with respect to the Expansion Premises shall be the Base Rent Commencement Date with respect to the Expansion Premises. Tenant’s Share with respect to the Expansion Premises shall be a fraction,
the numerator of which is the rentable area of the Expansion Premises and the denominator of which is the rentable area of the Building, i.e. if the Expansion Premises are: 

The entire second floor of the north portion of the Building: 25.57% 

Expansion Premises A: 15.07% 

Expansion Premises B: 10.50% 

(5) Condition of Expansion Premises. Tenant shall take the Expansion Premises “as-is”
in its then (i.e., as of the date of premises delivery) state of construction, finish, and decoration, without any obligation on the part of Landlord to construct or prepare the Expansion Premises for Tenant’s occupancy. Without limiting the
foregoing, Sections 3.2 and 3.3 of the Lease shall not apply to the Expansion Premises. Notwithstanding the foregoing: (i) Landlord shall provide to Tenant a tenant improvement allowance (“Landlord’s Expansion Premises
Contribution”) of up to $70.00 per rentable square foot of the Expansion Premises (i.e., up to $3,812,760.00 if the Expansion Premises consists of the entire second (2nd)
floor of the north portion of the Building; up to $2,247,210.00 if the Expansion Premises consists of Expansion Premises A; or up to $1,565,550.00 if the Expansion Premises consists of Expansion 

  
 EXHIBIT 11, PAGE 2 

 
Premises B) to be used by Tenant to pay for Permitted Costs incurred by Tenant in preparing Landlord’s Expansion Premises for Tenant’s occupancy (“Expansion Premises
Permitted Costs”) and (ii) in the event Tenant elects to lease either Expansion Premises A or Expansion Premises B, as the case may be, Landlord shall, at Tenant’s
sole cost and expense, install demising wall(s) separating the applicable Expansion Premises from the remainder of the floor and separate the utilities, fire/life/safety systems, ceiling system, HVAC ducts and diffusers and other Building
mechanical, electrical and plumbing systems between the applicable Expansion Premises and the remainder of the floor so as to permit the use and occupancy of the applicable Expansion Premises and the remainder of the floor in accordance with all
applicable laws, rules and regulations. All such work (collectively, “Landlord’s Demising Work”) shall be performed in a good and workmanlike manner and in a manner similar to and consistent with the Building
standard improvements in the Building. The provisions of Exhibit 4 of the Lease (other than Section I) shall apply to the Expansion Premises, except: 
  

	 	•	 	 Design/Development Plans: Tenant shall deliver its Design/Development Plans for the Expansion Premises to
Landlord on or before the date that is five (5) months prior to the Expected Expansion Premises Term Commencement Date. 

  

	 	•	 	 Final Construction Drawings: Tenant shall deliver its Final Construction Drawings for the Expansion
Premises to Landlord on or before the date that is two (2) months prior to the Expected Expansion Premises Term Commencement Date. 

  

	 	•	 	 Outside Tenant Work Completion Date: The Outside Tenant Work Completion Date for the Expansion Premises
shall be fifteen (15) months after the Expansion Premises Base Rent Commencement Date. 

  

	 	•	 	 Maximum Amount of Landlord’s Expansion Premises Contribution: $70.00 per rentable square foot of the
Expansion Premises. 

  

	 	•	 	 Limitation on Soft Costs and Other Costs in Connection with Landlord’s Expansion Premises
Contribution: $7.00 per rentable square foot of the Expansion Premises. 

  

	 	•	 	 Outside Expansion Premises Requisition Date: June 30, 2021. 

 

	 	•	 	 Use of Landlord’s Expansion Premises Contribution to Pay for North Premises and South Premises
Improvements: Provided that each portion of the Premises is improved to the Minimum Improvement Standard, Tenant may, at Tenant’s written election, apply any unused portion of Landlord’s Expansion Premises Contribution towards the
North Premises Permitted Costs and the South Premises Permitted Costs. If Tenant makes such election, then the unused portion of Landlord’s Expansion Premises Contribution so designated by Tenant shall become part of Landlord’s North
Premises Contribution and/or Landlord’s South Premises Contribution, as the case may be. 

  
 EXHIBIT 11, PAGE 3 

	 	•	 	 Tenant’s Right to Apply Landlord’s North Premises Contribution and South Premises Contribution to
Expansion Premises Permitted Costs. Provided that each portion of the Premises is improved to the Minimum Improvement Standard, Tenant may, at Tenant’s written election, apply any unused portion of Landlord’s North Premises
Contribution and any unused portion of Landlord’s South Premises Contribution towards the Expansion Premises Permitted Costs. Notwithstanding anything to the contrary herein contained, Tenant may not use any portion of Landlord’s North
Premises Contribution or Landlord’s South Premises Contribution to pay for Tenant’s Work in the Expansion Premises until after the initial improvements in both the North Premises and South Premises have both been completed to the Minimum
Improvement Standard. Landlord expressly agrees that: (i) since Tenant is committed to the performance of Landlord’s South Premises Work listed on Exhibits 4-3 and 4-4 attached hereto, and (ii) for the avoidance of doubt, Tenant has the right to apply any unused portion of the Landlord’s South Premises Contribution towards the North Premises Permitted Cost and
(if Tenant timely and properly exercises its right to lease the Expansion Premises) to the Expansion Premises Permitted Costs. If Tenant makes such election, then the unused portion of Landlord’s North Premises Contribution and/or
Landlord’s South Premises Contribution so designated by Tenant shall become part of Landlord’s Expansion Premises Contribution. 

(6) Parking. Landlord shall make available up to 2.5 additional Parking Spaces each per 1,000 rentable square feet of the Expansion
Premises to Tenant in connection with Tenant’s demise of the Expansion Premises. 
 (7) Extension Option for Expansion Premises.
In the event Tenant timely exercises its Extension Option for the Prime Premises in accordance with the terms and conditions set forth in Section 1.2 of this Lease, Tenant shall have the option (“Stub Extension
Option”) to extend the Term of the Lease with respect to the Expansion Premises for the period commencing on the day immediately following the expiration of the Expansion Term and expiring on the last day of the Extension Term
for the Prime Premises, as set forth in Section 1.2 of this Lease (“Stub Extension Period”). Tenant’s right to exercise the Stub Extension Option shall be upon all of the same terms and conditions set forth
in Section 1.2 of the Lease, except that: 
 (i) Tenant must give its Extension Notice with respect to the Stub
Extension Period at the same time that Tenant gives Landlord its Extension Notice for the Extension Term with respect to the Prime Premises. 

(ii) The Base Rent payable for the Expansion Premises during the Stub Extension Period shall be at the same rate per rentable
square foot as is then payable by Tenant with respect to the Prime Premises: 

  
 EXHIBIT 11, PAGE 4 

 (iii) Tenant shall have no further right to extend the Term of the Lease
with respect to the Expansion Premises beyond the Stub Extension Period. 
 If Tenant fails to give timely notice exercising
the Stub Extension Option, Tenant shall have no further right to extend the Term with respect to the Expansion Premises. 
 D. Execution
of Lease Amendments. Notwithstanding the fact that Tenant’s exercise of the above-described option to lease the Expansion Premises shall be self-executing, as aforesaid, the parties hereby agree promptly to execute a lease amendment
reflecting the addition of the Expansion Premises. The execution of such lease amendment shall not be deemed to waive any of the conditions to Tenant’s exercise of the herein option to lease the Expansion Premises, unless otherwise specifically
provided in such lease amendment. 
 II. TENANT’S RIGHT TO NEGOTIATE TO LEASE OF ADDITIONAL PREMISES IN THE EVENT LANDLORD CONSTRUCTS ANOTHER
BUILDING ON THE CAMPUS 
 A. Background. Reference is made to the fact that Landlord intends to construct a four-story building on
the Campus: (i) to be known as and located at 75 Hayden Avenue, Lexington, MA (“75 Hayden”), and (ii) the second, third and fourth floors of 75 Hayden will each contain at least 50,000 rentable square feet.
Tenant expressly acknowledges and agrees that Landlord has no obligation to construct 75 Hayden and that this Section II shall be void and without force or effect if Landlord, in its sole discretion, elects not to construct 75 Hayden. Landlord
estimates that: (i) the construction of 75 Hayden on site (the “Groundbreaking”) will occur on or about August 1, 2018, and (ii) the substantial completion of the shell of 75 Hayden will occur on or about
February 1, 2020. 
 B. RTN Premises. The “RTN Premises” shall be defined as either the second,
third or fourth floor of 75 Hayden, at Landlord’s sole election. 
 C. Tenant’s Right to Negotiate. On the conditions
(which conditions Landlord may waive, at its election, by written notice to Tenant at any time) that: (i) Landlord commences construction of 75 Hayden, (ii) Kaleido Biosciences, Inc. itself, and/or any Permitted Transferee(s) is/are then
occupying at least sixty-five percent (65%) of the Premises; (iii) no uncured Event of Default exists (1) as of the date that Landlord gives Landlord’s Offer, as hereinafter defined, to Tenant, (iv) Kaleido Biosciences, Inc. has
reached a valuation of Five Hundred Million Dollars ($500,000,000) calculated on a fully-diluted basis (assuming exercise of all options, regardless of whether outstanding, warrants and other convertible securities) based on the last price paid for
shares of Preferred Stock of Kaleido Biosciences, Inc., as of the time of Landlord’s Offer, (v) Tenant timely and properly exercises its right to lease the Expansion Premises pursuant to Section I of this Exhibit 11, and (vi) this
Lease is then in full force and effect, then Tenant shall have the following one-time right to lease the RTN Premises, as hereinafter defined, on terms and conditions to be determined by Landlord as specified
in Landlord’s Offer, as hereinafter defined. Landlord shall, not earlier than the date that is twelve (12) months after the Groundbreaking and not later than the date that is seventeen (17) months after the Groundbreaking (the
“Offer Period”) give Tenant written notice (“Landlord’s Offer”) 

  
 EXHIBIT 11, PAGE 5 

 
specifying the terms on which Landlord, in its sole judgment, is willing to lease the RTN Premises to Tenant. Tenant may accept Landlord’s Offer by giving a written acceptance
(“Tenant’s Acceptance”) to Landlord on or before the date (“Last Acceptance Date”) which is the earlier of: (x) eighteen (18) months after the Groundbreaking or (ii) six
(6) months after Landlord’s Offer. Notwithstanding the foregoing, if Landlord fails to give Landlord’s Offer to Tenant within the Offer Period, then the Last Notice Date shall be the date thirty (30) days after Landlord gives
Landlord’s Offer to Tenant. If Tenant fails timely to give Tenant’s Acceptance, then Tenant shall have no further right to lease the RTN Premises. If Tenant timely gives Tenant’s Acceptance to Landlord, then the parties shall
negotiate to enter into a mutually acceptable lease on the terms set forth in Landlord’s Offer. However, if, for any reason, the parties do not, for any reason, enter into a mutually acceptable lease on the terms set forth in Landlord’s
Offer, then Tenant shall have no further right to lease the RTN Premises. 
 D. Tenant’s Right to Negotiate is Subject to Lease of
Entirety of 75 Hayden. Notwithstanding anything to the contrary herein contained, if, on or before the Last Acceptance Date, Landlord accepts an offer from a third party to lease the entirety of 75 Hayden then, even if Tenant has already
accepted Landlord’s Offer and entered into a lease of the RTN Premises, Tenant’s Acceptance and such lease shall be void and without force or effect, and Tenant shall have no further right to lease the RTN Premises. 

III. TENANT’S FINANCING CONTINGENCY. 

If Tenant does not, on or before March 19, 2018, provide to Landlord evidence, reasonably satisfactory to Landlord that Tenant has
successful raised at least an additional $60 million in capital (“Tenant Financing Contingency”), then both Landlord and Tenant shall have the right to cancel this Lease. In such event: (i) the provisions of
a certain letter agreement between the parties dated March 2, 2018 shall apply, (ii) this Lease shall be void and without further force or effect, and (iii) neither party shall, except as set forth in this Section III, have any
further obligation to the other party. 
 IV. TENANT’S EMERGENCY GENERATOR 

In addition to, Tenant’s right to connect its equipment to the Existing Generator, as set forth in Section 1.8 of the Lease, Tenant
shall have the right, at Tenant’s election to demise the Generator Area, as hereinafter defined, if Tenant, in its sole discretion, determines that either: (i) the Generator Servicer is failing to maintain the Existing Generator in
operable condition, or (ii) the Existing Generator is insufficient to provide enough power to the Premises to service Tenant’s needs. In either such event, Landlord shall demise and lease the Generator Area, as hereinafter defined, to
Tenant, and Tenant shall hire and take the Generator Area from Landlord. The “Generator Area” shall be defined as an area outside of the Building, which shall be mutually agreed upon by Landlord and Tenant. Tenant
shall have the right to use the Generator Area solely for the purpose of installing a concrete pad and for the installation and use of Tenant’s own emergency generator (“Tenant’s Generator”) in accordance
with the provisions of this Section IV. The term of the Lease with respect to the Generator Area shall commence as of the date that Tenant first commences work installing said concrete pad (“Commencement Date in respect of
Tenant’s Generator”) and shall terminate as of the Expiration Date of the Lease, as such date may be extended pursuant to Section 1.2 of this Lease (Tenant’s Generator 

  
 EXHIBIT 11, PAGE 6 

 
and the Generator Area are deemed to be the “Generator Premises”). Said demise of Tenant’s Generator Area shall be upon all of the same terms and conditions of the
Lease, except as set forth herein. Tenant shall not install or operate Tenant’s Generator until Tenant has obtained and submitted to Landlord copies of all required governmental permits, licenses, and authorizations necessary for the
installation and operation of Tenant’s Generator. In addition, Tenant shall comply with all reasonable construction rules and regulations promulgated by Landlord in the maintenance and operation of Tenant’s Generator. Tenant shall be
permitted to use Tenant’s Generator Area solely for the maintenance and operation of Tenant’s Generator, and Tenant’s Generator and Generator Area are solely for the benefit of Tenant and/or any Permitted Transferee. All electricity
generated by Tenant’s Generator may only be consumed by Tenant in the Premises. 
 (i) Tenant shall, at Tenant’s cost, landscape
or screen, as directed by Landlord, the area around Tenant’s Generator Area. 
 (ii) Tenant shall have no obligation to pay Base Rent,
costs and expenses of the Common Areas, or Taxes in respect of Tenant’s Generator Area. 
 (iii) Landlord shall have no obligation to
provide any services including, without limitation, electric current, to Tenant’s Generator Area; provided, however, that Tenant, at Tenant’s sole cost, shall, subject to the provisions of this Lease (including, without limitation,
Section 11 hereof) shall have the right to install wiring in locations designated by Landlord in order to connect Tenant’s Generator to Tenant’s electrical system serving the Prime Premises. 

(iv) Tenant shall have no right to make any changes, alterations, additions, decorations or other improvements (collectively
“Installations”) to Tenant’s Generator Area without Landlord’s prior written consent, which consent Landlord may withhold in its sole but bona fide business judgment. 

(v) Tenant may remove Tenant’s Generator and any Installations at any time during the Term of the Lease upon prior written notice to
Landlord, provided that Tenant restores Tenant’s Generator Area to the same condition as the area surrounding Tenant’s Generator at the time of such removal. 

(vi) Tenant shall be responsible for the cost of repairing any damage to the Building caused by the installation of Tenant’s Generator
and/or any Installations. 
 (vii) Tenant shall have no right to sublet Tenant’s Generator Area or to assign its interest hereunder,
other than to a Permitted Transferee, as defined in Section 13.7 of this Lease. 
 (viii) To the maximum extent permitted by law,
Tenant’s Generator and all Installations in Tenant’s Generator Area shall be at the sole risk of Tenant, and Landlord shall have no liability to Tenant in the event that Tenant’s Generator or any Installations are damaged for any
reason, except to the extent caused by the negligent acts, negligent omissions or willful misconduct of Landlord or any Landlord Parties. 

  
 EXHIBIT 11, PAGE 7 

 (ix) Tenant shall take Tenant’s Generator Area
“as-is” in the condition in which Tenant’s Generator Area is in as of the Commencement Date in respect of Tenant’s Generator, without any obligation on the part of Landlord to prepare or
construct Tenant’s Generator Area for Tenant’s use or occupancy. Without limiting the foregoing, Landlord makes no warranties or representations to Tenant as to the suitability of Tenant’s Generator Area for the installation and
operation of Tenant’s Generator. Notwithstanding the foregoing, at Tenant’s written election, Tenant may include the installation of Tenant’s Generator on Tenant’s Generator Area as part of Landlord’s Work, in which event,
the costs incurred by Landlord in installing so installing Tenant’s Generator shall be included as part of the Cost of Landlord’s Work.  

(x) In addition to and without limiting Tenant’s obligations under the Lease, Tenant shall comply with all applicable environmental and
fire prevention laws, ordinances and regulations in Tenant’s use of Tenant’s Generator Area. 
 (xi) In addition to and without
limiting Tenant’s obligations under the Lease, Tenant covenants and agrees that Tenant’s use of Tenant’s Generator and Installations shall not adversely affect the insurance coverage for the Building. If for any reason, the
installation or use of Tenant’s Generator and/or the Installations shall result in an increase in the amount of the premiums for such coverage, then Tenant shall be liable for the full amount of any such increase. 

(xii) Tenant shall, at Tenant’s sole cost and expense, repair and maintain Tenant’s Generator and Installations. 

(xiii) In addition to and without limiting the insurance provisions of the Lease, Tenant shall procure, keep in force and pay for Commercial
General Liability Insurance in respect of Tenant’s Generator Area of not less than One Million ($1,000,000.00) Dollars in the event of personal injury to any number of persons or damage to property, arising out of any one occurrence and such
insurance shall name Landlord as an additional insured party. Tenant shall have the right to maintain the aforesaid insurance under umbrella coverages. 

(xiv) In addition to and without limiting the indemnification provisions set forth in the Lease, Tenant shall, to the maximum extent permitted
by law and subject to Section 14.5, indemnify, defend, and hold Landlord harmless from any and all claims, losses, demands, actions, or causes of actions suffered by any person, firm, corporation, or other entity arising from Tenant’s use
of Tenant’s Generator Area, except to the extent caused by the negligent acts, negligent omissions or willful misconduct of Landlord or any Landlord Parties.  

  
 EXHIBIT 11, PAGE 8 

 EXHIBIT 12 

ANNUAL BASE RENT PER RSF AMOUNTS 
  

			
	Rent Year	  	Annual Base Rent Per RSF
	 1
	  	$52.50
	 2
	  	$54.08
	 3
	  	$55.70
	 4
	  	$57.37
	 5
	  	$59.09
	 6
	  	$60.86
	 7
	  	$62.69
	 8
	  	$64.57
	 9
	  	$66.51
	 10
	  	$68.50
	 11
	  	$70.56

  
 EXHIBIT 12, PAGE 1 

 EXHIBIT 13 

TENANT’S MONUMENT SIGNAGE 
 

 

  
 EXHIBIT 13, PAGE 1EX-10.15

 Exhibit 10.15 

XCHANGE AT BEDFORD 
 LEASE 

between 
 DIV BEDFORD,
LLC, as Landlord 
 and 

KALEIDO BIOSCIENCES, INC., as Tenant 

18 Crosby Drive 
 Bedford,
Massachusetts 
 As of May 15, 2017 
  

 TABLE OF CONTENTS 

 

							
	 ARTICLE 1
	  	GRANT	  	 	1	 
			
	 ARTICLE 2
	  	TERM	  	 	3	 
			
	 ARTICLE 3
	  	COMPLETION AND OCCUPANCY OF THE PREMISES	  	 	3	 
			
	 ARTICLE 4
	  	RENT AND SECURITY	  	 	4	 
			
	 ARTICLE 5
	  	ADDITIONAL RENT FOR ESCALATIONS IN REAL ESTATE TAXES AND OPERATING EXPENSES	  	 	6	 
			
	 ARTICLE 6
	  	SERVICES AND UTILITIES	  	 	11	 
			
	 ARTICLE 7
	  	CONDUCT OF BUSINESS BY TENANT	  	 	14	 
			
	 ARTICLE 8
	  	ALTERATIONS, IMPROVEMENTS AND SIGNAGE	  	 	21	 
			
	 ARTICLE 9
	  	INSURANCE	  	 	25	 
			
	 ARTICLE 10
	  	CASUALTY	  	 	27	 
			
	 ARTICLE 11
	  	CONDEMNATION	  	 	28	 
			
	 ARTICLE 12
	  	ASSIGNMENT AND SUBLETTING	  	 	29	 
			
	 ARTICLE 13
	  	DEFAULTS AND REMEDIES	  	 	32	 
			
	 ARTICLE 14
	  	SUBORDINATION; ATTORNMENT AND RIGHTS OF MORTGAGE HOLDERS	  	 	36	 
			
	 ARTICLE 15
	  	NOTICES	  	 	37	 
			
	 ARTICLE 16
	  	MISCELLANEOUS	  	 	37	 

 List of Exhibits 
  

			
	Exhibit 1.1-1	  	Premises
	Exhibit 1.1-2	  	Legal Description
	Exhibit 1.3	  	Plan
	Exhibit 6.1	  	Cleaning Specifications
	Exhibit 7.4	  	Rules and Regulations
	Exhibit 7.6.1.1	  	Environmental Questionnaire
	Exhibit 8.5	  	Certain Surrender Obligations
	Exhibit 14.1	  	Form of SNDA
	Exhibit 14.4	  	Form of Estoppel

 LEASE 

This Lease is made and entered into as of May 15, 2017 by and between DIV BEDFORD, LLC, a Massachusetts limited liability company with
its principal place of business at c/o The Davis Companies, 125 High Street, 21st Floor, Boston, Massachusetts 02110 (the “Landlord”) and KALEIDO BIOSCIENCES, INC., a Delaware
corporation with its principal place of business at 18 Crosby Drive, Bedford, Massachusetts (the “Tenant”). 
 
ARTICLE 1    GRANT 
 1.1    Premises. Landlord, for and in consideration of
the rents herein reserved and of the covenants and agreements herein contained on the part of Tenant to be performed, hereby leases to Tenant and Tenant accepts from Landlord, the entire first and second floors of the office building known as 18
Crosby Drive, Bedford, Massachusetts (the “Building”), containing approximately 50,000 rentable square feet in area as shown on Exhibit 1.1-1 attached hereto and made a part hereof (the
“Premises”). The Premises shall specifically include the loading docks and other loading facilities that are part of or appurtenant to the Building, so long as Tenant is leasing the entire Premises originally leased by Tenant
hereunder. The Premises, the Building, the “Common Areas” (defined below) and the land upon which the same are located, which is legally described in Exhibit 1.1-2 (the
“Land”), together with all other buildings and improvements thereon and thereunder are collectively referred to as the “Property”. The Property is also known as Xchange at Bedford and currently has an address of 4-18 Crosby Drive, as shown on Exhibit 1.3, attached. The parties agree that the rentable square footage of the Premises set forth above is conclusive and binding, subject to adjustment only in connection
with the expansion of the Premises or as set forth in this Lease. 
 1.2    Common Areas. Landlord hereby
grants to Tenant during the term of this Lease, a right to use, in common with the others entitled to such use, the Common Areas as they from time to time exist, subject to the rights, powers and privileges herein reserved to Landlord. The term
“Common Areas” as used herein will include all areas and facilities outside the Premises that are provided and designated by Landlord for general non-exclusive use and convenience of Tenant and other
tenants at the Property. Common Areas include but are not limited to the fitness center, cafeteria, common hallways, lobbies, stairways and elevators, if any, pedestrian sidewalks, landscaped areas, loading areas, roadways, parking areas, rights of
way, walking and jogging paths, if any. Landlord may designate certain Common Areas for the exclusive use of one or more buildings located on the Property. Landlord acknowledges that the Common Areas located within the Building will not serve any
other tenants in buildings at the Property so long as Tenant is leasing the entire Premises originally leased by Tenant hereunder. 

1.3    Parking. During the Term of this Lease, Tenant shall be entitled to use, at no additional charge
(other than to the extent included in Operating Expenses and Taxes), the parking areas at the Property shown on Exhibit 1.3 attached hereto (the “Parking Areas”) in common with other tenants of the Property, but in any event
Tenant’s use shall not exceed the ratio of 3.0 spaces per 1,000 rentable square feet of the Premises (up to 150 spaces) on an unreserved, first-come, first-serve basis, except that Tenant shall have the exclusive right to use the area
designated as “Tenant’s Visitor Parking Area” on Exhibit 1.3, attached, for parking by Tenant and its visitors. Landlord, at Tenant’s sole cost and expense, will, by the use of signs and markings, designate the spaces
within such area as being intended for the use of Tenant’s visitors, but shall not be obligated to police the use of such spaces, which Tenant recognizes are to be operated on a self-parking basis. The Parking Areas shall be available for use
twenty-four (24) hours a day, every day of the year during the Term, subject to Force Majeure, casualty, and condemnation, and shall be illuminated when necessary. Further, Landlord shall keep and maintain the Parking Areas in a good and clean
condition. Tenant agrees not to overburden the Parking Areas and agrees to cooperate with Landlord and other tenants in the use of the Parking Areas. Subject to Tenant’s rights set forth herein, Landlord may designate parking facilities at the
Property for the handicapped, visitors to the Property, and for exclusive use by other tenants. Landlord may install signage or implement a pass or sticker system to control parking use, and may employ valet parking (including by use of off-site premises) to meet the requirements of this Section. To the extent applicable to Tenant’s use of the parking spaces, the provisions of this Lease shall apply, and Landlord may promulgate rules and
regulations of general applicability from time to time with respect to such use. Landlord assumes no responsibility whatsoever for loss or damage due to fire, theft or otherwise to any automobile(s) parked in

  
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the Parking Areas or to any personal property therein, however caused, and Tenant agrees, upon request from Landlord from time to time, to notify its officers, employees, agents and invitees of
such limitation of liability. 
 1.4    Generator and Carbon Dioxide Tank. Subject to the provisions of
this Section 1.4, Tenant shall have the right to install, maintain, repair, replace and use, at no additional charge, a generator, related connections and a diesel fuel tank or similar fuel storage compartment (collectively, the
“Generator”) and a liquid carbon dioxide storage tank of a size and capacity reasonably approved by Landlord (the “CO2 Tank”), each in an area on the Property to be mutually agreed upon by Landlord and Tenant (it
being understood and agreed that the Generator may not be installed on the roof of the Building). 
 Tenant’s use of the Generator and
CO2 Tank (collectively, the “Tenant’s Equipment”) shall be upon all of the conditions of the Lease, except as modified below: 

(i)    Tenant shall be responsible, at its sole cost and expense, for installing the Tenant’s Equipment. In addition
to complying with Section 8.3, below, Tenant shall not install or operate any portion of the Tenant’s Equipment until Tenant shall have obtained Landlord’s prior written approval of Tenant’s plans and
specifications therefor, which approval shall not be unreasonably withheld or delayed. Landlord will inform Tenant in writing at the time of its review and approval of such plans and specifications whether Landlord will require the same to be
removed by Tenant up on the expiration or earlier termination of the Lease. 
 (ii)    Landlord shall have no obligation
to provide any services to the Tenant’s Equipment, provided Tenant shall have the right to connect Tenant’s Equipment to existing base building utility systems, subject to Landlord’s right to reasonably approve such connections.
Tenant shall, at its sole cost and expense and otherwise in accordance with the provisions of this Section 1.4, arrange for all utility services required for the operation of the Tenant’s Equipment. 

(iii)    Tenant shall have no right to make any changes, alterations or other improvements to the Tenant’s Equipment
without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed; provided, however, that Tenant shall have the right to maintain and make repairs to the Tenant’s Equipment. 

(iv)    Subject to Section 9.6.1, Tenant shall be responsible for the cost of repairing any damage to the
Building, Property or the office park caused by the installation, use and removal of the Tenant’s Equipment. 

(v)    Except for assignees of Tenant or subtenants of all or a portion of the Premises, no other person, firm or entity
(including without limitation, other tenants, licensees or occupants of the office park) shall have the right to connect to the Tenant’s Equipment other than Tenant. 

(vi)    To the maximum extent permitted by law, Tenant’s use of the Tenant’s Equipment shall be at the sole risk
of Tenant, and Landlord shall have no liability to Tenant in the event that the Tenant’s Equipment is damaged for any reason. 

(vii)    In addition to the indemnification obligations of Tenant set forth in this Lease including those contained in
Section 9.4(a), below, Tenant shall, to the maximum extent permitted by law and except to the extent arising from the negligence or willful misconduct of Landlord or any Landlord Parties (as defined below), indemnify,
defend and hold Landlord and the Landlord Parties harmless from any and all claims, losses, demands, actions or causes of actions suffered by any person, firm, corporation or other entity arising from the installation, use or removal of the
Tenant’s Equipment. 
 Tenant shall, at its sole cost and expense, secure the approvals of all governmental authorities and all permits
required by governmental authorities having jurisdiction over such approvals for the Tenant’s Equipment, and shall provide Landlord with copies of such approvals and permits prior to commencing any work with respect thereto. In addition, Tenant
shall be solely responsible for all costs and expenses in connection with the installation, maintenance, use and removal of the Tenant’s Equipment, except that Tenant will not be obligated to pay Landlord any additional rental for that portion
of the Property upon which Tenant’s Equipment is located. In connection therewith, Tenant shall provide Landlord with evidence on an annual basis of the existence of a maintenance contract for the Generator

  
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with a service provider reasonably acceptable to Landlord. Tenant shall have access to those portions of the Building and the Property on which the Tenant’s Equipment is located for the
purposes of inspecting, repairing, maintaining and replacing the same, subject in all events to Landlord’s reasonable rules and regulations regarding such access (it being understood and agreed, without limiting the generality of the foregoing,
that access to the rooftops of the Building is controlled by Landlord). 
 ARTICLE 2    TERM 

2.1    Lease Term. 

2.1.1    Commencement Date; Term. Tenant currently occupies a substantial portion of the Premises.
The Premises shall be leased to Tenant pursuant to this Lease for a term (the “Term”) to commence on May 15, 2017 (the “Commencement Date). The Term shall end on June 30, 2020 (the “Expiration
Date”), unless sooner terminated as herein provided. On or prior to the Commencement Date, Landlord shall deliver to Tenant exclusive possession of that portion of the Premises that Tenant does not currently occupy in the in broom-clean
condition, free of all furniture, equipment and other personal property, but otherwise in “as is” condition. 

2.1.2    Lease Year Defined. The first “Lease Year” shall begin on the Commencement
Date and shall end on the last day of the twelfth (12th) full calendar month following the Commencement Date. Each Lease Year thereafter shall consist of twelve (12) consecutive calendar months following the end of the immediately preceding
Lease Year. 
 2.1.3    Early Vacancy of the Premises. If (A) Tenant delivers a notice to
Landlord (an “Early Vacancy Notice”) on or following the date that is two years after the Commencement Date and such Early Vacancy Notice specifies a date (the “Early Vacancy Date”) prior to the Expiration Date that
Tenant intends to vacate the entire Premises, and (B) thereafter, (i) Landlord enters into one or more leases of the entire Premises with one or more third parties for a term commencing on or after the Early Vacancy Date and prior to the
scheduled Expiration Date (any such lease or leases being satisfactory to Landlord in its sole and absolute discretion), (ii) Tenant contemporaneously enters into an early termination agreement satisfactory to Landlord in its sole and absolute
discretion (which agreement, among other things, shall not provide for any early termination payment or fee to Tenant), and (iii) Tenant surrenders the Premises in the condition required by this Lease on the date set forth in the early
termination agreement, then Landlord shall treat such date as the Expiration Date for all purposes under this Lease. Nothing in the immediately preceding sentence shall be deemed to obligate Landlord to enter into any such leases described in clause
(i), above, the early termination agreement described in clause (ii), above, or shall otherwise create any claim against, or liability of, Landlord arising out of this paragraph, including any claims that Landlord is in default under this Lease. The
provisions of this paragraph shall be of no force and effect following any Event of Default. 
 2.2    Holding
Over. In the event that Tenant retains occupancy of the Premises, or any part thereof, after the end of the Term, Tenant’s occupancy of the Premises shall be as a tenant at will terminable at any time by Landlord. Tenant shall pay
Landlord rent for such time as Tenant remains in possession of the Premises at the rate equal to the higher of (a) two hundred percent (200%) of the Base Rent payable during the last month of the Term, or (b) one hundred twenty-five
percent (125%) of the then market-rate for the Premises, plus all Additional Rent and other sums due under this Lease. In addition, if Tenant’s holdover continues for more than thirty (30) days, Tenant shall pay Landlord for all damages
sustained by reason of Tenant’s retention of possession of the Premises after the end of the Term. The provisions hereof do not limit or restrict Landlord’s rights or remedies under this Lease in the event of any holding over by Tenant.

 ARTICLE 3    COMPLETION AND OCCUPANCY OF THE PREMISES 

3.1    Condition of the Premises. Tenant acknowledges that it is currently in possession of a substantial
portion of the Premises. Tenant acknowledges that, except as expressly set forth in this Lease, 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
Property, or with respect to the suitability of the Premises, the Building or the Property 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” 

  
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as of the 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 as otherwise expressly provided herein. Tenant’s execution of this Lease and taking of possession of the entire Premises shall conclusively establish that the Premises, the Building and the Property were at
such time in satisfactory condition and repair. 
 ARTICLE 4    RENT AND SECURITY

 4.1    Base Rent. 

4.1.1    Schedule of Monthly Rent Payments. Beginning with the Commencement Date and continuing
throughout the Term, Tenant shall pay to or upon the order of Landlord an annual rental (the “Base Rent”) as set forth below which shall be payable in consecutive monthly installments on or before the first day of each calendar
month in advance in the monthly amount set forth below: 
  

							
	 Period
	  	Annual Base Rent	  	Monthly Base Rent	  	Annual Base Rent
per Rentable Square Foot
	 Commencement
	  	$917,500.00	  	$76,458.33	  	$18.35
	 Date - 12/31/19
	  		  		  	
	 1/1/20 - 6/30/20
	  	$967,500.00	  	$80,625.00	  	$19.35

 4.1.2    Manner of Payment. All payments of rent shall be made without demand,
deduction, counterclaim, set-off, discount or abatement (except as otherwise expressly set forth in this Lease) in lawful money of the United States of America. If the Commencement Date should occur on a day
other than the first day of a calendar month, or the Expiration Date should occur on a day other than the last day of a calendar month, then the monthly installment of Base Rent for such fractional month shall be prorated upon a daily basis based
upon a thirty (30)-day paid month. 
 4.2    Additional Rent.
Tenant shall pay to Landlord all charges and other amounts required under this Lease and the same shall constitute additional rent hereunder (herein called “Additional Rent”), including, without limitation, any sums due resulting
from the provisions of Article 5 hereof. All such amounts and charges shall be payable to Landlord in accordance with Section 4.3 hereof. Landlord shall have the same remedies for a default in the payment of
Additional Rent as for a default in the payment of Base Rent. The term “Rent” as used in this Lease shall mean the Base Rent and the Additional Rent. 

4.3    Place of Payment. The Base Rent and all other sums payable to Landlord under this Lease shall be paid
to Landlord at c/o The Davis Companies, 125 High Street, 21st Floor, Boston, MA 02110, or at such other place as Landlord shall designate in writing by at least thirty (30) days’ prior
notice to Tenant from time to time. 
 4.4    Terms of Payment. Tenant shall pay to Landlord all Base Rent
as provided in Section 4.1 above and Tenant shall pay all Additional Rent payable under Article 5 and Article 6 on the terms provided therein. Except as provided in the immediately preceding sentence and as may otherwise be
expressly provided by the terms of this Lease, Tenant shall pay to Landlord, within thirty (30) days after delivery by Landlord to Tenant of bills or statements therefor all sums of money payable by Tenant to Landlord in accordance with the
terms of this Lease. 
 4.5    Late Charges. If Tenant shall fail to pay any Rent within five
(5) days after the date same is due and payable or if any check received by Landlord from Tenant shall be dishonored, Tenant agrees that Landlord’s actual damages resulting therefrom are difficult to fix or ascertain. As a result, Tenant
shall pay to Landlord (a) an administrative fee equal to five percent (5%) per month on the amount due, and (b) interest on the amount due from its due date until paid at the lesser of eighteen percent (18%) per annum or the maximum legal
rate that Landlord may charge Tenant. Such charges shall be paid to Landlord together with such unpaid amounts as an administrative fee to compensate Landlord for administrative expenses and its cost of funds. 

  
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 4.6    Security Deposit. 

4.6.1    Letter of Credit Amount. On or before July 24, 2017, Tenant shall deliver to Landlord
a security deposit (the “Security Deposit”) in the form of a “Letter of Credit” (as defined below) in the amount of $117,156.33 for the faithful performance of all terms, covenants and conditions of this Lease.
Tenant agrees that its failure to deliver the Security Deposit to Landlord as required in the preceding sentence following notice from Landlord and Tenant’s failure to cure within three (3) business days after such notice, shall, at
Landlord’s election, be a default under this Lease for which there shall be no further cure. 

4.6.2.    Letter of Credit Requirements. Each letter of credit provided to Landlord hereunder as the
Security Deposit shall be in the form of an unconditional, irrevocable, standby letter of credit which shall be in full force and effect for the periods required hereby, and shall meet all of the following conditions (a “Letter of
Credit”): 
 (a)    it shall be issued for the benefit of Landlord by an “Eligible
Bank” (defined below) approved by Landlord, which approval shall not be unreasonably withheld, delayed or conditioned; 

(b)    it shall be effective on the date of this Lease and have a term of not less than one (1) year
following its date of issuance and contain automatic year-to-year renewal provisions subject to the Letter of Credit issuer’s obligation to notify Landlord in
writing by certified or registered mail of non-renewal at least thirty (30) days prior to the expiration of the Letter of Credit; 

(c)    the expiration date of the Letter of Credit for the final Lease Year of the Term shall be at least
sixty (60) days following the Expiration Date of this Lease; 
 (d)    it shall provide for the
amount thereof as set forth in Subsection 4.6.1 to be available to Landlord in multiple drawings conditioned only upon presentation of a sight draft; 

(e)    it shall be assignable by Landlord to its successors, assigns and mortgagees and by any successive
beneficiaries thereof at no cost to transferor or transferee (Tenant agreeing to pay such charges in connection with any transfer of the Letter of Credit), and shall expressly permit multiple assignments; and 

(f)    it shall be in such form as shall be acceptable to Landlord in its reasonable discretion. 

An “Eligible Bank” shall mean a commercial or savings bank organized under the laws of the United States or
any state thereof or the District of Columbia and having total assets in excess of $1,000,000,000.00 which shall be a financial institution having a rating of not less than BBB or its equivalent by Standard and Poors Corporation and subject to a
Thompson Watch Rating of C or better. Landlord hereby acknowledges that Pacific Western Bank or Square One Bank is an Eligible Bank as of the date hereof. Tenant, at its expense, shall cause the issuing bank to provide Landlord’s mortgage
lender with a written acknowledgment which evidences its consent to Landlord’s collateral assignment of the proceeds of the Letter of Credit and acknowledgment of the security interest of such mortgage lender therein within ten
(10) business days following the request of Landlord or Landlord’s mortgagee therefor. 

4.6.3    Substitute Letter of Credit. Tenant shall deliver to Landlord a substitute Letter of Credit
that satisfies the requirements for a Letter of Credit stated in this Subsection 4.6.2 for the applicable period not later than ten (10) days following delivery of a non-renewal notice by the
Letter of Credit issuer with respect to the Letter of Credit issued to Landlord or thirty (30) days prior to the scheduled expiration of the Letter of Credit, whichever first occurs (such date, the “Re-Delivery Deadline”). If
Tenant fails to deliver the substitute Letter of Credit within such ten (10) day period or such thirty (30) period, as applicable, Landlord shall have the right to draw the Letter of Credit and receive the proceeds as a cash Security
Deposit. Tenant agrees that, 

  
 5 

 
notwithstanding any provision of this Lease to the contrary, its failure to furnish Landlord with the required Security Deposit in the form of a substitute Letter of Credit in compliance with the
requirements for the initial Letter of Credit prior to the Re-Delivery Deadline shall not be subject to any rights of notice or cure under this Lease. 

4.6.4    Landlord’s Rights Upon Default. Upon the occurrence of any of the Events of Default
described in Article 13 hereof, in addition to any other rights or remedies available to Landlord under this Lease, Landlord shall have the right to present the Letter of Credit for payment by the issuing bank and the proceeds thereof shall
be due and payable to Landlord in accordance with the terms hereof and the Letter of Credit. Tenant agrees that Landlord may, without waiving any of Landlord’s other rights and remedies under this Lease upon the occurrence of any of the Events
of Default, apply the Security Deposit to remedy any failure by Tenant to perform any of the terms, covenants or conditions to be performed by Tenant under this Lease and to compensate Landlord for any damages incurred as a result of any such Event
of Default. If Landlord uses any portion of the Security Deposit to cure any Event of Default by Tenant hereunder, Tenant shall forthwith replenish the Security Deposit to the original amount within ten (10) days following written notice from
Landlord in the manner directed by Landlord in such notice (which may be in the form of a new or amended Letter of Credit, or in the form of a cash payment). If Tenant fails to restore the full amount of the Security Deposit within such 10 day
period, then the amount of such deficiency shall be subject to the charges described in Section 4.5. During any period that Landlord is holding the Security Deposit in the form of cash, Landlord shall not be required to
keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on any such deposit. 

4.6.5    Sale of Building. In the event of a sale or other transfer of the Building (or
Landlord’s interest therein), Landlord shall transfer the balance of the Security Deposit or credit the same to the new owner or transferee. Upon any such transfer and the written agreement by the successor landlord that it has received the
Security Deposit and that it has assumed all of Landlord’s obligations under this Lease, Landlord shall thereupon be released by Tenant from all liability for the return of the Security Deposit; and, thereafter, Tenant shall look to the new
landlord for the return of such Security Deposit. If no notice of an Event of Default is outstanding for which a cure has not been completed at the end of the Term, Landlord shall, within sixty (60) days after the expiration or earlier
termination of the Lease, return the Security Deposit, or so much as has not been applied by Landlord as provided herein, to Tenant. 

4.7    Independence of Covenants. Landlord’s and Tenant’s covenants herein are independent and,
without limiting the generality of the foregoing, Tenant acknowledges that its covenant to pay Rent hereunder is independent of Landlord’s obligations hereunder, and that, in the event that Tenant shall have a claim against Landlord, Tenant
shall not have the right to deduct the amount allegedly owed to Tenant from any Rent due hereunder, it being understood that Tenant’s sole remedy for recovering upon such claim shall be to bring an independent legal action against Landlord. As
such, Tenant’s obligation so to pay Rent under the Lease shall be absolute, unconditional, and independent and shall not be discharged or otherwise affected by any law or regulation now or hereafter applicable to the Premises, or any other
restriction on Tenant’s use, or, except as otherwise expressly provided in the Lease, any casualty or taking, or any failure by Landlord to perform or other occurrence, and Tenant waives all rights now or hereafter existing to terminate, quit
or surrender this Lease or the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to any action seeking to recover Rent, except as otherwise expressly provided in this Lease. Nothing in this paragraph shall
be deemed to prevent Tenant from the benefit of its express remedy under Section 6.1 of this Lease or the benefit of the provisions applicable following casualty and condemnation pursuant to Articles 10 and 11 of this
Lease, in each case on the terms set forth therein. 
 ARTICLE 5    ADDITIONAL RENT
FOR REAL ESTATE TAXES AND OPERATING EXPENSES 
 5.1    Definitions. Tenant agrees to pay as Additional
Rent, an amount calculated as hereinafter set forth. For purposes of this Article 5, the following definitions shall apply: 

“Tax Year”. The fiscal year of the Town of Bedford (July 1 – June 30) or other applicable governmental
authority for real estate tax purposes or such other twelve (12)-month period as may be duly adopted in place thereof. 

  
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 “Taxes”: All taxes, assessments and charges of every kind and
nature levied, assessed or imposed at any time by any governmental authority upon or against the Property or any improvements, fixtures and equipment of Landlord used in the operation thereof whether such taxes and assessments are general or
special, ordinary or extraordinary, foreseen or unforeseen in respect of each Tax Year falling wholly or partially within the Term. Taxes shall include, without limitation, all general real property taxes and general and special assessments
(provided that, with respect to any special assessments or betterments that may be paid in installments, Taxes for such Tax Year shall include only the amount of the installment plus any interest due and payable during such Tax Year), charges, fees
or assessments for all governmental services or purported benefits to the Property, service payments in lieu of taxes, all business privilege taxes, and any tax, fee or excise on the act of entering into this Lease or any other lease of space in the
Property, or on the use or occupancy of the Property or any part thereof, or on the rent payable under any lease or in connection with the business of renting space under any lease or in connection with the business of renting space in the Property,
that are now or hereafter levied or assessed against Landlord by the United States of America, the Commonwealth of Massachusetts, or any political subdivision, public corporation, district or other political or public entity, including legal fees,
experts’ and other witnesses’ fees, costs and disbursements incurred in connection with proceedings to contest, determine or reduce Taxes. Taxes shall also include any other tax, fee or other excise, however described, that may be levied
or assessed as a substitute for, or as an addition to, in whole or in part, any other Taxes (including, without limitation, any municipal income tax) and any license fees, tax measured or imposed upon rents, or other tax or charge upon
Landlord’s business of leasing the Property, whether or not now customary or in the contemplation of the parties on the date of this Lease. Taxes shall not include: (a) franchise, transfer, gift, excise, capital stock, estate, succession
and inheritance taxes, and federal and state income taxes measured by the net income of Landlord from all sources, unless due to a change in the method of taxation such tax is levied or assessed against Landlord as a substitute for, or as an
addition to, in whole or in part, any other Tax that would constitute a Tax as provided above; or (b) penalties or interest for late payment of Taxes except to the extent arising from Tenant’s failure to pay such amounts. 

“Expense Year”: Each calendar year, all or any portion of which shall occur during the Term of this Lease. 

“Operating Expenses”: All costs and expenses (and taxes, if any, thereon) paid or incurred on behalf of
Landlord (whether directly or through independent contractors) in connection with the ownership, management, operation, maintenance and repair of the Property and Common Areas (including any sales or other taxes thereon) during the Term as a
first-class office park, including, without limitation: 
 (a)    supplies, materials and equipment
purchased or rented, total wage and salary costs paid to, and all contract payments made on account of, all persons to the extent engaged in the operation, maintenance, security, cleaning and repair of the Building and the Common Areas at or below
the level of building manager (including the amount of any taxes, social security taxes, unemployment insurance contributions, union benefits) and any on-site employees of Landlord’s property management
agent; 
 (b)    the maintenance, repair and replacement of building systems, including heating,
ventilating, air conditioning, plumbing, electrical, mechanical, sewer, fire detection, sprinkler, life safety and security systems, telecommunications facilities, elevators and escalators, exterior windows and doors, tenant directories, emergency
generator, and other equipment used in common by, or for the benefit of, occupants of the Building and Common Areas including such repairs and replacements as may be necessary to maintain the same in proper working order and in compliance with all
applicable laws and industry performance standards; 
 (c)    charges of contractors for services and
facilities otherwise includable in Operating Expenses, including security, trash removal, cleaning, janitorial, window washing, snow and ice removal, exterior and interior landscaping, the maintenance and repair of the parking facilities, roadways
and light poles; 
 (d)    the cost of utility services for the Building and the Common Areas, including,
without limitation, water, sanitary sewer, electricity, gas, fuel oil, steam, chilled water; but excluding electricity supplied to the Premises and billed to Tenant pursuant to Section 5.4 and electricity used by other tenants of the Property
within their leased space and billed directly to such tenants; 

  
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 (e)    the premiums for fire, extended coverage, loss of
rents, boiler, machinery, sprinkler, public liability, property damage, earthquake, flood, and other insurance relative to the Property and the operation and maintenance thereof (including the fitness center described below) and unreimbursed costs
incurred by Landlord that are subject to commercially reasonable insurance deductibles; 
 (f)    the
operation and maintenance of any areas, facilities and amenities located in Common Areas , including, without limitation, the cost of utilities, repairs and insurance associated with such amenities; 

(g)    the amortized cost of capital items incurred with respect to the ownership, operation, maintenance
and repair of the Property for maintenance, repairs, and replacements (i.e., capital expenditures of any kind, whether for repairs, replacements or improvements) amortized over the reasonable life of the capital items as determined in the reasonable
judgment of Landlord’s accountant in accordance with generally accepted accounting principles together with interest at the greater of nine percent (9%) per annum or Landlord’s borrowing rate for such capital items on the unamortized
balance of the cost of the capital item and the installation of capital improvements that are made to the Property by Landlord in order to: (i) reduce (or avoid an increase in) operation or maintenance expenses with respect to the Property,
(ii) comply with laws, regulations or orders of any governmental or quasi-governmental authority, agency or department which were enacted or became effective after the date hereof, or (iii) comply with the requirements of Landlord’s
insurers that are enacted or became effective after the date hereof; 
 (h)    office costs of
administration; legal and accounting fees and other expenses of maintaining and auditing Property accounting records and preparing Landlord’s Statements; 

(i)    a commercially reasonable fee for management services whether rendered by Landlord (or affiliate) or
a third-party property manager, it being agreed that 4% of gross revenues from the Property constitutes a commercially reasonable management fee; and 

(j)    the cost of operating, cleaning and maintaining the Cafeteria and Fitness Center described in
Section 6.6, below, if any (net of revenue, if any, collected from the operation of such cafeteria and fitness center). 

In no event shall Landlord be entitled to payment of more than 100% of the Operating Expenses from tenants of the Property in any one Expense
Year during the Term. 
 Notwithstanding anything herein to the contrary, Operating Expenses shall not include: (1) utility expenses
that are separately metered for any individual tenant in the Property; (2) any expense for which Landlord is reimbursed by a specific tenant by reason of a special agreement or requirement of the occupancy of the Property by such tenant;
(3) expenses for services provided by Landlord for the exclusive benefit of a given tenant or tenants for which Landlord is directly reimbursed by such tenant or tenants; (4) all costs, fees and disbursements relating to activities for the
solicitation, negotiation and execution of leases for space in the Property (including but not limited to advertising costs, leasing commissions and attorneys’ fees therefor); (5) the costs of alterations to or payment of allowance for, or the
decorating or the redecorating of, space in the Property leased to other tenants; (6) except as stated in subparagraph (h) of the definition of Operating Expenses, the costs associated with the operation of the business of the ownership or
entity which constitutes “Landlord”, including costs of selling, syndicating, financing or mortgaging any of Landlord’s interest in the Property; (7) rentals payable under any ground or underlying lease, if any; (8) except
as stated in subparagraph (g) of the definition of Operating Expenses, depreciation, interest and principal payments on mortgages and other debt costs, if any; (9) repairs or other work required due to fire or other casualty except to the
extent of any commercially reasonable deductible; (10) except as set forth in subparagraph (g), costs of capital improvements; (11) payments to affiliates of Landlord, but only to the extent that they exceed market charges (the parties
agreeing that a property management fee equal to 4% of gross rents is permissible under this clause (11)); (12) costs of constructing any additional buildings or, except as set forth in subparagraph (g) above, improvements; (13) any
increase in the cost of Landlord’s insurance caused by a specific use of another tenant; (14) attorneys’ fees, costs, disbursements, and other expenses incurred in connection with the disputes with tenants; (15) rent for space
which is not actually used by Landlord in connection with the management and operation of the Property; (16) all costs or expenses (including fines, penalties and legal fees) incurred due to the violation by Landlord, its employees, agents,

  
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contractors or assigns of the terms and conditions of any lease, or any applicable building code, governmental rule, regulation or law; (17) contingency or replacement reserves;
(18) costs incurred in remediation of the Property required as the result of Hazardous Substances therein or thereon; (19) except as permitted in subparagraph (g) above, any capital cost incurred in connection with modifying,
removing, upgrading or replacing the Building Systems (as hereinafter defined); (20) costs, other than those incurred in ordinary maintenance and repair, for sculptures, paintings, fountains or other objects of art or the display of such item;
(21) contributions to charitable or political organizations; (22) Taxes; (23) the cost of repairs or other work to the extent Landlord is reimbursed by insurance or condemnation proceeds, by other tenants (other than through the payment of
Operating Expenses) or from any other source, or for which Landlord would have been reimbursed by insurance which Landlord is required to carry under this Lease (whether or not Landlord does so); (24) costs incurred in connection with the sale,
financing or refinancing of the Property or any portion thereof; (25) fines, interest and penalties incurred due to the late payment of Taxes or Operating Expenses except to the extent resulting from Tenant’s failure to timely pay Taxes or
Operating Expenses; (26) insurance deductibles in excess of commercially reasonable deductibles; and (27) the amount of a judgment or settlement against Landlord which is not covered by the insurance required to be carried by Landlord
under this Lease. 
 Operating Expenses that are incurred jointly for the benefit of the Building and one or more other buildings or
properties, whether pursuant to a reciprocal easement agreement, common area agreement or otherwise, may be allocated between the Building and the other buildings or properties in accordance with the ratio of their respective rentable areas
calculated using a consistent methodology or on any other reasonable basis determined by Landlord. Operating Expenses incurred for the benefit of less than all of the tenants at the Property or in the Building may be allocated among such tenants
based on the rentable square footage of their respective premises or on any other reasonable basis determined by Landlord. 

“Tenant’s Share”: Tenant’s
Share shall be a fraction, the numerator of which shall be the rentable area of the Premises and the denominator of which (i) shall be the rentable area of the Building, with respect to Operating Expenses of and pertaining to the Building, and
(ii) the rentable area of the Property, with respect to Operating Expenses of and pertaining to the office park at the Property. On the Commencement Date the Tenant’s Share pertaining to the Property is 10.50% (50,000 RSF/476,207 RSF), and
the Tenant’s Share pertaining to the Building is 100% (50,000 RSF/50,000 RSF). The Tenant’s Share shall be recalculated from time to time in the event that there shall be a change in the rentable area of either the Premises, the Building,
or the Property. For purposes hereof, Operating Expenses shall be allocated either to the Building or the office park at the Property, but not both (i.e., the provisions of this paragraph shall not operate to enable Landlord to charge Tenant for the
same Operating Expense twice). 
 “Landlord’s
Statement”: An instrument containing a computation of any Additional Rent for Operating Expenses or Taxes due pursuant to the provisions of this Article 5. 

5.2    Payment of Taxes. Tenant shall pay, as Additional Rent, Tenant’s Share of Taxes
payable in respect of any Tax Year falling wholly or partially within the Term (which payment shall be adjusted by proration with respect to any such partial Tax Year). Within thirty (30) days after the issuance by the Town of Bedford or other
applicable governmental authority of the final bill for Taxes for each Tax Year, Landlord shall submit to Tenant a copy of such bill, together with Landlord’s Statement and Tenant shall pay the Additional Rent set forth on such Landlord’s
Statement (less the amount of estimated payments paid by Tenant on account of prior estimated payments in accordance with this paragraph, if any) as set forth herein. Landlord, at its option, may require Tenant to make monthly payments on account of
Tenant’s Share of Taxes. The monthly payments shall be one-twelfth (1/12th) of the amount of Tenant’s Share of Taxes and shall be payable on or before the first day of each month during the Term, in
advance, in an amount reasonably estimated by Landlord and billed by Landlord to Tenant; provided, that, Landlord shall have the right initially to determine such monthly estimates and to reasonably revise such estimates from time to
time. Notwithstanding the foregoing, any change in the monthly payments required to be made by Tenant under this Section 5.2 shall not be effective until thirty (30) days after receipt by Tenant of notice of such
change. 
 5.3    Payment of Operating Expenses. Tenant shall pay to Landlord, as Additional
Rent, Tenant’s Share of all Operating Expenses in respect of each Expense Year. Tenant shall pay a sum equal to one-twelfth (1/12) of the amount of Tenant’s Share of Operating Expenses for each
Expense Year on or before the first day of each month of such Expense Year, in advance, in an amount 

  
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reasonably estimated by Landlord and billed by Landlord to Tenant; provided, that, Landlord shall have the right initially to determine such monthly estimates and to reasonably
revise such estimates from time to time. Notwithstanding the foregoing, any change in the monthly payments required to be made by Tenant under this Section 5.3 shall not be effective until thirty (30) days after
receipt by Tenant of notice of such change. 
 5.4    Payment of Utility Expenses. The
Building is separately metered for electrical service, water and sewer service and gas service. Water and sewer service is not billed directly to Tenant, and Tenant pays for its water and sewer service as a part of Tenant’s Share of Operating
Expenses. Tenant shall take all steps required by the applicable utility company to provide for direct billing to Tenant for the electricity and gas furnished to the Premises during the Term, including, without limitation, making applications to the
applicable utility company in connection with such service and making any deposits as such utility company shall require. Tenant agrees to pay, or cause to be paid, all charges for electricity and gas furnished to the Premises (or by special
facilities serving the Premises, if any) during the Term, punctually as and when due. From time to time, if requested by Landlord, Tenant shall provide Landlord with evidence of payment to, and good standing with, such utility companies as Landlord
may reasonably require. Tenant covenants and agrees to indemnify, hold harmless and defend Landlord against all liability, cost and damage arising out of or in any way connected to Tenant’s non-payment or
late payment of any and all charges and rates and deposits to such utility companies relating to the Premises during the Term. 
 If at any
time during the Term the Building is not separately metered for electricity and payments on account of electricity are made to Landlord, Landlord shall bill Tenant for such usage based on Landlord’s reasonable estimate (taking into account
Tenant’s prior usage of electricity) and Tenant’s rate of payment shall increase from time to time based upon the increases in rate charged by the utility company to Landlord. Landlord shall have the right to issue supplemental billing to
Tenant from time to time to account for such increases. Any electrical charges payable to Landlord in respect of the Premises shall constitute Additional Rent under this Lease (but shall not be included as an Operating Expense), and shall be due and
payable monthly in advance on the first day of each calendar month during the Term. In such event, Landlord shall have the right to charge Tenant an estimated amount, payable as Additional Rent on the first of each month, in advance, together with
payments of Base Rent, on account of Tenant’s estimated electricity usage, with an annual reconciliation based on actual meter readings such that Tenant will pay the amount due hereunder. 

5.5    Landlord’s Statements. 

5.5.1    Delivery of Statements. Landlord will deliver Landlord’s Statements to Tenant during the Term.
Landlord shall endeavor, within one hundred twenty (120) days after the expiration of each Expense Year, to prepare and furnish Tenant with Landlord’s Statement showing the Operating Expenses and Taxes incurred during such Expense Year.
Landlord’s delay or failure to render Landlord’s Statement with respect to any Expense Year or any Tax Year beyond a date specified herein shall not prejudice Landlord’s right to render a Landlord’s Statement with respect to that
or any subsequent Expense Year or subsequent Tax Year. The obligations of Landlord and Tenant under the provisions of this Article with respect to any Additional Rent incurred during the Term shall survive the expiration or any sooner termination of
the Term. If Landlord fails to give Tenant a statement of projected Operating Expenses prior to the commencement of any Expense Year, Tenant shall continue to pay Operating Expenses in accordance with the previous statement, until Tenant receives a
new statement from Landlord. Landlord’s Statements with respect to Operating Expenses and Taxes shall be conclusive between the parties absent manifest error, subject to the provisions of Section 5.5.2, below. 

5.5.2    Tenant Inspection Rights. During the one hundred twenty (120)-day
period after receipt of any Landlord’s Statement with respect to Operating Expenses and Taxes (the “Review Period”), Tenant may inspect and audit Landlord’s records relevant to the cost and expense items reflected in such
Landlord’s Statement (a “Tenant Audit”) at a reasonable time mutually agreeable to Landlord and Tenant during Landlord’s usual business hours. Each Landlord’s Statement shall be conclusive and binding upon Tenant
unless within one hundred eighty (180) days after receipt of such Landlord’s Statement Tenant shall notify Landlord that it disputes the correctness of Landlord’s Statement, specifying the respects in which Landlord’s Statement
is claimed to be incorrect. Tenant’s right to conduct any Tenant Audit shall be conditioned upon the following: (a) no Event of Default shall be ongoing at the time that Tenant seeks to conduct the Tenant Audit; (b) in no event shall
any Tenant Audit be performed by a firm retained on a “contingency fee” basis; (c) the Tenant Audit shall be concluded no 

  
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later than sixty (60) days after Landlord first makes its records available to Tenant for inspection and audit; (d) any Tenant Audit shall not unreasonably interfere with the conduct of
Landlord’s business; (e) Tenant and its agent conducting the Tenant Audit shall each execute a commercially reasonable confidentiality agreement for Landlord’s benefit prior to commencing any Tenant Audit; (f) Tenant’s
agent’s audit report shall, at no charge to Landlord, be submitted in draft form for Landlord’s review and comment before the final approved audit report is delivered to Landlord, and Landlord shall have the right to point out errors or
make suggestions with respect to such audit report, and any appropriate comments or clarifications by Landlord which are accepted by Tenant’s agent shall be incorporated into the final audit report, it being the intention of the parties that
Landlord’s right to review is intended to prevent errors and avoid the dispute resolution mechanism set forth below and not to unduly influence Tenant’s agent in the preparation of the final audit report; (g) Tenant shall only be able
to conduct one (1) Tenant Audit for each Lease Year during the Term; and (h) the Tenant Audit shall be conducted by Tenant at its sole cost and expense unless the results of such Tenant Audit show that Landlord’s Statement overstated
the amount of Operating Expenses and Taxes owed by Tenant for the period covered by the Tenant Audit by more than five percent (5%), in which case Landlord shall be responsible for payment of such costs and expenses within thirty (30) days
after receipt by Landlord of an invoice therefor. If Tenant makes a timely objection, Tenant shall nonetheless pay the amount shown on the Landlord’s Statement in the manner prescribed in this Lease, without any prejudice to such objection,
however, any overpayments identified during any Tenant Audit, if any, shall be applied as a credit against the amount of Additional Rent owed by Tenant immediately following the completion of the Tenant Audit. 

5.6    Adjustments. If the actual amount of Tenant’s Share of Operating Expenses for any
Expense Year or Tenant’s Share of Taxes for any Tax Year exceeds the estimated amount thereof paid by Tenant for such Expense Year or Tax Year, then Tenant shall pay to Landlord the difference between the estimated amount paid by Tenant and the
actual amount of such Additional Rent payable by Tenant. This Additional Rent payment shall be due and payable within thirty (30) days following delivery of Landlord’s Statement. If the total amount of estimated payments made by Tenant in
respect of Tenant’s Share of Operating Expenses for any Expense Year or Tenant’s Share of Taxes for any Tax Year shall exceed the actual amount of such Additional Rent payable by Tenant, then such excess amount shall be credited against
the monthly installments of Additional Rent due and payable from Tenant to Landlord hereunder until such amount shall have been refunded in full to Tenant after delivery of the applicable Landlord’s Statement. Any excess payments made by Tenant
during the Term that have not been so applied and are outstanding at the end of the Term shall be paid to Tenant promptly following delivery of Landlord’s Statement for the final Expense Year and final Tax Year, as applicable. Tenant’s
obligations under this Section 
5.6 shall survive the expiration or earlier termination of the Term. 
 ARTICLE
6    SERVICES AND UTILITIES 
 6.1    Services. Landlord shall
provide the following services to the Building and the Common Areas, as applicable (subject to Tenant’s reimbursement and payment obligations therefor in accordance with the operation of Article 5 hereof): 

(a)    Janitor services in and about the office and laboratory portions of the Premises in accordance with
the cleaning specifications set forth in Exhibit 6.1, Saturdays, Sundays and union and state and federal government holidays (the “Holidays”) excepted. In addition, Landlord shall strip and
re-wax the laboratory floors on a semi-annual basis. 

(b)    Heat and air-conditioning to the Building as required to
maintain comfortable temperature 24 hours per day, 7 days per week; provided, however, Tenant shall be responsible for all utility services and the cost of the same necessary to produce such heat and air-conditioning in accordance with
Section 5.4, above, and Tenant shall pay an additional charge for the use of the heating, air conditioning, and ventilation by Tenant for the office portions of the Premises after Normal Business Hours (“Overtime
HVAC”) in accordance with Section 6.2, below. The expense charged by Landlord to Tenant for any Overtime HVAC shall be based on Landlord’s actual cost for such service (currently $20.00 per hour), but subject
to change from time to time based on Landlord’s actual cost to provide such service. 
 (c)    Hot
running water for lavatory purposes and for laboratory, pilot production and research and development purposes, at the levels existing as of the date hereof, and cold water to the Building for cleaning, fire protection, drinking, lavatory and toilet
purposes, and for laboratory, pilot production and research and development purposes, at the levels existing as of the date hereof, drawn through fixtures installed by Landlord or by Tenant with Landlord’s written consent, which consent shall
not be unreasonably withheld, conditioned or delayed. 

  
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 (d)    Maintenance of the Common Areas so that they are
clean and free from accumulations of debris, rubbish and garbage and exterior drives, walkways and parking areas free of accumulations of snow and otherwise in good order, condition and repair. 

(e)    Access to the Premises and the Common Areas serving the Building twenty-four (24) hours per
day, seven (7) days per week, fifty-two (52) weeks per year, except for emergency situations outside of Landlord’s control and subject to Landlord’s Rules and Regulations. Other services
shall be available as provided in Section 6.2 hereof. 
 Landlord shall have the right to select the utility providers (except to
the extent that Tenant contracts directly with such providers) and Tenant shall pay all actual costs associated with obtaining the utility service as provided in Article 5 hereof. Landlord agrees to furnish or cause to be furnished to the
Premises the utilities and services described herein, subject to the conditions and in accordance with the standards set forth herein. Landlord’s failure to furnish any of such services when such failure is caused by accidents, the making of
repairs, alterations or improvements, labor difficulties, difficulty in obtaining adequate supply of fuel, electricity, steam, water or other service or supplies from the sources from which they are usually obtained for the Building, or governmental
constraints or any other cause beyond Landlord’s reasonable control, shall not result in any liability to Landlord. Tenant shall not be entitled to any abatement or reduction of rent by reason of such failure, no eviction of Tenant shall result
from such failure and Tenant shall not be relieved from the performance of any covenant or agreement in this Lease. In the event of any failure, stoppage or interruption thereof, Landlord shall diligently attempt to resume service promptly. 

Notwithstanding the foregoing, if there shall be an interruption, curtailment or suspension of any utility or service necessary for the occupancy of the
Premises and required to be provided by Landlord pursuant to this Section 6.1 (and no reasonably equivalent alternative service or utility is provided by Landlord) that shall materially interfere with Tenant’s use and
enjoyment of all or a material portion of the Premises (a “Service Interruption”), and if (i) such Service Interruption shall continue for five (5) consecutive business days following receipt by
Landlord of written notice from Tenant describing such Service Interruption (the “Service Interruption Notice”), (ii) such Service Interruption is not the result of Force Majeure or any of Tenant’s acts or
omissions, and (iii) the restoration of such Service Interruption is in the reasonable control of Landlord, then Tenant shall be entitled to an equitable abatement of Base Rent and Tenant’s Share of Operating Expenses and Taxes, based on
the nature and duration of the Service Interruption, the area of the Premises affected, and the then current Base Rent and Tenant’s Share of Operating Expenses and Taxes, for the period that shall begin on the 6th day of such Service
Interruption and that shall end on the day such Service Interruption ceases. Notwithstanding anything in this Lease to the contrary, but subject to Article 10 and Article 11 (which shall govern in the event of a casualty or
condemnation), the remedies expressly provided in this paragraph shall be Tenant’s sole recourse and remedy in the event of an interruption of Landlord services to the Premises. 

6.2    Additional Services. Landlord shall impose reasonable charges and may establish
reasonable rules and regulations for the following: (a) following a request therefor by Tenant or following prior notice to Tenant by Landlord, the use of any heating, air-conditioning, ventilation by
Tenant for the office portion of the Premises after Normal Business Hours (provided that any such charge for such use shall be in accordance with Section 6.1, above), (b) following a request therefor by Tenant or following prior notice to
Tenant by Landlord, the use or consumption of any other building services, supplies or utilities after Normal Business Hours, and any unanticipated, additional costs incurred by Landlord to operate the Building after Normal Business Hours as a
result thereof; (c) if Landlord has provided Tenant with prior notice, additional or unusual janitorial services required because of any non-building standard improvements in the Premises, the
carelessness of Tenant, or the nature of Tenant’s business; and (d) the removal of any refuse and rubbish from the Premises except for discarded material placed in wastepaper baskets and left for emptying as an incident to Landlord’s
normal cleaning of the Premises in accordance with Exhibit 6.1. For the purposes of this Lease, “Normal Business Hours” shall mean the hours of 7:00 a.m. to 7:00 p.m., Monday through Friday (other than
Holidays). 

  
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 6.3    Excessive Current. 

6.3.1    Prohibited Activities. Tenant shall comply with the conditions of occupancy and connected
electrical load reasonably established by Landlord for the Building. Tenant covenants that at no time shall the use of electrical energy in the Premises exceed the capacity of the existing feeders or wiring installations then serving the Premises.

 6.3.2    Landlord’s Right to Survey Usage. Landlord may survey Tenant’s use of
services from time to time. If Tenant ceases to lease 100% of the Premises initially leased hereunder, Landlord shall have the right to redistribute electricity in the Building at its sole cost and expense to provide for a minimum level of
electrical load to any other tenant’s premises in the Building consistent with first class office use. 

6.4    Maintenance of Common Areas. The manner in which the Common Areas are maintained and operated and the
expenditures therefor shall be at the sole discretion of Landlord and in accordance with the standards of comparable buildings in the Bedford submarket of the Route 128 North submarket. Landlord reserves the right from time to time to (a) make
changes in the shape, size, location and appearance of the land and improvements which constitute the Common Areas, provided that with respect to Common Areas in the Building or solely serving the Building, Landlord shall not materially impair
Tenant’s ability to operate its business in or reasonable access to the Premises, except temporary impairments required by said changes; (b) make such improvements, alterations and repairs to the Common Areas as may be required by
governmental authorities or by utility companies servicing the Property; (c) construct, maintain and operate lighting and other facilities on all said areas and improvements; (d) grant exclusive parking rights to Property tenants (except
in or to the Tenant’s Visitor Parking Area); and (e) to add or remove improvements and facilities to or from the Common Areas (except in or to the Tenant’s Visitor Parking Area). The use of the Common Areas shall be subject to such
reasonable regulations and changes therein as Landlord shall make from time to time, including (but not by way of limitation) the right to close from time to time, if necessary, all or any portion of the Common Areas to such extent as may be legally
sufficient, in the opinion of Landlord’s counsel, to prevent a dedication thereof or the accrual of rights of any person or of the public therein; provided, however, Landlord shall do so at such times and in such manner as shall minimize any
disruption to Tenant to the extent reasonably possible. Notwithstanding anything contained herein, Landlord shall not grant to any non-tenant of the Building any rights with respect to the Building that are
effective during the Term. 
 Landlord further reserves the right to add to the Property and to develop and finance additions and other
improvements in the Common Areas of the Property as it may determine in its discretion. This may entail subdivision of the land at the Property (except in or to the Tenant’s Visitor Parking Area), a separate ground lease of a portion of the
land at the Property, or creation of a condominium or common interest community in a manner that allows development of any addition or other improvements as an independent project. In the case of the development of any addition or other improvements
as an independent project, the same shall be excluded from the term “Property” as used in this Lease. In the event any land is added to the Property, Exhibit 1.1-2 shall be deemed amended
accordingly. In the event the Property, as originally defined herein, is subdivided, then the term “Property” shall be deemed to refer only to the parcel or parcels of land on which the Building is located and Exhibit 1.1-2 shall be deemed amended accordingly. In the event the Property is submitted to a condominium regime, the Property shall be deemed to be the condominium unit in which the Building is located and all common
areas and facilities of the condominium. This Lease shall be subject and subordinate to any such subdivision, ground lease, or condominium (and covenants and easements granted in connection therewith) so long as the same do not, in any material
respect, reduce Landlord’s obligations under this Lease, increase Tenant’s obligations under this Lease, or reduce Tenant’s rights under this Lease. Tenant agrees to enter into any instruments reasonably requested by Landlord in
connection with the foregoing so long as the same are not inconsistent with the rights of Tenant under this Lease, including a subordination of this Lease to a ground lease or documents creating a condominium or common interest community at the
Property. Tenant agrees not to take any action to oppose any application by Landlord for any permits, consents or approvals from any governmental authorities for any redevelopment or additional development of all or any part of the Property, and
will use all commercially reasonable efforts to prevent any of Tenant’s subtenants or assigns, and Tenant’s and their respective officers, directors, employees, agents, contractors and consultants (collectively, “Tenant Responsible
Parties”) from doing so. For purposes hereof, action to oppose any such application shall include, without limitation, communications with any governmental authorities requesting that any such application be limited or altered. Also for
purposes hereof, commercially reasonable efforts shall include, without limitation, commercially reasonable efforts, upon receiving notice of any such action to oppose any application on the part of any Tenant Responsible Parties, to obtain
injunctive relief, and, in the case of a subtenant, exercising remedies against the subtenant under its sublease. 

  
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 6.5    Access to Premises. 

6.5.1    Landlord’s Right of Entry. Landlord shall have the right to enter the Premises without
abatement of Rent at all reasonable times upon reasonable prior notice to Tenant (except in emergencies when no advance notice shall be required), (a) to supply any service to be provided by Landlord to Tenant hereunder, (b) to show the
Premises to Landlord’s Mortgagee (as hereinafter defined) and to prospective purchasers, mortgagees and tenants, (c) to inspect, alter, improve or repair the Premises and any portion of the Property, and (d) to introduce conduits,
risers, pipes and ducts to and through the Premises, provided that in exercising any such right, Landlord will cause all such conduits, risers, pipes and ducts to be placed above dropped ceilings, within walls, or below floors or in closets, to the
extent reasonably practicable. In conducting any such activities, Landlord shall use reasonable efforts not to unreasonably interfere with the conduct of Tenant’s business operations in or access to the Premises or Tenant’s Equipment in a
manner inconsistent with first-class buildings. 
 Notwithstanding the foregoing, Tenant may identify certain areas of the
Premises not to exceed 15,000 rentable square feet in the aggregate that require limited access and special security measures (“Secure Areas”) by written notice to Landlord from time-to-time. Landlord shall not enter the Secure Areas without being accompanied by a representative of Tenant except in the event of an emergency threatening life or property or to provide services required
to be provided to Tenant by Landlord pursuant to this Lease, or otherwise with Tenant’s prior consent. 
 Landlord shall
cause its janitorial vendors cleaning the laboratory and any Landlord personnel entering portions of the Secure Areas that are used for laboratory or pilot production purposes to comply with Tenant’s reasonable and appropriate safety procedures
and Tenant shall cooperate with Landlord and such persons to provide the necessary training for such procedures. 

6.5.2    Tenant’s Keys. For each of the purposes stated above in this
Section 6.5, Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults, safes and Secure Areas, and Landlord shall have the right
to use any and all means that Landlord may deem necessary or proper to open said doors in an emergency, in order to obtain entry to any portion of the Premises. 

6.6    Cafeteria and Fitness Center. The Common Areas may contain a fitness center (the “Fitness
Center”) and a cafeteria (the “Cafeteria”) that will be operated and maintained by Landlord (or an operator selected by Landlord). The Cafeteria and Fitness Center, if any, may not be temporarily available from time to time
due to construction activities, repairs, maintenance or alterations, or a change in the managing or operating company hired by Landlord, and Landlord reserves the right to change the use of such facilities if the same is uneconomic or insufficiently
used by tenants of the Building or Property in which case such facilities shall be subject to discontinuance and removal by Landlord, as determined by Landlord in its sole discretion. Landlord agrees to make the Fitness Center (and its facilities
and equipment), if any, available to Tenant’s employees on a direct, non-exclusive basis subject to (a) Landlord’s Rules and Regulations regarding the use thereof; (b) payment of a monthly
or other periodic user fee (no such fee being applicable as of the date hereof); and (c) execution of a waiver of liability and indemnity agreement for Landlord’s benefit in form and substance satisfactory to Landlord prior to such
person’s use of the Fitness Center. If, at any time, the Fitness Center and/or Cafeteria are located within the Property in an area outside of the Building, Tenant acknowledges and agrees that Tenant’s use of such facilities shall be
subject to discontinuance if the Building and Property are no longer owned by the same entity. 
 ARTICLE
7    CONDUCT OF BUSINESS BY TENANT 
 7.1    Permitted Use. The Premises shall be
used and occupied only for general office, general laboratory, and research and development purposes, together with customary uses accessory thereto including ancillary pilot production and ancillary storage, as permitted per Applicable Laws
(collectively, the “Permitted Uses”), but expressly excluding medical, clinical, government and education (as distinguished from training of staff) offices. Tenant shall not use or occupy, or permit the use or occupancy of, the
Premises or any part thereof for any use other than the Permitted Uses specifically set 

  
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forth above or in any illegal manner, or in any manner that, in Landlord’s reasonable judgment, would adversely affect or interfere with any services required to be furnished by Landlord to
Tenant or to any other tenant or occupant of the Property, or with the proper and economical rendition of any such service, or with the use and enjoyment of any part of the Property by any other tenant or occupant. In no event shall the Permitted
Uses include any governmental, medical, clinical or retail uses. Tenant agrees that it will not exceed the maximum floor bearing capacity for the Premises. 

7.2    Tenant’s Personal Property. Tenant shall be responsible for any ad valorem taxes on (a) its
personal property (whether owned or leased) and (b) on the value of its leasehold improvements in the Premises (which are in excess of building standard improvements), if and to the extent that the leasehold improvements are assessed in a
manner segregating their value from the remainder of the Building by the taxing authorities as reasonably evidenced by Landlord, and such taxes shall be payable by Tenant to Landlord as Additional Rent. Landlord acknowledges that no leasehold
improvements in the Premises are currently assessed separately from the remainder of the Building. 

7.3    Compliance with Laws. 

7.3.1    Tenant’s Compliance Obligations. From and after the Commencement Date and during the
Term or such longer period as Tenant remains in possession of the Premises, Tenant, at Tenant’s expense, shall comply promptly with the laws, ordinances, rules, regulations and orders of all governmental authorities in effect from time to time
during the Term including, without limitation, the Americans with Disabilities Act (“ADA”), and all applicable federal, state and municipal building, zoning, fire, health, safety and environmental laws (the “Applicable
Laws”) that shall impose any duty on Tenant with respect to the Premises or the use, occupancy or operation thereof. Tenant will obtain and maintain in full force and effect any and all licenses and permits necessary for its use of the
Premises. Tenant shall make any Alterations in or to the Premises in order to comply with the foregoing, which are necessitated or occasioned, in whole or in part by the use or occupancy or manner of use, occupancy or operation of the Premises by
Tenant or any of its officers, employees, agents, contractors, invitees, licensees or subtenants (the “Tenant Parties”). Notwithstanding the foregoing, Tenant shall not be required to make any alterations or additions to the
structure, roof, exterior and load bearing walls, foundation, structural floor slabs and other structural elements of the Building or any Building Systems unless the same are (x) required by Tenant’s particular use of the Premises (as
opposed to office use, generally) or (y) result from any Alterations (as defined below) made by Tenant. 

7.3.2    Landlord’s Compliance Obligations. Landlord shall comply with all Applicable Laws in
effect from time to time during the Term that shall impose any duty on Landlord with respect to the Common Areas, excluding any matters that are Tenant’s responsibility under this Lease or the responsibility of other tenants of the Property.
Notwithstanding anything to the contrary contained herein, from and after the Commencement Date, Tenant shall be responsible for legal compliance, including the requirements of the ADA, with respect to (a) any and all requirements on account of
Tenant’s particular use of, or operations in, the Premises (as opposed to office use, generally), and (b) all Alterations designed or constructed by Tenant or its contractors or agents. 

7.4    Landlord’s Rules and Regulations. Tenant shall observe and comply with the rules and regulations
attached to this Lease as Exhibit 7.4, and all reasonable modifications thereof and additions thereto from time to time put into effect by Landlord (the “Rules and Regulations”). Tenant shall not use or permit the use of the
Premises in any manner that will create waste or a nuisance, or which shall tend to unreasonably disturb other tenants of the Property. Notwithstanding anything herein to the contrary, no rules or regulations, or modifications or additions thereto,
established or promulgated by Landlord under or pursuant to this Section 7.4 or any other provisions of this Lease shall be effective unless and until Landlord notifies Tenant thereof. Notwithstanding anything herein to the
contrary, if there is any conflict between any of the Rules and Regulations or any other rules and regulations promulgated or established by Landlord under or pursuant to this Section 7.4 or any other provisions of this
Lease and any of the other terms and provisions of this Lease, the other terms and provisions of this Lease shall govern. 

7.5    No Liens. Tenant shall keep the Premises and Property free from any liens or encumbrances arising out
of any work performed, material furnished or obligations incurred by or for Tenant or any person or entity claiming through or under Tenant. Any claim to, or lien upon, the Premises or the Property arising from any act or omission of Tenant shall
accrue only against the 

  
 15 

 
leasehold estate of Tenant and shall be subject and subordinate to the paramount title and rights of Landlord in and to the Premises and the Property. If any mechanics’ or other lien shall
be filed against the Premises or the Property purporting to be for services, labor or material furnished or to be furnished at the request of Tenant, then Tenant shall at its expense cause such lien to be discharged of record by payment, bond or
otherwise, within ten (10) days after Tenant has notice of the filing thereof. 
 7.6    Hazardous
Substances. 
 7.6.1    Tenant’s Obligations. 

7.6.1.1 Prohibitions. As a material inducement to Landlord to enter into this Lease with Tenant, Tenant has completed Landlord’s Pre-Leasing Environmental Exposure Questionnaire (the “Environmental Questionnaire”), which is attached as Exhibit 7.6.1.1. Subject to the provisions of the immediately following paragraph,
except for those chemicals or materials, and their respective quantities, specifically listed on the Environmental Questionnaire or an updated Environmental Questionnaire provided to Landlord subsequent to the execution hereof in accordance with
this Section 7.6, neither Tenant nor Tenant’s subtenants or assigns, or any of their respective employees, contractors and subcontractors of any tier, entities with a contractual relationship with such parties (other
than Landlord), or any entity acting as an agent or sub-agent of such parties or any of the foregoing (collectively, “Tenant Parties”) will produce, use, store or generate any “Hazardous
Substances”, as that term is defined below, on, under or about the Premises, nor cause or permit Tenant or any person or any entity claiming by, through, or under Tenant to cause any Hazardous Substance to be brought upon, placed, stored,
manufactured, generated, blended, handled, recycled, used or “Released”, as that term is defined below, on, in, under or about the Premises or Property. If any information provided to Landlord by Tenant on the Environmental Questionnaire,
or otherwise relating to information concerning Hazardous Substances is false, incomplete, or misleading in any material respect, the same shall be deemed a default by Tenant under this Lease. Landlord’s prior written consent shall be required
for any Hazardous Substances use for the Premises not described on the initial Environmental Questionnaire, such consent not to be unreasonably withheld, conditioned or delayed (but subject to the provisions of the immediately following paragraph).

 Notwithstanding the foregoing, Landlord agrees that Tenant may keep, maintain, use and/or store Hazardous Substances in the Premises that
are not listed on an Environmental Questionnaire if the same are (i) consistent with use by a first class laboratory in a mixed use office park and reasonably necessary for the conduct of Tenant’s business, and (ii) are otherwise
kept, maintained, used and stored in accordance with the provisions of this Lease. If requested by Landlord (not more than once per month) Tenant shall deliver updated MSDS sheets to Landlord with an updated inventory of Hazardous Substances
(including approximate amounts) used by Tenant or anyone claiming by, through or under Tenant at the Property if Tenant has, since the date of the last Environmental Questionnaire provided to Landlord, used any such new Hazardous Substances pursuant
to the terms of this paragraph. 
 Tenant shall not install or permit any underground storage tank at the Premises. In addition, Tenant
agrees that it: (i) shall not cause or, during the Term or such longer period as Tenant remains in possession of the Premises, suffer to occur, the Release (as defined below) of any Hazardous Substances at, upon, under or within the Premises or
the Property; and (ii) shall not engage in activities at the Premises that give rise to, or lead to the imposition of, liability upon Tenant or Landlord or the creation of an environmental lien or use restriction upon the Premises or the
Property. For purposes of this Lease, “Hazardous Substances” means all flammable explosives, petroleum and petroleum products, oil, radon, radioactive materials, toxic pollutants, asbestos, polychlorinated biphenyls
(“PCBs”), medical waste, chemicals known to cause cancer or reproductive 

  
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toxicity, pollutants, contaminants, hazardous wastes, toxic substances or related materials, including without limitation any chemical, element, compound, mixture, solution, substance, object,
waste or any combination thereof, which is or may hereafter be determined to be hazardous to human health, safety or to the environment due to its radioactivity, ignitability, corrosiveness, reactivity, explosiveness, toxicity, carcinogenicity,
infectiousness or other harmful or potentially harmful properties or effects, or defined as, regulated as or included in, the definition of “hazardous substances”, “hazardous wastes”, “hazardous materials”, or
“toxic substances” under any Environmental Laws. The term “Hazardous Substances” for purposes of this Lease shall also include any mold, fungus or spores, whether or not the same is defined, listed, or otherwise classified as a
“hazardous material” under any Environmental Laws, if such mold, fungus or spores may pose a risk to human health or the environment or negatively impact the value of the Premises. For purposes of this Lease, “Release” or
“Released” or “Releases” shall mean any release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping, dumping, disposing, or other movement of
Hazardous Substances into the environment. 
 Notwithstanding anything contained herein to the contrary, in no event shall Tenant or anyone
claiming by through or under Tenant perform work at or above the risk category Biosafety Level 3 as established by the Department of Health and Human Services (“DHHS”) and as further described in the DHHS publication Biosafety
in Microbiological and Biomedical Laboratories (5th Edition) (as it may be or may have been further revised, the “BMBL”) or such nationally recognized new or replacement standards
as Landlord may reasonable designate. Tenant shall comply with all applicable provisions of the standards of the BMBL to the extent applicable to Tenant’s operations in the Premises. 

7.6.1.2 Notices to Landlord. Unless Tenant is required by Applicable Laws to give earlier notice to Landlord,
Tenant shall notify Landlord in writing as soon as possible but in no event later than five (5) days after (i) Tenant becomes aware of the occurrence of any actual, alleged or threatened Release of any Hazardous Substance in, on, under,
from, about or in the vicinity of the Premises (whether past or present), regardless of the source or quantity of any such Release, or (ii) Tenant becomes aware of any regulatory actions, inquiries, inspections, investigations, directives, or
any cleanup, compliance, enforcement or abatement proceedings (including any threatened or contemplated investigations or proceedings) relating to or potentially affecting the Premises, or (iii) Tenant becomes aware of any claims by any person
or entity relating to any Hazardous Substances in, on, under, from, about or in the vicinity of the Premises, whether relating to damage, contribution, cost recovery, compensation, loss or injury. Collectively, the matters set forth in clauses (i),
(ii) and (iii) above are hereinafter referred to as “Hazardous Substances Claims”. Tenant shall promptly forward to Landlord copies of all orders, notices, permits, applications and other communications and reports in
connection with any Hazardous Substances Claims. Additionally, Tenant shall promptly advise Landlord in writing of Tenant’s discovery of any occurrence or condition on, in, under or about the Premises that could subject Tenant or Landlord to
any liability, or restrictions on ownership, occupancy, transferability or use of the Premises under any “Environmental Laws”, as that term is defined below. Tenant shall not enter into any legal proceeding or other action, settlement,
consent decree or other compromise with respect to any Hazardous Substances Claims without first notifying Landlord of Tenant’s intention to do so and affording Landlord the opportunity to join and participate, as a party if Landlord so elects,
in such proceedings and in no event shall Tenant enter into any agreements which are binding on Landlord or the Property without Landlord’s prior written consent. Landlord shall have the right to appear at and participate in, any and all legal
or other administrative proceedings concerning any Hazardous Substances Claim. For purposes of this Lease, “Environmental Laws” means all applicable present and future laws relating to the protection of human health, safety,
wildlife or the environment, including, without limitation, (i) all requirements pertaining to reporting, licensing, permitting, investigation and/or remediation of emissions, discharges, Releases, or threatened Releases of Hazardous
Substances, whether solid, liquid, or gaseous in nature, into the air, surface water, groundwater, or land, or relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport, or handling of Hazardous Substances;
and (ii) all requirements pertaining to the health and safety of employees or the public. Environmental Laws include, but are not limited to, the Comprehensive 

  
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Environmental Response, Compensation and Liability Act of 1980, 42 USC § 9601, et seq., the Hazardous Materials Transportation Authorization Act of 1994, 49 USC § 5101, et seq., the
Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, and Hazardous and Solid Waste Amendments of 1984, 42 USC § 6901, et seq., the Federal Water Pollution Control Act, as amended by the Clean Water Act of
1977, 33 USC § 1251, et seq., the Clean Air Act of 1966, 42 USC § 7401, et seq., the Toxic Substances Control Act of 1976, 15 USC § 2601, et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the
Occupational Safety and Health Act of 1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of 1990, 33 USC § 2701 et seq., the Emergency Planning and Community
Right-To-Know Act of 1986, 42 USC § 11001 et seq., the National Environmental Policy Act of 1969, 42 USC § 4321 et seq., the Federal Insecticide, Fungicide and
Rodenticide Act of 1947, 7 USC § 136 et seq., M.G.L. c.21C; oil and hazardous materials as defined in M.G.L. c.21E; and any other state or local law counterparts, as amended, as such Applicable Laws, are in effect as of the Lease Commencement
Date, or thereafter adopted, published or promulgated. 
 7.6.1.3 Releases of Hazardous Substances.
If there occurs any Release of any Hazardous Substance in, on, under, from or about the Premises during the Term or such longer period as Tenant remains in possession of the Premises in violation of Environmental Laws, or requiring any Clean-Up (as defined below), and such Release is not a Release for which Landlord is responsible as further set forth below, then, in addition to notifying Landlord as specified above, Tenant, at its own sole cost
and expense, shall (i) immediately comply with any and all reporting requirements imposed pursuant to any and all Environmental Laws, (ii) provide a written certification to Landlord indicating that Tenant has complied with all applicable
reporting requirements, (iii) take any and all necessary investigation, corrective, remedial and other Cleanup action in accordance with any and all applicable Environmental Laws, utilizing an environmental consultant approved by Landlord, all
in accordance with the provisions and requirements of this Section 7.6, including, without limitation, Section 7.6.6, and (iv) take any such additional investigative, remedial and corrective actions as
Landlord shall in its reasonable discretion deem necessary such that such Release is remediated to a level allowing unrestricted use of the Premises (i.e., to a level that will allow any future use of the Premises, including residential, without any
engineering controls or deed restrictions), all in accordance with the provisions and requirements of this Section 7.6. Landlord may, as required by any and all Environmental Laws, report the Release of any Hazardous
Substance to the appropriate governmental authority, and, if such Release is not a Release for which Landlord is responsible as further set forth below, identifying Tenant as the responsible party. Tenant shall deliver to Landlord copies of all
administrative orders, notices, demands, directives or other communications directed to Tenant from any governmental authority with respect to any Release of Hazardous Substances in, on, under, from, or near the Premises during the Term or such
longer period as Tenant remains in possession of the Premises, together with copies of all investigation, assessment, and remediation plans and reports prepared by or on behalf of Tenant, if any, in response to any such regulatory order or
directive. 
 Notwithstanding anything contained in this Section 7.6, if the presence or Release of
Hazardous Substances in, under, or about the Premises or elsewhere on the Property (a) is caused by Landlord or its agents, employees or contractors, or (b) results from the migration of such Hazardous Substances from outside the Premises
(but not due to the acts of Tenant or any Tenant Party), and in either event results in the contamination of the Premises or the Property, or any soil or groundwater in, under or about the Property, or (c) is caused by anyone other than Tenant
or any Tenant Party and is outside the Premises (collectively, “Excluded Matters”), Landlord at its own expense shall promptly take those actions necessary to abate, remove, remediate, or dispose of such
Hazardous Substances to the extent required by any Environmental Laws, and make all required submissions to applicable regulatory agencies regarding the same, and Tenant shall have no obligation other than to notify Landlord of any such Release of
which Tenant becomes aware. 
 7.6.2    Indemnification. 

7.6.2.1    In General. Without limiting in any way Tenant’s obligations
under any other provision of this Lease, Tenant shall be solely responsible for and shall protect, defend, indemnify and hold Landlord, its lenders, partners, subpartners and their respective officers, agents, servants, employees and independent contractors 

  
 18 

 
(collectively, the “Landlord Parties”) harmless from and against any and all claims, judgments, losses, damages, costs, expenses, penalties, enforcement
actions, taxes, fines, remedial actions, liabilities (including, without limitation, actual attorneys’ fees, litigation, arbitration and administrative proceeding costs, expert and consultant fees and laboratory costs) including, without
limitation, consequential damages (to the extent arising out of claims by third parties only, including without limitation governmental agencies, other tenants at the Property, and any subtenants) and sums paid in settlement of claims, which arise
during or after the Term, whether foreseeable or unforeseeable, arising out of or attributable to the presence, use, generation, manufacture, treatment, handling, refining, production, processing, storage, or presence—of Hazardous Substances
in, on, under or about the Premises or Property by any Tenant Party, except to the extent that such claims, judgments, losses, damages, costs, expenses, penalties, enforcement actions, taxes, fines, remedial actions or liabilities result or arise
from Excluded Matters. The foregoing obligations of Tenant shall include, without limitation: (i) the costs of any required or necessary removal, repair, cleanup or remediation of the Premises and Property, and the preparation and
implementation of any closure, removal, remedial or other required plans; (ii) judgments for personal injury or property damages; and (iii) all costs and expenses incurred by Landlord in connection therewith. 

7.6.3    Compliance with Environmental Laws. Without limiting the generality of
Tenant’s obligation to comply with Applicable Laws as otherwise provided in this Lease, Tenant shall, at its sole cost and expense, comply with all Environmental Laws that shall impose any duty on Tenant with respect to the Premises or the use,
occupancy or operation thereof by Tenant. Tenant shall obtain and maintain any and all necessary permits, licenses, certifications and approvals appropriate or required for the use, handling, storage, and disposal of any Hazardous Substances used,
stored, generated, transported, handled, blended, or recycled by Tenant on the Premises. Landlord shall have a continuing right, without obligation, to require Tenant to obtain, and to review and inspect any and all such permits, licenses,
certifications and approvals. Upon Landlord’s reasonable request following any allegation of a Hazardous Substances Claim received by Landlord or Landlord’s good faith belief that a Hazardous Substances Claim may occur, Tenant shall
provide Landlord with copies of Tenant’s Hazardous Substances management plans, any and all Hazardous Substances risk management and pollution prevention programs instituted by Tenant at the Premises, and any and all Hazardous Substances
emergency response and employee training programs respecting Tenant’s use of Hazardous Substances at the Premises. 

7.6.4    Assurance of Performance. 

7.6.4.1    Environmental Assessments In General. Landlord may, but shall not be required to,
engage from time to time such contractors as Landlord determines to be appropriate to perform “Environmental Assessments”, as that term is defined below, to ensure Tenant’s compliance with the requirements of this Lease with respect
to Hazardous Substances. For purposes of this Lease, “Environmental Assessment” means an assessment including, without limitation: (i) an environmental site assessment conducted in accordance with the then-current
standards of the American Society for Testing and Materials and meeting the requirements for satisfying the “all appropriate inquiries” requirements; and (ii) sampling and testing of the Premises based upon potential recognized
environmental conditions or areas of concern or inquiry identified by the environmental site assessment. 

7.6.4.2    Costs of Environmental Assessments. All costs and expenses incurred by Landlord in
connection with any such Environmental Assessment initially shall be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant has failed to comply with the provisions of this Section 7.6 in any
material respect, then all of the costs and expenses of such Environmental Assessment shall be reimbursed by Tenant as Additional Rent within thirty (30) days after receipt of written demand therefor. 

7.6.5    Tenant’s Obligations upon Surrender. At the expiration or earlier termination of
the Term, Tenant, at Tenant’s sole cost and expense, shall: (i) cause an Environmental Assessment of the Premises to be conducted in accordance with Section 8.6.2; (ii) cause all Hazardous Substances (other

  
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than those for which Landlord is responsible as set forth above) to be removed from the Premises and disposed of in accordance with all Environmental Laws and as necessary to allow the Premises
to be used for any purpose; and (iii) cause to be removed all containers installed or used by any Tenant Parties to store any Hazardous Substances on the Premises, and cause to be repaired any damage to the Premises caused by such removal. 

7.6.6    Clean-up. 

7.6.6.1    Environmental Reports; Clean-Up.
If any written report, including any report containing results of any Environmental Assessment (an “Environmental Report”), shall indicate (i) the presence of any Hazardous Substances as to which Tenant
has a removal or remediation obligation under this Section 7.6. and (ii) that, as a result of such presence, the investigation, characterization, monitoring, assessment, repair, closure, remediation, removal, or other clean-up (the “Clean-up”) of any Hazardous Substances is required, Tenant shall promptly prepare and submit to Landlord within thirty
(30) days after receipt of the Environmental Report a comprehensive plan, subject to Landlord’s written approval, which approval shall not be unreasonably withheld, conditioned or delayed, specifying the actions to be taken by Tenant to
perform the Clean-up so that the Premises are restored to the conditions required by this Lease. Upon Landlord’s approval of the Clean-up plan, Tenant shall, at
Tenant’s sole cost and expense, without limitation of any rights and remedies of Landlord under this Lease, promptly implement such plan with a consultant reasonably acceptable to Landlord and proceed to
Clean-Up such Hazardous Substances in accordance with all applicable laws and as required by such plan and this Lease. If, within thirty (30) days after receiving a copy of such Environmental Report,
Tenant fails either (a) to complete such Clean-up, or (b) with respect to any Clean-up that cannot be completed within such
30-day period, fails to proceed with diligence to prepare the Clean-up plan and complete the Clean-up as required herein as
promptly as practicable, then Landlord shall have the right, but not the obligation, and without waiving any other rights under this Lease, to carry out any Clean-up recommended by the Environmental Report or
required by any governmental authority having jurisdiction over the Premises, and recover all of the costs and expenses thereof from Tenant as Additional Rent, payable within ten (10) days after receipt of written demand therefor. 

7.6.6.2    No Rent Abatement. Tenant shall continue to pay all Rent due or
accruing under this Lease during any Clean-up required to be performed by Tenant under Section 7.6.6.1, and Tenant shall not be entitled to any reduction, offset or deferral of any
Base Rent or Additional Rent due or accruing under this Lease during any such Clean-up. 

7.6.6.3    Surrender of Premises. Tenant shall complete any Clean-up required to be performed by Tenant under Section 7.6.6.1 prior to surrender of the Premises upon the expiration or earlier termination of this Lease, and shall fully comply with
all Environmental Laws and requirements of any governmental authority with respect to such completion, including, without limitation, fully comply with any requirement to file a risk assessment, mitigation plan or other information with any such
governmental authority in conjunction with such Clean-up prior to such surrender. Tenant shall obtain and deliver to Landlord a letter or other written determination from the overseeing governmental authority
confirming that the Clean-up has been completed in accordance with all requirements of such governmental authority and that no further response action of any kind is required for the unrestricted use of the
Premises (“Closure Letter”), but only to the extent that the applicable governmental authority issues Closure Letters with respect to the applicable Clean-up. Upon the
expiration or earlier termination of this Lease, Tenant shall also be obligated to close all permits obtained in connection with Hazardous Substances in accordance with Applicable Laws. 

7.6.6.4    Failure to Timely Clean-Up.
Should any Clean-up for which Tenant is responsible not be completed, or should Tenant not receive the Closure Letter and any governmental approvals required under Environmental Laws in conjunction with
such Clean-up prior to the expiration or earlier termination of this Lease, and Tenant’s failure to receive the Closure Letter is prohibiting Landlord from leasing the Premises or any part thereof to a
third party, or prevents the occupancy or use of the Premises or any part thereof by a third party, then Tenant shall be liable to Landlord as a holdover tenant (as more particularly provided in Section 2.2) until Tenant
has fully complied with its obligations under this Section 7.6. 

  
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 7.6.7    Confidentiality. Unless required to
do so by applicable law, Tenant agrees that Tenant shall not disclose, discuss, disseminate or copy any information, data, findings, communications, conclusions and reports regarding any Release or the status of compliance of the Premises with
Environmental Laws to any Person (other than Tenant’s consultants, attorneys, property managers and employees that have a need to know such information), including any governmental authority, without the prior written consent of Landlord. In
the event Tenant reasonably believes that disclosure is required by Applicable Laws, it shall provide Landlord ten (10) days’ advance notice of disclosure of the applicable confidential information so that Landlord may attempt to obtain a
protective order. Tenant may additionally disclose any such information to bona fide prospective purchasers or lenders, subject to any such parties’ written agreement to be bound by the terms of this Section 7.6. 

7.6.8    Copies of Environmental Reports. Within ten (10) days following Landlord’s
request therefor, including without limitation with respect to a Release that is not caused by a Tenant Party, or in any event in connection with any Release caused by a Tenant Party (without any obligation for Landlord to make a request therefor),
Tenant shall provide Landlord with a copy of any and all environmental assessments, audits, studies and reports regarding Tenant’s activities with respect to the Premises, or ground water beneath the Land, or the environmental condition or Clean-up thereof. Tenant shall be obligated to provide Landlord with a copy of such materials without regard to whether such materials are generated by Tenant or prepared for Tenant, or how Tenant comes into
possession of such materials. 
 7.6.9    Signs, Response Plans, Etc. Tenant shall be
responsible for posting on the Premises any signs required under applicable Environmental Laws. Tenant shall also complete and file any business response plans or inventories required by any applicable Environmental Laws with respect to Tenant or
any Tenant Party’s use of the Premises. Tenant shall concurrently file a copy of any such business response plan or inventory with Landlord. 

7.6.10    Survival. Each covenant, agreement, representation, warranty and indemnification
made by Landlord or Tenant set forth in this Section 7.6 shall survive the expiration or earlier termination of this Lease and shall remain effective until all of such obligations under this
Section 7.6 have been completely performed and satisfied. 
 ARTICLE
8    ALTERATIONS, IMPROVEMENTS AND SIGNAGE 
 8.1    Landlord’s
Obligations. Landlord will maintain in good repair (except casualty and condemnation which shall be governed by Article 10 and Article 11, respectively) and in compliance with all Applicable Laws (to the extent
the responsibility of Landlord pursuant to Section 7.3.2, above) (a) all structural components of the Building, including, without limitation, the roof, foundation, exterior and load-bearing walls, and the structural floor slabs; and
(b) the Building Systems (as defined in Section 8.3.1, below) (excluding Building Systems that exclusively serve any portion of the Premises used exclusively for laboratory, research and development, or pilot
production purposes and any Supplemental HVAC Unit (as defined below) installed by Tenant after the date of this Lease). The cost of this maintenance and repair shall be included in Operating Expenses and shall be subject to reimbursement under
Article 5 hereof to the extent provided therein. Subject to Section 9.6, maintenance and repair expenses caused by Tenant’s willful misconduct or negligent acts or omissions shall be paid directly to Landlord by
Tenant in accordance with Section 4.4, and shall not constitute an Operating Expense. 

8.2    Tenant’s Obligations. Tenant shall take good care of the Premises, any Building
Systems that exclusively serve any portion of the Premises used exclusively for laboratory, research and development, or pilot production purposes and any Supplemental HVAC Unit installed by Tenant after the date of this Lease, and, at Tenant’s
cost and expense, shall make all repairs and replacements necessary to maintain the same in as good condition as the same were in on the Commencement Date, ordinary wear and tear, damage due to fire or other casualty (except to the extent the
responsibility of Tenant to restore under this Lease) and damage caused by Landlord or its agents, contractors or employees excepted. Tenant shall maintain all plumbing facilities and electrical fixtures and devices (including replacement when
necessary of all lamps, starters and ballasts) located within the Premises in as good condition as the same were in on the Commencement Date, ordinary wear and tear, damage due to fire or other casualty (except to the extent the responsibility of
Tenant to restore under this Lease) and damage caused by Landlord or its agents, contractors or employees excepted. Subject to Section 9.6, Tenant shall repair, at its cost, all deteriorations or damages to the Property
occasioned by its negligent 

  
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acts or omissions or willful misconduct. If Tenant does not make such repairs required hereunder within twenty (20) days following notice from Landlord, Landlord may, but need not, make such
repairs, and Tenant shall pay the cost thereof as provided in Section 8.7 hereof. 

8.3    Tenant’s Alterations. 

8.3.1    Landlord’s Consent to Alterations. Tenant shall not make or permit any improvements, installations,
alterations or additions (“Alterations”) in or to the Premises, the Building or the Property that involve or affect the structural portions of the Premises or the Property (the “Building
Structure”) or any of the Property’s HVAC, mechanical, electrical, plumbing, life safety or other essential systems or equipment (the “Building Systems”) or the interior walls or
corridors within the Premises without Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed, provided it shall be deemed reasonable for Landlord to withhold its consent to any Alteration
which adversely affects the structural portions or the systems or equipment of the Building or is visible from the exterior of the Building, or which would violate any certificate of occupancy for the Building or any other permits or licenses
relating to the Building. Landlord’s prior written consent shall not be required for minor decorations and customary cosmetic wall and floor coverings in the Premises that are not visible from the exterior of the Building and do not affect the
Building Structure or the Building Systems, for which Tenant provides advance notice to Landlord and which do not exceed $50,000.00 in the aggregate on an annual basis (“Permitted Cosmetic Alterations”).

 8.3.2    Construction Standards. All Alterations made by or on behalf of Tenant shall be made
and performed: (a) by contractors or mechanics approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed, who shall carry liability insurance of a type and in such amounts as Landlord shall reasonably
require, naming Landlord and Tenant as additional insureds, (b) in a good and workmanlike manner, (c) so that same shall be at least equal in quality, value, and utility to the original work or installation and shall be in conformity with
Landlord’s building standard specifications, as the same may be amended by Landlord and in effect at such time, (d) in accordance with all Applicable Laws, and (e) except for Permitted Cosmetic Alterations, pursuant to plans, drawings
and specifications (“Tenant’s Plans”) which have been reviewed and approved by Landlord prior to the commencement thereof, which approval shall not be unreasonably withheld, conditioned or delayed,
and have been filed with all applicable governmental authorities. 
 8.3.4    Security System.
Subject to Tenant’s compliance with the provisions of Subsection 6.5.2 and Subsection 8.3.2 above, to the extent applicable as provided herein, Tenant shall have the right to install, at its expense, a security system to secure
the Premises provided that Landlord is given access cards or passwords as required to permit Landlord to enter the Premises (but not any Secure Areas) in accordance with this Lease. 

8.4    Tenant’s Property. Except as otherwise provided in the last sentence of
Section 8.5, all trade fixtures, furnishings, equipment and personal property placed in the Premises by Tenant and all computer, telecommunications or other cabling and wiring installed in the Premises or elsewhere at the
Property by or for the benefit of Tenant (collectively, the “Tenant’s Property”) shall be removed by Tenant at the expiration of the Term. Tenant shall, at its cost and expense, repair any damage to the Premises
or the Property caused by such removal. Any of Tenant’s Property not removed from the Premises prior to the Expiration Date shall, at Landlord’s option, become the property of Landlord. Except as otherwise provided in the last sentence of
Section 8.5, Landlord may remove such Tenant’s Property, and Tenant shall pay to Landlord, Landlord’s cost of removal and of any repairs in connection therewith in accordance with
Section 4.4 hereof. 
 8.5    Ownership and Removal. All
additions, fixtures and improvements attached to or installed in or upon the Premises by Tenant or by Landlord shall be Landlord’s property and shall remain upon the Premises at the termination of this Lease without compensation or allowance or
credit to Tenant. Landlord may require at the time of Landlord consent that Tenant, at Tenant’s expense, remove any Alterations that have been attached to or installed in the Premises and if Tenant fails to do so, then Landlord may remove the
same and, Tenant shall pay to Landlord the cost of such removal and of any repairs for any damage to the Premises or Property in connection therewith. Notwithstanding the foregoing to the contrary, Tenant shall have no obligation to remove
(i) any Alterations made under this Lease unless Landlord has conditioned its approval of the same upon such removal at the time it approved Tenant’s final plans and specifications for such Alterations, and Landlord has not thereafter

  
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rescinded such removal requirement by written notice to Tenant; provided, however, that Tenant shall be required in all events to remove any internal stairwells, private bathrooms and showers,
raised floors, Supplemental HVAC Unit, specialized fire suppression systems, kitchens, bathrooms and showers, and any structural improvements made by Tenant following the Commencement Date as Alterations unless otherwise agreed by Landlord in
writing; or (ii) any Alterations existing as of the Commencement Date. Notwithstanding anything in this Lease to the contrary, the equipment described on Exhibit 8.5, attached, shall remain in the Premises or may be removed from the
Premises at the expiration or earlier termination of the Term as set forth in such Exhibit 8.5. 

8.6    Surrender of Premises: Environmental Assessment. 

8.6.1    Surrender of Premises. Upon the expiration or sooner termination of the Term, Tenant will quietly and
peacefully surrender to Landlord the Premises in as good condition as when Tenant took possession, ordinary wear and tear, damage caused by Landlord or any Landlord Party, and damage by fire or other casualty excepted, and otherwise as is required
in Section 8.6.2. For purposes of clarification, in connection with any such surrender, Tenant shall have no obligation to undertake work or construction necessary to cause the Premises to comply with Applicable Laws that
existed as of the Commencement Date unless (a) Tenant has received a notice of violation with respect thereto subsequent to the Commencement Date from a governmental authority having jurisdiction over the Premises, (b) any such non-compliance results from Tenant’s (or any Tenant Party’s) acts or omissions after the Commencement Date, or (c) as may otherwise be required to comply with Section 8.6.2. 

8.6.2    Environmental Assessment. Prior to the expiration of this Lease (or within thirty (30) days after any
earlier termination), Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing in or serving the Premises, and all exhaust or other ductwork
in or serving the Premises, in each case that has carried, released or otherwise been exposed to any Hazardous Substances due to Tenant’s use or occupancy of the Premises, and shall otherwise clean the Premises so as to permit the Environmental
Assessment called for by this Section 8.6.2 to be issued. Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant, at Tenant’s expense, shall obtain for Landlord an
Environmental Assessment addressed to Landlord (and, at Tenant’s election, Tenant) by a reputable licensed environmental engineer or industrial hygienist that is designated by Tenant and acceptable to Landlord in Landlord’s reasonable
discretion, which report shall be based on the environmental engineer’s inspection of the Premises and shall state, to Landlord’s reasonable satisfaction, that (a) the Hazardous Substances described in the first sentence of this
paragraph, to the extent, if any, existing prior to such decommissioning, have been removed in accordance with Applicable Laws; (b) all Hazardous Substances described in the first sentence of this paragraph, if any, have been removed in
accordance with Applicable Laws from the interior surfaces of the Premises (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing, and all such exhaust or other ductwork in the Premises, may be reused by a
subsequent tenant or disposed of in compliance with Applicable Laws without incurring special costs or undertaking special procedures for demolition, disposal, investigation, assessment, cleaning or removal of such Hazardous Substances and without
giving notice in connection with such Hazardous Substances; and (c) the Premises may be reoccupied for office, research and development, or laboratory use, demolished or renovated without incurring special costs or undertaking special
procedures for disposal, investigation, assessment, cleaning or removal of Hazardous Substances described in the first sentence of this paragraph and without giving notice in connection with Hazardous Substances. Further, for purposes of clauses
(b) and (c), “special costs” or “special procedures” shall mean costs or procedures, as the case may be, that would not be incurred but for the nature of the Hazardous Substances as Hazardous Substances instead of non-hazardous materials. The report shall also include reasonable detail concerning the clean-up measures taken, the clean-up
locations, the tests run and the analytic results. Tenant shall submit to Landlord the identity of the applicable consultants and the scope of the proposed Environmental Assessment for Landlord’s reasonable review and approval at least 30 days
prior to commencing the work described therein or at least 60 days prior to the expiration of the Term, whichever is earlier. 
 If Tenant fails to timely
perform its obligations under this Section 8.6.2, without limiting any other right or remedy, Landlord may, on five (5) business days’ prior written notice to Tenant, perform such obligations at Tenant’s expense if Tenant
has not commenced to do so within said five (5) business day period, and Tenant shall within ten (10) days of written demand therefor, reimburse Landlord for all reasonable
out-of-pocket costs and expenses incurred by Landlord in connection with the performance of such obligations. Tenant’s obligations under this
Section 15.2 shall survive the expiration or earlier termination of this 

  
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Lease. In addition, at Landlord’s election, Landlord may inspect the Premises for Hazardous Substances at Landlord’s cost and expense within sixty (60) days of Tenant’s
surrender of the Premises at the expiration or earlier termination of this Lease. Tenant shall pay for all such costs and expenses incurred by Landlord in connection with such inspection if such inspection reveals that a Release or threat of Release
of Hazardous Substances exists at the Premises as a result of the acts or omission of Tenant, its officers, employees, contractors, and agents-, except to the extent resulting from (i) Hazardous Substances existing in the Premises as of the
delivery of possession of the Premises to Tenant, or (ii) the acts or omissions of Landlord or any Landlord Party (in which event Landlord shall be responsible for any Clean-up, as provided in this
Lease). 
 8.7    Tenant’s Failure to Maintain. If Landlord gives Tenant written notice of the
necessity of any repairs or replacements required to be made by Tenant under Section 8.2 and Tenant fails to commence diligently to cure the same within twenty (20) days thereafter (except that no notice will be
required in case of any emergency repair or replacement necessary to prevent substantial damage or deterioration), Landlord, at its option and in addition to any other remedies, may proceed to make such repairs or replacements and the expenses
incurred by Landlord in connection therewith plus five percent (5%) thereof for Landlord’s supervision, shall be due and payable from Tenant in accordance with Section 4.4 hereof, as Additional Rent; provided, that,
Landlord’s making any such repairs or replacements shall not be deemed a waiver of Tenant’s default in failing to make the same. 

8.8    Signs. Except as expressly set forth in this Section 8.8, Tenant shall not place or erect
any signs, monuments or other structures on the exterior of the Building or in Common Areas outside of the Building, nor shall Tenant place any signage on the exterior of the Premises or on the inside of the Premises which are visible from the
exterior of the Premises. Tenant shall pay for all costs to change signage as a result of a change in the name of the business occupying the Premises. 

Notwithstanding the foregoing, Tenant may, at its sole cost and expense, install and maintain signage containing Tenant’s (or any
permitted assignee of Tenant’s) name and corporate logo in areas to be reasonably agreed upon by the parties in the main lobby of the Building (the “Lobby Signage”). If Tenant leases less than 100% of the rentable area of the
Building, Tenant shall be permitted to install and maintain only one (1) sign as Lobby Signage. The design, proportions and color of the Lobby Signage shall be subject to Landlord’s prior approval, not to be unreasonably withheld,
conditioned or delayed. Tenant’s rights to such Lobby Signage shall be exclusive for so long as Tenant leases at least 85% of the rentable floor area of the Building, and if Tenant leases less than 85% of the rentable floor area of the
Building, Landlord shall provide Tenant, at Tenant’s expense, with non-exclusive building-standard lobby and elevator directory signage and suite entry signage. 

For so long as (i) Tenant leases at least 85% of the rentable floor area of the Building, and (ii) Tenant has neither assigned this
Lease nor sublet more than 50% of the rentable floor area of the Premises except for Permitted Transfers (the “Exterior Signage Occupancy Requirements”), Tenant shall be permitted, at Tenant’s sole cost and expense, to erect
one (1) sign on the exterior façade of the Building facing Crosby Drive (the “Façade Sign”) and up to four (4) plaques on the exterior of the Building (“Exterior Plaques”) at the entrance to the
Premises. The Façade Sign shall contain Tenant’s name and logo (or the name and logo of any permitted assignee of Tenant) and shall be in a location reasonably approved by Landlord, which approval will not be unreasonably withheld. The
Exterior Plaques may contain Tenant’s name and logo or the name and logo of any Permitted Occupant and shall be in a location reasonably approved by Landlord, which approval will not be unreasonably withheld. Tenant’s right to erect the
Façade Sign shall be exclusive so long as Tenant meets the Exterior Signage Occupancy Requirements. At such time as Tenant no longer meets the Exterior Signage Occupancy Requirements, Landlord may permit other Building tenants to install a
façade sign on the Building exterior. At such time as Tenant leases less than 100% of the rentable floor area of the Building, Tenant shall be permitted to maintain only one (1) Exterior Plaque on the Building exterior, and Tenant’s
right to maintain Exterior Plaques on the Building exterior shall not be exclusive (i.e., Landlord may permit other building tenants to install Exterior Plaques at the entrance to the Building). 

The design, size, proportions and color of all signage described in this Section 8.8 shall be subject to the prior
approval of Landlord (which approval shall not be unreasonably withheld, conditioned or delayed) and shall further be subject to the requirements of the Town of Bedford Zoning By-Law and any other Applicable
Laws and to Tenant obtaining all necessary permits and approvals therefor. 

  
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 Tenant acknowledges and agrees that, except as otherwise provided in this
Section 8.8, Tenant’s right to signage is not on an exclusive basis and Landlord may grant other tenants at the Property the right to maintain signage at the Property. 

In the event that at any time during the Term Tenant ceases to meet the applicable occupancy thresholds described above, Tenant shall, upon
Landlord’s written request and at Tenant’s sole cost and expense, remove all or any portion of the Tenant’s signage described in this Section 8.8 and designated by Landlord for removal and restore any areas
affected by the installation and subsequent removal of Tenant’s signage. In addition, Tenant shall be required at its sole cost and expense to remove all of Tenant’s signage described in this Section 8.8 and
restore any areas affected by the installation and subsequent removal of Tenant’s signage upon the expiration or earlier termination of the Term. 

The provisions of this paragraph are personal to the originally named Tenant and any permitted Transferees. If the Façade Sign or any
Exterior Plaque requires municipal or other governmental approval, and such approval is denied, Landlord shall not be deemed to be in default hereunder and this Lease shall continue in full force and effect. Landlord shall have the right to relocate
the Façade Sign and/or any Exterior Plaque on a temporary basis in connection with the maintenance and repair of the Building. Notwithstanding anything contained herein, Landlord agrees that, so long as Tenant leases 85% of the rentable floor
area of the Building, Tenant shall have the right to prohibit any sign (other than Tenant’s) from being placed on the roof of or on the exterior façade of the Building (with the exception of signage identifying the Building address and any
other sign required by Applicable Laws). 
 ARTICLE 9    INSURANCE 

9.1    Tenant’s Insurance. Tenant, at its own expense, shall provide and keep in force with companies
which are rated A/XV or better by A.M. Best Company and licensed in the Commonwealth of Massachusetts: (a) combined single limit commercial general liability insurance insuring against liability for personal injury and property damage,
including contractual liability, in the amount of $2,000,000.00 per occurrence/$5,000,000.00 annual aggregate limit which may be achieved through a combination of General Liability and umbrella insurance (provided that any umbrella coverage is on a
‘following-form’ basis); (b) “Special Form” property insurance, including standard fire and extended coverage insurance, in amounts necessary to provide replacement cost coverage, for Tenant’s Property, machinery, electronic
data and any Alterations in which Tenant has an insurable property interest, including, without limitation, vandalism and malicious mischief and sprinkler leakage coverage, and “all risk” Builder’s Risk insurance, completed value, non-reporting form at any time that Tenant has commenced construction of any leasehold improvements or any Alterations, and at any time any other construction activities are underway at the Premises; (c) plate
glass insurance for the Premises (if applicable); (d) Workers’ Compensation Insurance in statutory limits as required by applicable law; and (e) any other insurance reasonably required by Landlord. At Landlord’s request, the amounts
and kinds of insurance coverages described herein may be reasonably increased or expanded to reflect amounts and coverages then typically being carried for similar business operations in institutionally owned or financed properties in the Route 128
corridor between Bedford and Newton, Massachusetts. 
 9.2    Policies. Each such insurance policy shall:
(a) be provided in form, substance and amounts (where not above stated) reasonably satisfactory to Landlord and to Landlord’s Mortgagee; (b) specifically include the liability assumed hereunder by Tenant to the extent applicable for
such policy (provided that the amount of such insurance shall not be construed to limit the liability of Tenant hereunder); (c) shall provide that it is primary insurance, and not excess over or contributory with any other valid, existing and
applicable insurance in force for or on behalf of Landlord; and (d) provide that the insurer will give Landlord twenty (20) days’ written notice prior to any cancellation (except in the event of cancellation for non-payment of premium for which ten (10) days’ prior written notice will be given). Tenant shall deliver either policies of such insurance or certificates of the insurance policies, as Tenant may elect,
required to be maintained by Tenant hereunder to Landlord on or before the Commencement Date, and, thereafter, before the expiration dates of expiring policies. All such certificates for liability insurance shall provide that Landlord, its
Mortgagees and Landlord’s managing agent shall each be named as an additional insured. In the event Tenant shall fail to procure such insurance, or to timely deliver such certificates, Landlord may, at its option, procure same for the account
of Tenant, and the cost thereof shall be paid to Landlord as Additional Rent within five (5) days after delivery to Tenant of bills therefor. Tenant’s compliance with the provisions of this Article 9 shall in no way limit
Tenant’s liability under any of the other provisions of this Lease. 

  
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 9.3    Increased Insurance Risk. Tenant shall not do or
permit anything to be done, or keep or permit anything to be kept in the Premises, which would: (a) be in violation of any governmental law, regulation or requirement, (b) invalidate or be in conflict with the provision of any fire or
other insurance policies covering the Property or any property located therein, (c) result in a refusal by fire insurance companies of good standing to insure the Property or any such property in amounts required by a Mortgagee or reasonably
satisfactory to Landlord, or (d) cause any increase in the fire insurance rates applicable to the Property or property located therein at the beginning of the Term or at any time thereafter. In the event that any use of the Premises by Tenant
increases such cost of insurance, Landlord shall give Tenant written notice of such increase (including reasonable evidence of such increase and the cause thereof) and a reasonable opportunity to change its use to prevent such increase; provided,
however, if Tenant fails to do so, Tenant shall pay such increased cost to Landlord in accordance with Section 4.4 hereof. Acceptance of such payment shall not be construed as a consent by Landlord to Tenant’s such use, or limit
Landlord’s remedies under this Lease. 
 9.4    Indemnity. (a) Subject to the provisions of
Section 9.6.1, Tenant shall defend with counsel approved by Landlord in Landlord’s reasonable discretion, indemnify and hold harmless Landlord, all employees, officers, directors, partners, members and shareholders of
Landlord, Mortgagees of the Property and any other party having an interest therein from and against any and all liabilities, losses, damages, costs, expenses (including reasonable attorneys’ fees and expenses), causes of action, suits, claims,
demands or judgments of any nature arising from or out of (a) any injury to or death of any person or damage to or loss of property during the Term, or any period Tenant is in possession of the Premises, in or on the Premises or connected with
the use, condition or occupancy of Premises, except to the extent caused by the negligence or willful misconduct of Landlord or any employee, agent or contractor of Landlord, (b) any breach or violation by Tenant of any of the terms, conditions
or provisions of this Lease, (c) any act, omission, fault, misconduct, negligence or violation of applicable laws and regulations by Tenant or any Tenant Parties, or (d) any construction or other work by Tenant on or about the Premises
pursuant to Article 8 or otherwise, except to the extent caused by the neligence or willful misconduct of Landlord or any employee, agent or contractor of Landlord. 

(b) Subject to the provisions of Section 9.6.1, Landlord shall defend with counsel approved by Tenant, indemnify and hold harmless
Tenant, all employees, officers, directors, partners, members and shareholders of Tenant from and against any and all liabilities, losses, damages, costs, expenses (including reasonable attorneys’ fees and expenses), causes of action, suits,
claims, demands or judgments of any nature arising from or with respect to any injury to or death of any person or damage to or loss of property to the extent the same shall arise out of the negligence or willful misconduct of Landlord or any
employee, agent or contractor of Landlord. Notwithstanding the foregoing, Landlord’s indemnity under this Section 9.4 shall not apply to the extent any such liabilities, losses, damages, costs, expenses (including
reasonable attorneys’ fees and expenses), causes of action, suits, claims, demands or judgments shall arise out of Tenant’s negligence or willful misconduct. 

9.5    Tenant’s Use and Occupancy. Tenant’s use and occupancy of the Premises and the Property and
the use thereof by all Tenant Parties, and all Tenant’s and said parties’ furnishings, fixtures, equipment, improvements, materials, supplies, inventory, effects and property of every kind, nature and description which, during the
continuance of this Lease or any occupancy of the Premises by Tenant or anyone claiming under Tenant, may be in, on or about the Premises, shall be at Tenant’s and said parties’ sole risk and hazard, except as otherwise expressly provided
in this Lease. To the extent permitted pursuant to Applicable Law, Landlord shall not be liable to Tenant or any other party for injury to or death of any person or damage to or destruction of any property in, on or about the Premises, nor for any
interruption in Tenant’s use of the Premises or the conduct of its business therein, nor for any other losses, damages, costs, expenses or liabilities whatsoever, including without limitation where caused by fire, water, explosion, collapse,
the leakage or bursting of water, steam, or other pipes, any environmental or other condition in, on, or about the Premises, or any other event, occurrence, condition or cause, except as otherwise expressly provided in this Lease and except to the
extent caused by the negligence or willful misconduct of Landlord or any Landlord Party. 
 9.6    Waiver of
Claims; Subrogation Rights. 
 9.6.1    Mutual Waiver. Notwithstanding anything contained
in this Lease to the contrary, Landlord and Tenant hereby agree and hereby waive any and all rights of recovery against each other for loss or damage occurring to the Building or the Property or any of Landlord’s property or Tenant’s
Property contained therein regardless of the cause of such loss or damage to the extent 

  
 26 

 
that the loss or damage is covered by the injured party’s insurance or the insurance the injured party is required to carry under this Lease, whichever is greater (without regard to any
deductible provision in any policy). This waiver also applies to each party’s directors, officers, employees, shareholders, and agents. 

9.6.2    Insurance Policy Coverage. Each party will assure that its insurance permits waiver of
liability and contains a waiver of subrogation. Each party shall secure an appropriate clause in, or an endorsement to, each insurance policy obtained by or required to be obtained by Landlord or Tenant, as the case may be, under this Lease,
pursuant to which the insurance company: (a) waives any right of subrogation against Landlord or Tenant as the same may be applicable, or (b) permits Landlord or Tenant, prior to any loss to agree to waive any claim it might have against
the other without invalidating the coverage under the insurance policy. If, at any time, the insurance carrier of either party refuses to write (and no other insurance carrier licensed in Massachusetts will write) insurance policies which consent to
or permit such release of liability, then such party shall notify the other party and upon the giving of such notice, this Section 9.6.2 shall be void and of no effect. 

9.7    Landlord’s Insurance. At all times during the Term, Landlord shall
maintain so-called All-Risk property insurance on the Building at replacement cost. In addition, at all times during the Term, Landlord shall maintain Commercial General
Liability insurance applicable to the Property, the Building and the Common Areas, providing, on an occurrence basis, a minimum combined single limit of at least $5,000,000.00. 

ARTICLE 10    CASUALTY 

10.1    Damage or Destruction. 

10.1.1    Landlord’s Repair Obligation. Tenant shall give prompt notice to Landlord of any
damage by fire or other casualty (a “Casualty”) to the Building or any portion thereof. During the thirty (30)-day period following the occurrence of a Casualty (the
“Notice Period”), Landlord will notify Tenant of Landlord’s reasonable, good faith estimate (the “Landlord’s Estimate”) of the period of time required to complete the
restoration work with respect to such Casualty. In the event that the Building or any part thereof or material access thereto shall be damaged or destroyed by a Casualty, and if in the reasonable, good faith judgment of Landlord the restoration work
with respect to such Casualty can be completed with available insurance proceeds within two hundred forty (240) days of adjustment of the insurance claim, then Landlord shall so notify Tenant and shall complete the restoration work as provided
in Section 10.4 hereof with reasonable diligence, subject to the limitations, if any, of Applicable Laws. If, in the reasonable judgment of Landlord, the restoration work with respect to a Casualty cannot be completed with
available insurance proceeds within two hundred forty (240) days after adjustment of the insurance claim, then either party shall have the right to terminate this Lease by giving written notice of such termination to the other party within the
thirty (30) days after Landlord has provided Landlord’s Estimate to Tenant. If the restoration period estimated by Landlord is more than two hundred forty (240) days and neither party terminates this Lease on account thereof in
accordance with the foregoing provisions of this Section 10.1.1, Landlord shall complete such restoration work as provided in Section 10.4 hereof with reasonable diligence, subject to the
limitations, if any, of Applicable Laws, within the period so estimated by Landlord. 

10.1.2    Failure to Complete Repairs: Rights of Termination. If Landlord is obligated, or elects,
to perform the restoration work and fails to substantially complete the restoration work within the longer of the period of time required or permitted by this Section 10.1 or the time set forth in Landlord’s Estimate
plus a contingency period equal to 10% of the time set forth in Landlord’s Estimate (as the same may be reasonably extended due to any delay caused by Force Majeure) (the “Reconstruction Period”) then,
Tenant shall have the right to terminate this Lease by delivery of written notice to Landlord not later than thirty (30) days following the end of the Reconstruction Period. 

10.2    Abatement of Rent. Base Rent and Additional Rent shall not be abated or suspended if,
following any Casualty, Tenant shall continue to have reasonably convenient access to the entire Premises and no portion of the Premises is rendered unfit for use and occupancy. If Tenant shall not have reasonably convenient access to the Premises
or any portion thereof or any portion of the Premises shall be otherwise rendered unfit for use and occupancy by Tenant for the purposes set forth in 

  
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Section 7.1 by reason of a Casualty, then Rent shall be equitably suspended or abated relative to the portion of the Premises that cannot be used or accessed by Tenant
for its business operations, effective as of the date of the Casualty until Landlord has (a) substantially completed the restoration work and (b) has delivered notice thereof to Tenant. 

10.3    Events of Termination. Notwithstanding the provisions of this Article 10, if,
prior to or during the Term the Property shall be so damaged by Casualty that, in Landlord’s reasonable estimate, the cost to repair the damage will be more than twenty-five percent (25%) of the replacement value of the Building or all of the
buildings located at the Property immediately prior to the occurrence of the Casualty (whether or not the Premises shall have been damaged or rendered untenantable), then, in any of such events, Landlord, may give to Tenant, within sixty
(60) days after such Casualty, a sixty (60) days’ notice of the termination of this Lease and, in the event such notice is given, this Lease and the Term shall terminate upon the expiration of such sixty (60) days with the same
effect as if such date were the Expiration Date. If more than twenty-five percent (25%) of the gross rentable area of the Premises shall be wholly or substantially damaged or destroyed by a Casualty at any time during the last six (6) months of
the Term, either Landlord or Tenant may terminate this Lease by delivery of written notice of such termination to the other party within thirty (30) days after the occurrence of such casualty. 

10.4    Scope of Landlord’s Repairs. In the event Landlord elects or shall be obligated
to repair or restore any damage or destruction to the Premises pursuant to this Article 10, Landlord shall not be obligated to restore or replace Tenant’s Property or Tenant’s Alterations. No damages, compensation or claim shall be
payable by Landlord to Tenant, or any other person, by reason of inconvenience, loss of business or annoyance arising from any damage or destruction, or any repair thereof, as is referred to in this Article 10. 

10.5    Restoration Work. As used in this Article 10, the phrase “restoration
work” with respect to any Casualty shall mean the work required to repair any damage to the Building caused by such Casualty and to restore the Building substantially to the condition the Building was in immediately prior to such Casualty. 

ARTICLE 11    CONDEMNATION 

11.1    Entire Condemnation. In the event that the whole of the Premises or all of the access
thereto shall be taken under the power of eminent domain or by any proceeding for taking for public or quasi-public use (a “Condemnation”), this Lease and the term and estate hereby granted shall automatically
terminate as of the earlier of the date of the vesting of title or the date of dispossession of Tenant as a result of such taking. 

11.2    Partial Condemnation. 

11.2.1    Effect of Partial Condemnation. In the event that only a part of the Premises shall be
taken by Condemnation and the remaining Premises are suitable for the Permitted Uses without material interference with Tenant’s business operations and Tenant shall have reasonable, convenient access to and from the Premises, the Term shall
expire as to that portion of the Premises condemned effective as of the date of the vesting of title in the condemning authority, and this Lease shall continue in full force and effect as to the part of the Premises not so taken. In the event of a
partial Condemnation of the Premises or the Common Areas which results in (i) a lack of reasonable, convenient access to and from the Premises and Landlord is unable to promptly make reasonable alternative arrangement to replace the same,
(ii) insufficient space within the Premises for Tenant to carry on its business without material interference with its business, or (iii) either thirty-three percent (33%) of the parking spaces available for Tenant’s use in accordance
Section 1.3 or all loading dock facilities serving the Building shall be taken, Tenant shall have the right to terminate this Lease. 

11.2.2    Landlord’s Option to Terminate. In the event that a part of the Property shall be
subject to Condemnation (whether or not the Premises are affected), Landlord may, at its option, terminate this Lease as of the date of such vesting of title, by notifying Tenant in writing of such termination within ninety (90) days following
the date on which Landlord shall have received notice of the vesting of title in the condemning authority if in Landlord’s reasonable opinion: (a) a substantial alteration or reconstruction of the Property (or any portion thereof) shall be
necessary or appropriate, or (b) the portion of the Property so condemned has the effect of rendering the remainder of the Property uneconomic to maintain. 

  
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 11.2.3    Landlord’s Repair Obligations. In
the event that this Lease is not terminated in accordance with Subsection 11.2.2 hereof, Landlord shall, upon receipt of the award in condemnation, make all necessary repairs or alterations to the Building so as to constitute the remaining
Premises a complete architectural unit and make all necessary repairs or alterations to the Common Areas serving the Building to the extent feasible and permitted by Applicable Laws, but Landlord shall not be required to spend for such work an
amount in excess of the amount received by Landlord as damages for the part of the Premises so taken. “Amount received by Landlord” shall mean that part of the award in condemnation which is free and clear to Landlord of any collection by
Mortgagees and after payment of all costs involved in collection, including but not limited to attorney’s fees. Tenant, at its own cost and expense, shall restore the Premises to the condition it is required to be left in at the end of the Term
pursuant to the terms of this Lease. In the event of a partial taking, all provisions of this Lease shall remain in full force and effect, except as otherwise provided in Section 11.5. 

11.3    Temporary Taking. If there is a taking of the Premises for temporary use arising out
of a temporary emergency or other temporary situation, this Lease shall continue in full force and effect, and Tenant shall continue to comply with Tenant’s obligations under this Lease, except to the extent compliance shall be rendered
impossible or impracticable by reason of the taking, and Tenant shall be entitled to the award for its leasehold interest. 

11.4    Condemnation Awards. Except as provided in the preceding Section 11.3,
Landlord shall be entitled to the entire award in any condemnation proceeding or other proceeding for taking for public or quasi-public use, including, without limitation, any award made for the value of the leasehold estate created by this Lease.
No award for any partial or entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award that may be made in such condemnation or other taking, together with any and all rights of Tenant now or hereafter arising in or to same
or any part thereof; provided, however, that nothing contained herein shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any award made to Tenant specifically for its relocation expenses or the
taking of Tenant’s Property provided that such award does not diminish or reduce the amount of the award payable to Landlord. 

11.5    Proration. In the event of a Condemnation that does not result in a termination of
this Lease as provided herein, the Base Rent and Tenant’s Share shall be adjusted in proportion to that portion of the Premises or access thereto affected by such Condemnation. 

ARTICLE 12    ASSIGNMENT AND SUBLETTING 

12.1    Assignment and Subletting. Tenant shall not, without the prior written consent of
Landlord, assign, mortgage, encumber or otherwise transfer this Lease or any interest herein directly or indirectly, by operation of law or otherwise, or sublet the Premises or any part thereof, or permit the use or occupancy of the Premises by any
party other than Tenant (any such action, a “Transfer”). If at any time or from time to time during the Term, when no Event of Default has occurred and is continuing, Tenant desires to effect a Transfer, Tenant
shall deliver to Landlord written notice (“Transfer Notice”) setting forth the terms of the proposed Transfer and the identity of the proposed assignee or sublessee (each, a
“Transferee”). Landlord shall not unreasonably withhold or delay its consent to a Transfer, provided that (a) Tenant shall deliver to Landlord prior written notice of such proposed Transfer together with
such related information as Landlord shall reasonably request; (b) no Event of Default under this Lease shall have occurred and be continuing; (c) the proposed Transferee, in the case of an assignment of this Lease or a sublease of 75% or
more of the Premises in the aggregate, shall have a net worth equal to or greater than $7,500,000.00 as demonstrated by audited financial statements or equivalent financial information and shall otherwise have a financial condition reasonably
satisfactory to Landlord and sufficient to meet its obligations under any sublease of less than 75% of the Premises; (d) Tenant shall remain fully liable under this Lease and, following an assignment, the Transferee shall be jointly and
severally liable with Tenant for ail such obligations arising after the effective date of such assignment; (e) due to the identity or business of a proposed assignee or subtenant, such approval would cause Landlord to be in violation of any
covenant or restriction contained in another lease or other agreement affecting space elsewhere in the Property; and (f) in the event of an assignment, such Transferee shall agree directly with Landlord to be bound by all of the obligations of
Tenant hereunder arising after the effective date of such assignment pursuant to an 

  
 29 

 
assumption agreement reasonably satisfactory to Landlord, including, without limitation, the obligation to pay all Rent and other charges due and owing under this Lease after the effective date
of such assignment Tenant shall deliver to Landlord with the Transfer Notice an acceptable assumption agreement for Tenant’s obligations under this Lease (in the case where the Transfer is a proposed assignment of this Lease) together with all
relevant information reasonably requested by Landlord concerning the proposed Transferee to assist Landlord in making an informed judgment regarding the Transferee’s proposed use of the Premises (which use must be permitted by Applicable Laws),
and the financial responsibility, creditworthiness, reputation, and business experience of the Transferee. Subject to Section 12.6, below, the provisions of this Section 12.1 shall apply to a Transfer (by one or more
Transfers) of a controlling portion of or interest in the stock or partnership or membership interests or other evidences of equity interests of Tenant as if such Transfer were an assignment of this Lease; provided that if equity
interests in Tenant at any time are or become traded on a public stock exchange, the transfer of equity interests in Tenant on a public stock exchange shall not be deemed an assignment within the meaning of this Section 12.1. 

12.2 Landlord’s Options. Landlord shall have the option, exercisable by written notice delivered to Tenant within thirty
(30) days after Landlord’s receipt of a Transfer Notice accompanied by the other information described in Section 12.1, to: (a) permit Tenant to Transfer the Premises; or (b) subject to Section 12.1,
disapprove the Tenant’s Transfer of the Premises and to continue this Lease in full force and effect as to the entire Premises; or (c) if the proposed Transfer is a sublease of less than 25,000 rentable square feet of the Premises (other
than a Permitted Transfer or a Transfer to a Permitted Occupant), terminate this Lease as to the portion of the Premises affected by the Transfer as of the date set forth in Landlord’s notice of exercise of such option, which date shall not be
less than thirty (30) days nor more than ninety (90) days following the giving of such notice; or (d) if the proposed Transfer is an assignment of this Lease or a sublease of 25,000 rentable square feet or more of the Premises (in
either case, other than a Permitted Transfer or a Transfer to a Permitted Occupant), terminate this Lease (a “Recapture”) as of the date set forth in Landlord’s notice of exercise of such option, which date shall
not be less than sixty (60) days nor more than ninety (90) days following the giving of such notice; provided, however, that Tenant may, prior to the delivery of a Transfer Notice, request in writing designating the affected area of the
Premises, identifying the prospective subtenant, and providing such other information as Landlord may reasonably request, whether Landlord will exercise a Recapture of the Premises (a “Recapture Notice”) and Landlord
shall notify Tenant whether it shall Recapture the Premises within ten (10) business days of receipt of the Recapture Notice (or if later, the receipt of such information). If Landlord approves of the proposed Transfer pursuant to
Section 12.1 above, Tenant may enter into the proposed Transfer with such proposed Transferee subject to the following conditions: (i) the Transfer shall be on the same terms set forth in the Transfer Notice; and (ii) no
Transfer shall be valid and no Transferee shall take possession of the Premises until an executed counterpart of the assignment, sublease or other instrument effecting the Transfer (in the form approved by Landlord, which approval shall not be
unreasonably withheld, conditioned or delayed) has been delivered to Landlord pursuant to which the Transferee shall expressly assume all of Tenant’s obligations under this Lease (provided that, for a subtenant, the subtenant’s obligations
shall be governed by the terms of the applicable sublease). If Landlord exercises its option to terminate this Lease (or in the case of a partial sublet to release Tenant with respect to the applicable portion of the Premises), Tenant shall
surrender possession of the Premises or of such portion of the Premises, as the case may be, on the date set forth in Landlord’s notice, and thereafter neither Landlord nor Tenant shall have any further liability with respect thereto. If this
Lease shall be terminated as to a portion of the Premises only, (i) Rent, Tenant’s Share and Tenant’s parking allocation shall be readjusted proportionately according to the ratio that the number of square feet and the portion of the
space surrendered compares to the floor area of Tenant’s Premises during the Term of the proposed sublet, and (ii) Landlord shall be responsible, at Landlord’s cost, for separately demising the terminated portion of the Premises from
the remaining portion of the Premises so as to create a multi-tenant building (Tenant acknowledging that Landlord shall have the right to recapture additional portions of the Premises that, in Landlord’s sole judgment, are necessary or
desirable in order to provide a new tenant of the terminated portion of the Premises with loading dock access, front door access and elevator access, it being reasonable to require bifurcation of the Premises in a way that will meet code and render
the recaptured space marketable). 
 12.3 Additional Conditions. Tenant shall not knowingly offer to make, or
enter into negotiations with respect to, any Transfer to: (a) any tenant of the Property or any entity owned by, or under the common control of, whether directly or indirectly, a tenant in the Property unless there is no competing space then
available for leases therein; or (b) any bona fide prospective tenant with whom Landlord is then negotiating with respect to other space in the Property; or (c) any party which would be of such type, character, or condition as to be
inappropriate as a tenant for the Property. 

 12.4 No Release. Landlord’s consent to a Transfer or any Transfer
permitted without Landlord’s consent shall not release Tenant of Tenant’s obligations under this Lease and this Lease and all of the obligations of Tenant under this Lease shall continue in full force and effect as the obligations of a
principal (and not as the obligations of a guarantor or surety). From and after any assignment of this Lease, the obligations of the Transferee and of the original Tenant named in this Lease which respect to obligations under this Lease that arise
or accrue after the effective date of such assignment shall be joint and several. No acceptance of Rent by Landlord from or recognition in any way of the occupancy of the Premises by a Transferee shall be deemed a consent to such Transfer, or a
release of Tenant from direct and primary liability for the further performance of Tenant’s covenants hereunder. The consent by Landlord to a particular Transfer shall not relieve Tenant from the requirement of obtaining the consent of Landlord
to any further Transfer. Each violation of any of the covenants, agreements, terms or conditions of this Lease, whether by act or omission, by any of Tenant’s permitted Transferees, shall constitute a violation thereof by Tenant. In the event
of default by any Transferee of Tenant or any successor of Tenant in the performance of any of the terms hereof, Landlord may proceed directly against Tenant without the necessity of exhausting remedies against such Transferee or successor. 

12.5 Transfer Profit. Tenant shall pay to Landlord, as Additional Rent, an amount (the “Transfer
Profit”) equal to any rent and other economic consideration received by Tenant as a result of any Transfer (other than Permitted Transfers) which exceeds, in the aggregate: (a) the total of the remaining rent which Tenant is
obligated to pay Landlord under this Lease plus (b) any reasonable tenant fit-up costs, brokerage commissions and attorneys’ fees actually paid by Tenant in connection with such Transfer
amortized on a straight-line basis over the term of the Transfer (specifically excluding moving or relocation costs paid to the Transferee and any rent abatement provided to the Transferee). Tenant shall pay such Transfer Profit to Landlord on a
monthly basis within ten (10) days after receipt thereof, without affecting or reducing any other obligations of Tenant hereunder. Each such payment shall be sent with a detailed statement. Landlord shall have the right to audit Tenant’s
books and records to verify the accuracy of the detailed statement. 
 12.6 Permitted Transfers. Notwithstanding the
above, provided Tenant is not in default of this Lease beyond applicable notice and cure periods, then Tenant shall have the right to assign this Lease or sublet the Premises without Landlord’s consent (a “Permitted
Transfer”), but with no less than ten (10) days’ prior notice to Landlord (unless Tenant’s disclosure of such Transfer is prohibited under a confidentiality agreement to which Tenant is a party, in which event notice
shall be provided to Landlord within ten (10) days following such Transfer), to (i) 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, or (ii) any entity into or with which Tenant is merged or consolidated, or to which all or substantially all of Tenant’s assets are transferred (any of the foregoing, an
“Affiliated Company”); provided, however, that in any such event: (w) use of the Premises shall be for the Permitted Use; (x) the assignee shall have a net worth that is equal to or in excess of
the net worth of the original Tenant as of the date of execution of this Lease, and Landlord has been provided with financial statements or evidence otherwise reasonably satisfactory to Landlord of the same; (y) any such assignment shall be for
an independent business purpose and not a means to circumvent the provisions of this Article 12, and (z) the purpose or result of such Transfer shall not be to liquidate or substantially reduce the net worth of Tenant or such assignee.
For the purposes of this Section 12.6, the term “control” shall mean the direct or indirect ownership of 50% or more of an entity and the ability to control the
day-to-day operations of such entity whether through the board of directors or otherwise. 

12.7 Permitted Occupants. Notwithstanding the above, Tenant shall have the right, without the consent of Landlord (but
upon reasonable prior to notice to Landlord), to permit the use or occupancy of a portion of the Premises that is not separately demised and consists of not more than 5,000 rentable square feet of the Premises in the aggregate by license for periods
of less than one (1) year at a time, by persons who have an ongoing contractual or other business relationship with Tenant in connection with Tenant’s activities at the Premises such that such occupants have a reasonable need to work in
proximity with Tenant (each, a “Permitted Occupant” and, collectively, the “Permitted Occupants”); provided that (a) the Permitted Occupants shall use the Premises in conformity with
all applicable provisions of this Lease; (b) such occupancy shall terminate automatically upon the expiration or earlier termination of this Lease; (c) Tenant shall remain fully liable for the acts or omissions of the Permitted Occupants
in the Premises and at the Property; (d) the occupancy arrangement is for a legitimate business objective of 

 
Tenant and is not primarily for the purpose of circumventing the restrictions on assignment and subletting contained herein; (e) all notices required of Landlord under this Lease shall be
forwarded only to Tenant in accordance with the terms of this Lease and in no event shall Landlord be required to send any notices to any Permitted Occupants; (f) in no event shall any use or occupancy of any portion of the Premises by any
Permitted Occupants release or relieve Tenant from any of its obligations under this Lease; (g) the Permitted Occupants and their employees, contractors and invitees visiting or occupying space in the Premises shall be deemed to be Tenant
Parties for purposes of Tenant’s indemnification obligations in Section 9.4; and (h) in no event shall the occupancy of any portion of the Premises by Permitted Occupants be deemed to create a landlord/tenant relationship
between Landlord and such Permitted Occupants or an interest in real property, and, in all instances, Tenant shall be considered the sole tenant under this Lease notwithstanding the occupancy of any portion of the Premises by the Permitted
Occupants. 
 ARTICLE 13 DEFAULTS AND REMEDIES 

13.1 Events of Default. The occurrence of any one or more of the following events shall constitute an event of default
(each an “Event of Default”) hereunder: 
 13.1.1 Nonpayment of Base Rent or Additional Rent.
Failure by Tenant to pay any installment of Base Rent, Additional Rent or any other amount, deposit, reimbursement or sum due and payable hereunder, upon the date when said payment is due hereunder, and such failure to pay such Rent shall continue
for more than five (5) days after the giving of written notice to Tenant from Landlord specifying the amount of unpaid Rent; provided, however, that Landlord shall only be required to give Tenant one (1) written notice with respect to
Tenant’s non-payment on a due date during any twelve (12) month period, and, thereafter, upon the second late payment during any twelve (12) month period, no written notice need be again given
by Landlord to Tenant during such period. 
 13.1.2 Certain Obligations. Failure by Tenant to perform, observe or
comply with any material non-monetary obligation contained in Section 4.6 (“Security Deposit”), Section 7.5 (“No Liens”)
and Article 12 (“Assignment and Subletting”) of this Lease. 
 13.1.3 Other
Obligations. Failure by Tenant to perform any non-monetary obligation, agreement or covenant under this Lease other than those matters specified in Subsection 13.1.2, and such failure continues for
thirty (30) days after written notice by Landlord to Tenant of such failure; provided, however, that if the nature of Tenant’s obligation is such that more than thirty (30) days are required for performance, then Tenant
shall not be in default if Tenant commences performance within such thirty (30)-day period and thereafter diligently and continuously prosecutes the same to completion within one hundred eighty (180) days
following the date of Landlord’s written notice with respect to such failure. 
 13.1.4 Assignment; Receivership;
Attachment. (a) The making by Tenant of any arrangement or assignment for the benefit of creditors; (b) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or
of Tenant’s interest in this Lease, where possession is not restored to Tenant within sixty (60) days; or (iii) the attachment, execution, or other judicial seizure of substantially all of Tenant’s assets located at the Premises
or of Tenant’s interest in this Lease, where such seizure is not discharged within sixty (60) days. 
 13.1.5
Bankruptcy. The admission by Tenant or Tenant’s guarantor (if any) in writing of its inability to pay its debts as they become due, the filing by Tenant or Tenant’s guarantor (if any) of a petition in bankruptcy seeking any
reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation, the filing by Tenant or Tenant’s guarantor (if any) of an answer admitting or failing
timely to contest a material allegation of a petition filed against Tenant or Tenant’s guarantor (if any) in any such proceeding or, if within sixty (60) days after the commencement of any proceeding against Tenant or Tenant’s
guarantor (if any) seeking any involuntary reorganization, or arrangement, composition, readjustment, liquidation, dissolution or similar relief under any present or future statute, law or regulation by any of Tenant’s creditors or such
guarantor’s creditors, such proceeding shall not have been dismissed. 

 13.1.6 Abandonment. Abandonment of the Premises by Tenant for a
continuous period in excess of thirty (30) days. 
 13.2 Remedies. If an Event of Default occurs and Landlord has
not accepted a cure of such Event of Default in writing, Landlord shall have the following rights and remedies, in addition to any and all other rights or remedies available to Landlord in law or equity: 

13.2.1 Notice to Quit. Landlord shall have the right to deliver written notice to Tenant to quit possession and
occupancy of the Premises and to declare this Lease terminated. Upon Landlord’s termination of this Lease, Tenant shall quit and peaceably surrender the Premises, and all portions thereof, to Landlord, and Landlord shall have the right to
receive all rental and other income of and from the same. At Landlord’s election, any written notice of default may also be designated a notice to quit (provided that nothing in this sentence shall be deemed to deny Tenant the right to
applicable cure periods set forth in Section 13.1, above). 
 13.2.2 Right of
Re-Entry. Landlord shall have the right, with or without terminating this Lease, to re-enter the Premises and take possession thereof by summary proceeding,
eviction, ejectment or otherwise and may dispossess all other persons and property from the Premises. Tenant’s property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant. No re-entry or taking possession of the Premises by Landlord pursuant to this Subsection 13.2.2 shall be construed as an election to terminate this Lease unless a written notice of such intention is given to
Tenant or unless the termination thereof is decreed by a court of competent jurisdiction. Tenant thereby waives all statutory rights, including without limitation the right to a notice to quit, notice before exercise of any prejudgment remedy, and
any rights of redemption, all to the extent such rights may be lawfully waived. 
 13.2.3 Recovery of Rent and
Damages. Landlord shall have the right to recover from Tenant all loss of Rent and other payments that Landlord may incur by reason of termination of the Lease, including, without limitation: (a) all Rent and other sums due and payable by
Tenant as of the date of termination; (b) all Rent that would otherwise be payable for the remainder of the Term in accordance with the terms of this Lease, as and when due, and Tenant shall indemnify Landlord for the same; (c) all of
Landlord’s then unamortized costs of special inducements provided to Tenant (including without limitation any rent concessions, tenant construction allowances, rent waivers, above building standard leasehold improvements, and the like, if any);
(d) the costs of collecting amounts due from Tenant under this Lease and the costs of recovering possession of the Premises (including attorneys fees and litigation costs); (e) the costs of curing Tenant’s defaults existing at or prior to the
date of termination; (f) all “Reletting Expenses” (as defined below); and (g) all Landlord’s other reasonable expenditures arising from the termination. Tenant shall reimburse Landlord for all such
items, and the same shall be due and payable immediately from time to time upon notice from Landlord that an expense has been incurred, without regard to whether the expense was incurred before or after the termination. Notwithstanding the
foregoing, except as set forth in Section 2.2 of this Lease, Tenant shall not be liable for any of Landlord’s indirect or consequential damages arising from an Event of Default by Tenant. 

13.2.4 Acceleration of Future Rentals. Following termination of this Lease, Landlord, at its written election, shall be
entitled to receive as liquidated damages for all Rent that would otherwise be due and payable pursuant to clause (b) of Subsection 13.2.3, above, an amount equal to: (x) a lump sum payment representing the then present value of the
amount of Rent that would have been paid in accordance with this Lease for the remainder of the Term minus the then present value of the aggregate fair market rent and additional charges payable for the Premises for the remainder of the Term
(if less than the Rent payable hereunder) estimated by Landlord as of the date of termination, and taking into account Landlord’s reasonable projections of vacancy and time required to re-lease the
Premises; or (y) a lump sum payment equal to one year’s Base Rent at the rate applicable under the Lease at the time of such election. Landlord shall be entitled to recover from Tenant, and Tenant shall pay to Landlord, on demand, such
amount as final damages for Tenant’s default with respect to the Rents payable for the remainder of the Term as described above. In the computation of present value, a discount at the then market discount rate as reasonably determined by
Landlord shall be employed. 
 13.2.5 Rents Due After Re-Entry by Landlord. If
Landlord re-enters or otherwise takes possession of the Premises without terminating this Lease (but terminating only Tenant’s right of 

 
possession in the Premises), then this Lease and Tenant’s liabilities and obligations thereunder shall survive such action. In the event of any such termination of Tenant’s right of
possession, whether or not the Premises, or any portion thereof, shall have been relet, Tenant shall pay Landlord a sum equal to the Rent and any other charges required to be paid by Tenant up to the time of such termination of such right of
possession and thereafter Tenant, until the end of the Term, shall be liable to Landlord for and shall pay to Landlord: (a) the equivalent of the amount of the Rent payable under this Lease, less (b) the net proceeds of any
reletting effected pursuant to the provisions hereof after deducting all of Landlord’s Reletting Expenses. Tenant shall pay such amounts in accordance with the terms of this Subsection 13.2.5 as set forth in a written statement thereof
from Landlord to Tenant (the “Deficiency”) to Landlord in monthly installments on the days on which the Base Rent is payable under this Lease, and Landlord shall be entitled to recover from Tenant each monthly
installment of the Deficiency as the same shall arise. Tenant shall also pay to Landlord upon demand the costs incurred by Landlord in curing Tenant’s defaults existing at or prior to the date of such termination, the cost of recovering
possession of the Premises and the Reletting Expenses. Tenant agrees that Landlord may file suit to recover any sums that become due under the terms of this Section from time to time, and all reasonable costs and expenses of Landlord, including
attorneys’ fees and costs incurred in connection with such suits shall be payable by Tenant on demand. 
 13.2.6
Certain Terms Defined. For purposes of this Subsection 13.2.6, “Reletting Alterations” shall mean all repairs, changes, improvements, alterations or additions made by Landlord in or to the Premises
to the extent deemed reasonably necessary by Landlord to prepare the Premises for the re-leasing following an Event of Default; and “Reletting Expenses” shall mean the reasonable
expenses paid or incurred by Landlord in connection with any releasing of the Premises following an Event of Default, including, without limitation, marketing expenses, brokerage commissions, attorneys’ fees, the costs of Reletting Alterations,
tenant allowances and other economic concessions provided to the new tenant. 
 13.3 Landlord’s Right to Cure
Defaults. If Tenant shall default in the observance or performance of any condition or covenant on Tenant’s part to be observed or performed under or by virtue of any of the provisions of this Lease, and such default continues
beyond any applicable notice and cure period or Landlord reasonably determines that an emergency exists, Landlord, without being under any obligation to do so and without thereby waiving such default, may, after prior notice (except in the event of
an emergency) remedy such default for the account and at the expense of Tenant. If Landlord makes any expenditures or incurs any obligations for the payment of money in connection therewith, including but not limited to reasonable attorney’s
fees in instituting, prosecuting or defending any action or proceeding, such sums paid or obligation incurred and costs, shall be paid upon demand to Landlord by Tenant as Additional Rent pursuant to Section 4.4 hereof and if not so paid
with interest from its due date until paid at the lesser of eighteen percent (18%) per annum or the maximum legal rate that Landlord may charge Tenant. 

13.4 Disposition of Tenant’s Property. In addition to Landlord’s rights under Section 8.4 hereof,
Landlord shall have the right to handle, remove, discard or store in a commercial warehouse or otherwise, at Tenant’s sole risk and expense, any of Tenant’s Property that is not removed by Tenant at the end of the Term. Landlord shall in
no event be responsible for the value, preservation or safekeeping thereof. Tenant shall pay to Landlord, upon demand, any and all expenses incurred in such removal and all storage charges for such property so long as the same shall be in
Landlord’s possession or under Landlord’s control. 
 13.5 Reletting. In connection with any reletting of the
Premises following an Event of Default, Landlord shall be entitled to grant such rental and economic concessions and other incentives as may be customary for similar space in the Route 128 North submarket. Subject to applicable law, Landlord shall
not be required to accept any tenant offered by Tenant or observe any instruction given by Tenant about such reletting. Notwithstanding anything in this Lease to the contrary, after any termination of this Lease on account of an Event of Default,
Landlord shall use commercially reasonable efforts to relet the Premises on such terms as Landlord may determine, for any term(s), and may grant market concessions or free rent to the extent that Landlord considers reasonably advisable and necessary
to relet the same, and may make such reasonable alterations, repairs and decorations in the Premises as Landlord in its reasonable judgment considers advisable or necessary for the purpose of reletting the Premises. The making of such alterations,
repairs and decorations shall not operate or be construed to release Tenant from liability hereunder as aforesaid. In no event shall Landlord be required to (i) solicit or entertain 

 
negotiations with any other prospective tenant for the Premises until Landlord obtains full and complete possession of the Premises, (ii) relet the Premises before leasing other vacant space
in the Building or to show the Premises on a priority basis, or (iii) lease the Premises for a rental less than the current fair market rent then prevailing for similar office space in comparable buildings. 

13.6 No Accord and Satisfaction. Landlord may collect and receive any rent due from Tenant, and the payment thereof shall
not constitute a waiver of or affect any notice or demand given, suit instituted or judgment obtained by Landlord, or be held to waive, affect, change, modify or alter the rights or remedies that Landlord has against Tenant in equity, at law, or by
virtue of this Lease. No receipt or acceptance by Landlord from Tenant of less than the monthly rent herein stipulated shall be deemed to be other than a partial payment on account for any due and unpaid stipulated rent; no endorsement or statement
on any check or any letter or other writing accompanying any check or payment of rent to Landlord shall be deemed an accord and satisfaction, and Landlord may accept and negotiate such check or payment without prejudice to Landlord’s rights to
(a) recover the remaining balance of such unpaid rent, or (b) pursue any other remedy provided in this Lease. 
 13.7 Claims
in Bankruptcy. Nothing herein shall limit or prejudice the right of Landlord to prove and obtain in proceeding for bankruptcy, insolvency, arrangement or reorganization by reason of the termination of this Lease, an amount equal to
the maximum allowed by any statute or rule of law in effect at the time when, and governing the proceedings in which, the damages are to be proved, whether or not the amount is greater, equal to or less than the amount of the loss or damage that
Landlord has suffered. Without limiting any of the provisions of this Article 13. if pursuant to the Bankruptcy Code, as the same may be amended, Tenant is permitted to assign this Lease in disregard of the restrictions contained in
Article 12. Tenant agrees that adequate assurance of future performance by the assignee permitted under the Bankruptcy Code shall mean the deposit of cash security with Landlord in any amount equal to all Rent payable under this Lease for the
calendar year preceding the year in which such assignment is intended to become effective, which deposit shall be held by Landlord, without interest, for the balance of the term as security for the full and faithful performance of all of the
obligations under this Lease on the part of Tenant yet to be performed. If Tenant receives or is to receive any valuable consideration for such an assignment of this Lease, such consideration, after deducting therefrom (a) the brokerage
commissions, if any, and other expenses reasonably designated by the assignee as paid for the purchase of Tenant’s property in the Premises, shall be and become the sole exclusive property of Landlord and shall be paid over to Landlord directly
by such assignee. In addition, adequate assurance shall mean that any such assignee of this Lease shall have a net worth indicating said assignee’s reasonable ability to pay the Rent, and abide by the terms of this Lease for the remaining
portion thereof applying commercially reasonable standards. 
 13.8 Arbitration. Any dispute arising out of or relating
to Article 5 of this Lease (with respect to the issues expressly stated therein) shall be submitted to and determined in binding arbitration under the Commercial Arbitration Rules of the American Arbitration Association. The arbitration shall
be conducted before and by a single arbitrator selected by the parties. If the parties have not selected an arbitrator within thirty (30) days of written demand for arbitration, the arbitrator shall be selected by the Boston office of the
American Arbitration Association pursuant to the then current rules of that Association on application by either party. The arbitrator shall have authority to fashion such just, equitable and legal relief as he, in his sole discretion, may
determine. The parties agree that the arbitration hearing shall be held within thirty (30) business days following notification to the parties of the appointment of such arbitrator, and that the arbitration proceedings shall be concluded within
thirty (30) business days following the first scheduled arbitration hearing. Each party shall bear all its own expenses of arbitration and shall bear equally the costs and expenses of the arbitrator. All arbitration proceedings shall be
conducted in the City of Boston, Commonwealth of Massachusetts. Landlord and Tenant further agree that they will faithfully observe this agreement and rules, and that they will abide by and perform any award rendered by the arbitrator and that a
judgment of the court having jurisdiction may be entered upon the award. The duty to arbitrate shall survive the cancellation or termination of this Lease. 

13.9 Waiver of Trial By Jury. TO THE EXTENT PERMITTED BY APPLICABLE LAW, LANDLORD AND TENANT HEREBY WAIVE THE RIGHT TO
TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM, WHETHER IN CONTRACT, TORT OR OTHERWISE, BROUGHT BY EITHER AGAINST THE OTHER ON ANY MATTER WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND
TENANT, OR TENANT’S USE OR OCCUPANCY OF THE PREMISES, OR ANY SUMMARY PROCESS, EVICTION OR OTHER STATUTORY REMEDY WITH RESPECT THERETO. EACH PARTY HAS BEEN REPRESENTED BY, AND HAS RECEIVED THE ADVICE OF, LEGAL COUNSEL WITH RESPECT TO THIS
WAIVER. 

 ARTICLE 14 SUBORDINATION; ATTORNMENT AND RIGHTS OF MORTGAGE HOLDERS 

14.1 Subordination. This Lease and all of Tenant’s rights hereunder are, and shall be, subject and subordinate at
all times to the lien of any mortgages or ground leases (each, a “Mortgage”) which may now exist or hereafter affect the Property, or any portion thereof, in any amount, and to all renewals, modifications,
consolidations, replacements, and extensions of such Mortgages. This Section shall be self-operative and no further subordination shall be required. In confirmation of such subordination, Tenant shall promptly execute, acknowledge and deliver any
commercially reasonable instrument that Landlord or the holder of any Mortgage or its assigns or successors in interest (each such holder, a “Mortgagee”) may reasonably request to evidence such subordination, the
parties agreeing that the form attached hereto as Exhibit 14.1 is commercially reasonable. 
 Notwithstanding the foregoing, Landlord
agrees that it shall use commercially reasonable efforts to obtain from its existing Mortgagee for the benefit of Tenant a subordination, non-disturbance and attornment agreement (an
“SNDA”) substantially in the form attached hereto as Exhibit 14.1. Landlord’s failure to obtain any SNDA under this paragraph shall not result in a default under this Lease. 

14.2 Attornment by Tenant. In the event that any such first Mortgage is foreclosed or a conveyance in lieu of foreclosure
is made for any reason, Tenant shall, at the option of the Mortgagee or the grantee or purchaser in foreclosure, notwithstanding any subordination of any such lien to this Lease, attorn to and become the Tenant of the successor in interest to
Landlord. Tenant covenants and agrees to execute and deliver, within ten (10) business days following delivery of request by Landlord, Mortgagee, or by Landlord’s successor in interest and in the form reasonably requested by Landlord,
Mortgagee, or by Landlord’s successor in interest, any additional documents evidencing the priority or subordination of this Lease with respect to the lien of any such first Mortgage, which additional documents shall be satisfactory to Tenant,
Landlord, Mortgagee, and Landlord’s successors in interest. 
 14.3 Limitation of Mortgagees’ Liability.
Notwithstanding any other provision of this Lease to the contrary, no holder of any such Mortgage shall be obligated to perform or liable in damages for failure to perform any of Landlord’s obligations under this Lease unless and until such
holder shall foreclose such mortgage or otherwise acquire title to or succeed to the interest of Landlord in the Building, and then shall only be liable for Landlord’s obligations arising or accruing after such foreclosure, succession or
acquisition of title. No such holder shall ever be obligated to perform or be liable in damages for any of Landlord’s obligations to the extent arising or accruing before such foreclosure or acquisition of title. Such holder’s obligations
and liabilities shall in any event be subject to, and holder shall have the benefit of, Section 16.15 hereof. Tenant shall never pay the Base Rent, Additional Rent or any other charge more than thirty (30) days prior to the due date
thereof, and any payments made by Tenant in violation of this provision shall be a nullity as to such holder, and Tenant shall remain liable to such holder therefor. ant agrees on request of Landlord to execute and deliver from time to time any
reasonable agreement which may be necessary to implement the provisions of this Section 14.3. 
 14.4 Estoppel
Certificates. Tenant shall at any time, and from time to time, upon not less than ten (10) business days prior written notice from Landlord execute, acknowledge and deliver to Landlord, to any prospective purchaser, or Mortgagee,
a written estoppel certificate of Tenant in the form attached as Exhibit 14.4 or any other commercially reasonable form. It is intended that any such certificate of Tenant delivered pursuant to this Section 14.4 may be relied upon
by Landlord and any prospective purchaser or the Mortgagee of any part of the Property. 
 14.5 Quiet Enjoyment.
Provided no Event of Default shall have occurred and be continuing, Tenant may peacefully and quietly enjoy the Premises during the Term as against all persons or entities lawfully claiming by or through Landlord; subject, however, to the
provisions of this Lease. 
 14.6 Mortgagee Approval. Landlord and Tenant hereby agree that this Lease is subject to
the review and approval of Landlord’s Mortgagee in accordance with the terms of the mortgage loan documents executed by Landlord in connection with its financing of the Property. Landlord shall submit this Lease to its Mortgagee promptly upon
Tenant’s execution and delivery of this Lease to Landlord, and Landlord shall promptly advise Tenant of its Mortgagee’s decision. Notwithstanding anything herein to the contrary, if Landlord executes and delivers this Lease to Tenant, then
Landlord’s Mortgagee shall be deemed to have reviewed and approved this Lease. 

 ARTICLE 15 NOTICES 

15.1 Manner of Notice. 

15.1.1 Notices; Addresses. All notices, demands and other communications (“notices”) permitted or
required to be given under this Lease shall be in writing and sent by personal service, certified mail (postage prepaid) return receipt requested or by a nationally recognized overnight courier service to the following addresses or to such other
address as either Landlord or Tenant may designate as its new address for such purpose by notice given to the other in accordance with the provisions of this Section 15.1: 

 

			
	If to Tenant:	  	at the Premises,
		  	Attention: Chief Financial Officer
		
	With copies to:	  	 Nixon Peabody LLP
 100 Summer
Street

		  	Boston, Massachusetts 02110-2131
		  	Attention:   Matthew R. Lynch
		
	If to Landlord:	  	 DIV Bedford, LLC
 c/o The Davis
Companies

		  	 125 High Street, 21st Floor

Boston, MA 02110

		  	Attention:   Cappy Daume
		
	With copies to:	  	 DIV Bedford, LLC
 c/o The Davis
Companies

		  	125 High Street, 21st Floor
		  	Boston, MA 02110
		  	Attention:   General Counsel

 15.1.2 Delivery. Notices shall be deemed to have been given (a) when hand
delivered (provided that delivery shall be evidenced by a receipt executed by or on behalf of the addressee if delivered by personal service) if personal service is used, (b) the sooner of the date of receipt or the date that is three
(3) business days after the date of mailing thereof if sent by postage pre-paid registered or certified mail, return receipt requested, and (d) one (1) business day after being sent by Federal Express or other reputable overnight courier
service (with delivery evidenced by written receipt) if overnight courier service is used. 
 ARTICLE 16 MISCELLANEOUS 

16.1 Brokers. Landlord and Tenant warrant to each other that they have had no dealings with any broker, agent or finder
in connection with this Lease. Both parties hereto agree to protect, indemnify and hold harmless the other from and against any and all expenses with respect to any compensation, commissions and charges claimed by any broker, agent or finder with
respect to this Lease or the negotiation thereof that is made by reason of any action or agreement by such party. 
 16.2 Building
Name. The Building and the Property may be known by such name as Landlord, in its sole discretion, may elect, and Landlord shall have the right from time to time to change such designation or name without Tenant’s consent upon
prior written notice to Tenant. 
 16.3 Authority. Tenant hereby covenants and warrants that Tenant is a duly
authorized and existing entity, that Tenant is duly qualified to do business in Massachusetts, that Tenant has full right and authority to enter into this Lease, and that each person signing on behalf of Tenant is duly authorized to do so and that
no other signatures are necessary. Landlord represents and warrants to Tenant that Landlord possesses fee title to the Property and, upon the approval of Mortgagee pursuant to Section 14.6, above, that it is authorized to enter into this Lease.

 16.4 Interpretation. The words “Landlord” and
“Tenant” as used herein shall include the plural as well as the singular. The words used in neuter gender include the masculine and feminine. If there is more than one Tenant, the obligations under this Lease imposed on Tenant shall be
joint and several. The captions preceding the articles of this Lease have been inserted solely as a matter of convenience and such captions in no way define or limit the scope or intent of any provision of this Lease. This Lease may be executed in
several counterparts and by each party on a separate counterpart, each of which, when so executed and delivered, shall be an original and all of which together shall constitute one instrument. 

16.5 Modifications. Neither this Lease nor any term or provision hereof may be changed, waived, discharged or terminated
orally, and no breach thereof shall be waived, altered or modified, except by a written instrument signed by the party against which the enforcement of the change, waiver, discharge or termination is sought. 

16.6 Severability. If any provision of this Lease or the application thereof to any person or circumstance shall, to any
extent, be invalid or unenforceable, the remainder of this Lease, or the application of such provision to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each provision of this
Lease shall be valid and enforceable to the full extent permitted by law. 
 16.7 Entire Agreement. Landlord’s
employees, representatives and agents have no authority to make or agree to make a lease or any other agreement or undertaking in connection herewith. The submission of this document for examination and negotiation does not constitute an offer to
lease, or a reservation of, or option for, the Premises, and this document shall be effective and binding only upon the execution and delivery hereof by both Landlord and Tenant. This Lease, including the Exhibits hereto, which are made part of this
Lease, contain the entire agreement of the parties and all prior negotiations and agreements are merged herein. Neither Landlord nor Landlord’s agents have made any representations or warranties with respect to the Premises, the Building, the
Property, or this Lease except as expressly set forth herein, and no rights, easements or licenses are or shall be acquired by Tenant by implication or otherwise unless expressly set forth herein. 

16.8 No Merger. There shall be no merger of this Lease or of the leasehold estate hereby created with the fee estate in
the Premises or any part thereof by reason of the fact that the same person may acquire or hold, directly or indirectly, this Lease or the leasehold estate hereby created or any interest in this Lease or in such leasehold estate as well as the fee
estate in the leasehold Premises or any interest in such fee estate. 
 16.9 Easements. Landlord reserves the right,
from time to time, to grant easements and rights, make dedications, agree to restrictions and record maps affecting the Property as Landlord may deem necessary or desirable, so long as such easements, rights, dedications, restrictions, and maps do
not unreasonably interfere with the access to or use of the Premises by Tenant; and this Lease shall be subordinate to such instruments. Subject to the provisions of Article 14, above, this Lease is subject and subordinate to all matters of record
now existing or hereafter affecting the Property. Tenant specifically acknowledges that the Property is subject to that certain Notice of Activity and Use Limitation dated October 6, 2011 and recorded at Book 57925, Page 557 of the Middlesex
South Registry of Deeds, the provisions of which are incorporated herein by reference. 
 16.10 Bind and Inure. The
terms, provisions, covenants and conditions contained in this Lease shall bind and inure to the benefit of Landlord and Tenant, and, except as otherwise provided herein, their respective heirs, legal representatives, successors and assigns. If two
or more individuals, corporations, partnerships or other business associations (or any combination of two or more thereof) shall sign this Lease as Tenant, the liability of each such individual, corporation, partnership or other business association
to pay Rent and perform all other obligations hereunder shall be deemed to be joint and several. All agreements, covenants and indemnifications contained herein or made in writing pursuant to the terms of this Lease by or on behalf of Tenant shall
be deemed material and shall survive expiration or sooner termination of this Lease. 
 16.11 Remedies Cumulative; No
Waiver. No remedy or election hereunder shall be deemed exclusive, but shall wherever possible, be cumulative with all other remedies at law or in equity. No 

 
waiver of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach of the same or any other provision. No waiver of any breach shall affect or alter
this Lease, but each and every term, covenant and condition of this Lease shall continue in full force and effect with respect to any other then existing or subsequent breach thereof. No reference to any specific right or remedy shall preclude the
exercise of any other right or remedy permitted hereunder or that may be available at law or in equity. No failure by Landlord or Tenant to insist upon the strict performance of any agreement, term, covenant or condition hereof, or to exercise any
right or remedy consequent upon a breach thereof, and no acceptance of full or partial rent by Landlord during the continuance of any such breach, shall constitute a waiver of any such breach, agreement, term, covenant or condition. 

16.12 Tenant’s Financial Statements. Unless Tenant is a publicly traded company, Tenant shall, upon Landlord’s
request, furnish Landlord annually, within one hundred eighty (180) days after the end of each fiscal year of Tenant, copies of the balance sheets of Tenant, as at the close of such fiscal year, and statements of income and retained earnings of
Tenant for such year, prepared in accordance with generally accepted accounting principles or another accounting method reasonably approved by Landlord, and, if such is Tenant’s normal practice, audited by Tenant’s independent certified
public accountants and, if not, certified as true and correct by Tenant’s chief financial officer. Landlord shall keep Tenant’s financial statements provided by Tenant pursuant to this Section 16.12 confidential other than to
Landlord’s officers, directors, employees, agents, accountants, attorneys, mortgagees, or prospective mortgagees, or purchasers or prospective purchasers of Landlord’s interest in the Building, provided that such recipients hold such
information confidential. Tenant also agrees to furnish to Landlord within ten (10) days following Landlord’s written request therefor (which request shall not be made more than once in any fiscal year unless made in connection with a
proposed sale, financing or re-financing of the Building, re-capitalization of Landlord, or following an Event of Default), copies of such financial statements identified above as are then available and
balance sheets and cash flow statements for the then current fiscal year prepared in accordance with generally accepted accounting principles or another accounting method reasonably approved by Landlord, and on an unaudited basis certified as true
and correct by Tenant’s chief financial officer. 
 16.13 Attorney’s Fees. If Landlord or Tenant brings an
action to enforce the terms hereof or declare rights hereunder, the prevailing party in any such action, or appeal thereon, shall be entitled to its reasonable attorneys’ fees and court costs to be paid by the losing party as fixed by the court
in the same or separate suit, and whether or not such action is pursued to decision or judgment. With respect to Landlord’s attorneys’ fees, such fees shall specifically include the fees and expenses of the
in-house legal staff of Landlord and its affiliates. 
 16.14 Landlord Approvals.
Whenever Tenant is required to obtain Landlord’s consent hereunder, Tenant agrees to reimburse Landlord all reasonable out-of-pocket expenses incurred by
Landlord in connection therewith, including reasonable attorney’s fees in order to review documentation or otherwise determine whether to give its consent. Tenant shall pay Landlord’s invoice for any such amounts within thirty
(30) days following Landlord’s delivery of its invoice therefor. Any provision of this Lease which requires Tenant to obtain Landlord’s consent to any proposed action by Tenant shall not be the basis for an award of damages or give
rise to a right of setoff on Tenant’s behalf, but may be the basis for a declaratory judgment or injunction with respect to the matter in question. 

16.15 Landlord’s and Tenant’s Liability. Tenant shall look only to Landlord’s estate in the Property (or
the proceeds thereof) for the satisfaction of Tenant’s remedies with respect to any liability, default or obligation of Landlord under this Lease or otherwise regarding Tenant’s leasing, use and occupancy of the Premises pursuant hereto,
including without limitation for the collection of any monetary obligation, judgment or other judicial process requiring the payment of money by Landlord. None of Landlord’s members, stockholders, officers, directors, partners, trustees,
beneficiaries or employees shall be personally liable hereunder, nor shall any of Landlord’s property, other than the Property, be subject to levy, execution or other enforcement procedure for the satisfaction of Tenant’s said remedies.
Landlord shall not under any circumstances be liable for any special, indirect or consequential damages of Tenant, including lost profits or revenues. No owner of the Property shall be liable under this Lease except for breaches of Landlord’s
obligations occurring while such owner owns the Property. For purposes hereof, “Landlord’s estate in the Property” shall include insurance proceeds, proceeds resulting from a taking and sale proceeds. 

No party other than the Tenant entity itself shall be personally liable for any obligation of Tenant under this Lease, including but not
limited to, any employee, principal, agent, signatory or the like. 

 
Notwithstanding anything in this Lease to the contrary, Tenant shall not under any circumstances be liable for any special, indirect or consequential damages of Landlord, including lost profits
or revenues, except for special, indirect or consequential damages payable by Tenant under Section 2.2 and Section 7.6.2.1, above. 

16.16 Time of Essence. TIME IS OF THE ESSENCE with respect to the due performance of the terms, covenants and conditions
herein contained; provided, however, that no delay or failure to enforce any of the provisions herein contained and no conduct or statement shall waive or affect any of Landlord’s or Tenant’s rights hereunder. 

16.17 Confidentiality. Tenant agrees: (a) to treat the terms of this Lease, and the terms of any existing and future
amendments and modifications to this Lease (the “Confidential Information”) as confidential during the Term of this Lease and for the one (1) year period following the expiration or sooner termination of the Lease
(the “Non-Disclosure Period”), and (b) not to disclose, directly or indirectly, to any third party nor permit any third party to have access to any or all of such
(Confidential Information during the Non-Disclosure Period, including, without limitation, any Property tenants and any brokers (but excluding Tenant’s brokers, agents, attorneys and accountants, provided
that any disclosures to the same are held subject to the provisions of this Section 16.17). Landlord acknowledges that Tenant shall also have the right to disclose such Confidential Information only to the extent that such disclosure is
required by law or court order or by discovery rules in any legal proceeding. Tenant’s agreements with respect to the Confidential Information shall survive the expiration or earlier termination of the Lease. Notwithstanding the foregoing,
Tenant shall have no liability to Landlord for any breach of its obligations under this Section 16.17 (but Landlord shall be entitled to obtain equitable relief to enforce the provisions of this Section 16.17). 

16.18 Submission. Submission of this instrument for examination does not constitute a reservation of or option for lease
of the Premises, and it is not effective as a lease or otherwise until this Lease has been executed by both Landlord and Tenant and a fully executed copy has been delivered to each. 

16.19 Governing Law. This Lease and the rights and obligations of the parties hereunder shall be construed and enforced
in accordance with the laws of The Commonwealth of Massachusetts. 
 16.20 OFAC List. Tenant represents and warrants
that it is not listed, nor is it owned or controlled by, or acting for or on behalf of any person or entity, on the list of Specially Designated Nationals and Blocked Persons maintained by the Office of Foreign Assets Control of the United States
Department of the Treasury, or any other list of persons or entities with whom Landlord is restricted from doing business with (“OFAC List”). Notwithstanding anything to the contrary herein contained, Tenant shall not
permit the Premises or any portion thereof to be used, occupied or operated by or for the benefit of any person or entity that is on the OFAC List. Tenant shall provide documentary and other evidence of Tenant’s identity and ownership as may be
reasonably requested by Landlord at any time to enable Landlord to verify Tenant’s identity or to comply with any legal requirement or applicable laws. Tenant acknowledges and agrees that as a condition to the requirement or effectiveness of
any consent to any Transfer by Landlord pursuant to Section 12.1, Tenant shall cause the Transferee, for the benefit of Landlord, to affirm, on behalf of such Transferee, the representations of, and to otherwise comply with the
obligations set forth in, this Section 16.20, and it shall be reasonable for Landlord to refuse to consent to a Transfer in the absence of such reaffirmation and compliance. Tenant agrees that breach of the representations and warranties
set forth in this Section 16.20 shall at Landlord’s election be a default under this Lease for which there shall be no cure. This Section 16.20 shall survive the termination or earlier expiration of the Lease. 

16.21 Rent Not Based On Income. No rent or other payment in respect of the Premises shall be based in any way upon net
income or profits from the Premises. Tenant may not enter into or permit any sublease or license or other agreement in connection with the Premises which provides for a rental or other payment based on net income or profit. 

16.22 Force Majeure. In the event Landlord or Tenant shall be delayed or hindered in or prevented from the performance of
any act required under this Lease to be performed by Landlord or Tenant, as applicable, by reason of strikes, lockouts, labor troubles, inability to procure materials, failure of power, restricted governmental law or regulations, riots,
insurrection, war or other reason of a like nature (collectively, “Force Majeure”), then performance of such act shall be excused for the period of 

 
the delay, and the period for the performance of any such act shall be extended for a period equivalent to the period of such delay (provided, however, that in no event shall this
Section 16.22 excuse the payment of sums due under this Lease). 
 ARTICLE 17 ROOFTOP RIGHTS 

17.1 Rooftop Rights. 

Landlord grants Tenant the appurtenant, non-exclusive, and irrevocable (except upon the expiration or
earlier termination of this Lease) license at no additional charge, but otherwise subject to the terms and conditions of this Lease, to use a portion of the roof of the Building approved by Landlord (the “Rooftop Installation
Area”) to operate, maintain, repair and replace a supplemental heating, ventilating and air conditioning unit (or units), appurtenant to the uses permitted under Section 7.1 of the Lease (collectively, the
“Supplemental HVAC Unit”). The exact location and layout of the Rooftop Installation Area shall be approved by Landlord and Tenant in their reasonable discretion. Any electricity consumed by the Supplemental HVAC Unit
shall be paid for by Tenant in the manner applicable to electricity to the Premises under this Lease. 
 Tenant shall install the
Supplemental HVAC Unit at its sole cost and expense, at such times and in such manner as Landlord may reasonably designate and in accordance with all of the provisions of this Lease, including without limitation Section 8.3. Tenant shall
not install or operate the Supplemental HVAC Unit until it receives prior written approval of the plans for such work in accordance with Section 8.3. Landlord may withhold approval if the installation or operation of the Supplemental
HVAC Unit reasonably would be expected to damage the structural integrity of the Building. Landlord may condition its approval of the Supplemental HVAC Unit upon Tenant’s structural re-enforcement of the
roof as deemed necessary or desirable by Landlord in order to accommodate the Supplemental HVAC Unit. Tenant shall cooperate with Landlord as reasonably required to accommodate any re-roofing of the Building
during the Term and Tenant shall be responsible for any costs associated with working around, moving or temporarily relocating Tenant’s Roof Equipment. Landlord shall use commercially reasonable efforts to complete any such re-roofing as soon as is practicable. Tenant shall have access to the rooftop for the purposes of exercising its rights and obligations under this Article 17 twenty-four (24) hours per day and seven
(7) days per week, subject to Landlord’s reasonable security measures. 
 Tenant shall engage Landlord’s roofer before
beginning any rooftop installations or repairs of the Supplemental HVAC Unit, whether under this Article 17 or otherwise, and shall always comply with the roof warranty governing the protection of the roof and modifications to the roof.
Tenant shall obtain a letter from Landlord’s roofer following completion of such work stating that the roof warranty remains in effect. Tenant, at its sole cost and expense, shall cause a qualified employee or contractor to inspect the Rooftop
Installation Area at least quarterly and as often as recommended by the manufacturer of the Supplemental HVAC Unit and correct any loose bolts, fittings or other appurtenances and shall repair any damage to the roof caused by the installation or
operation of the Supplemental HVAC Unit. Tenant shall pay Landlord following a written request therefor, with the next payment of Base Rent, (i) all applicable taxes or governmental charges, fees, or impositions imposed on Landlord because of
Tenant’s use of the Rooftop Installation Area and (ii) the amount of any increase in Landlord’s insurance premiums as a result of the installation of the Supplemental HVAC Unit. The Supplemental HVAC Unit shall be screened or
otherwise designed so that it is not visible from the ground level of the Property. Unless Landlord notifies Tenant to the contrary at least thirty (30) days prior to the expiration of the Term, the Supplemental HVAC Unit shall be removed by
Tenant at its own expense at the expiration or earlier termination of the Term or Tenant’s right to possession hereunder and, in such event, Tenant shall repair any damage caused by such removal. 

Tenant agrees that the installation, operation and removal of the Supplemental HVAC Unit shall be at its sole risk. Tenant shall indemnify and
defend Landlord and Landlord’s agents and employees against any liability, claim or cost, including reasonable attorneys’ fees, incurred in connection with the loss of life, personal injury, damage to property or business or any other loss
or injury (except to the extent due to the negligence or willful misconduct of Landlord or its employees, agents or contractors) arising out of the installation, use, operation, or removal of the Supplemental HVAC Unit by Tenant or its employees,
agents, or contractors, including any liability arising out of Tenant’s violation of this Article 17. The provisions of this paragraph shall survive for one (1) year following the expiration or earlier termination of this Lease.

 Landlord may have granted and may hereafter grant roof rights to other parties, and permit
installations on the rooftop by other parties, including other Building tenants in the event that Tenant is no longer the sole tenant of the Building. If the Supplemental HVAC Unit (i) causes physical damage to the structural integrity of the
Building, (ii) materially interferes with any telecommunications, mechanical or other systems located at or servicing the Building or any building, premises or location in the vicinity of the Building, Tenant shall promptly cooperate with
Landlord or any other tenant or third party making such claim to determine the source of such interference and effect a prompt solution at Tenant’s expense (if the Supplemental HVAC Unit caused such interference or damage). 

Based on Landlord’s good faith determination that such relocation is necessary, Landlord reserves the right to cause Tenant to relocate
the Supplemental HVAC Unit located on the roof to comparably functional space on the roof by giving Tenant prior notice of such intention to relocate. If within thirty (30) days after receipt of such notice Tenant has not agreed with Landlord
on the space to which the Supplemental HVAC Unit is to be relocated, the timing of such relocation, and the terms of such relocation, then Landlord shall have the right to make all such determinations in its reasonable judgment. Landlord agrees to
pay the reasonable cost of moving the Supplemental HVAC Unit to such other space, taking such other steps necessary to ensure comparable functionality of the Supplemental HVAC Unit, and finishing such space to a condition comparable to the then
condition of the current location of the Supplemental HVAC Unit. Tenant shall arrange for the relocation of the Supplemental HVAC Unit within sixty (60) days after a comparable space is agreed upon or selected by Landlord, as the case may be.
In the event Tenant fails to arrange for said relocation within the sixty (60) day period, Landlord shall have the right to arrange for the relocation of the Supplemental HVAC Unit at Landlord’s expense, all of which shall be performed in
a manner designed to minimize interference with Tenant’s business. 
 [remainder of page left intentionally blank –
signatures on following page] 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Lease the day and
year first above written. 
  

					
	LANDLORD:
	
	DIV BEDFORD, LLC
	a Massachusetts limited liability company
		
	By:	 	Bedford Manager Corp., a
		 	Massachusetts corporation
			
		 	By:	 	/s/ Richard McCready
		 	Name:  Richard McCready
		 	Title:  [President or Vice President]
			
		 	By:	 	/s/ Jordanna Ferreira
		 	Name:  Jordanna Ferreira
		 	Title:  [Treasurer or Assistant Treasurer]
	
	TENANT:
	
	KALEIDO BIOSCIENCES, INC., a
	Delaware corporation
		
	By:	 	/s/ Michael Bonney
	Name:  Michael Bonney
	Title:   Chairman and CEO
		
	By:	 	/s/ Jeffrey R. Moore
	Name:  Jeffrey R. Moore
	Title:   SVP Finance & Administration/Treasurer

 EXHIBIT 1.1-1 

PLAN OF PREMISES 
  

 

  
 

 

 EXHIBIT 1.1-2 

LEGAL DESCRIPTION 
 4-18 Crosby Drive, Bedford, Massachusetts 
 Real property at 4-18 Crosby
Drive, in the Town of Bedford, County of Middlesex, Commonwealth of Massachusetts, described as follows: 
 Parcels 1 & 2 

A certain parcel of land situated on the westerly side of Crosby Drive in the Town of Bedford, in the County of Middlesex, Commonwealth of Massachusetts,
bounded and described as follows: 
 Beginning at a point in the westerly line of Crosby Drive at the most northerly corner of the granted premises at land
now or formerly of Beacon Properties Limited Partnership, thence 
  

			
	S 16° 24’ 24” E	  	a distance of Nine Hundred Ninety-Two and Fifty-Four Hundredths feet (992.54’) to a point; thence
		
	S 15° 54’ 05” E	  	a distance of Two Hundred Twenty-Six and Eight Hundredths feet (226.08’) to a point; thence
		
	S 74° 05’ 55” W	  	a distance of Twenty-Two and No Hundredths feet (22.00’) to a point; thence
		
	S 15° 54’ 05” E	  	a distance of Four and Three Hundredths feet (4.03’) to a point; thence
		
	SOUTHERLY	  	and curving to the left along the arc of a curve having a radius of Nine Hundred Seventy and Seventy-Three Hundredths feet (970.73’), a length on One Hundred Fifty-Nine and Sixty-Nine Hundredths feet (159.69’) to a point;
thence
		
	SOUTHERLY	  	and curving to the right along the arc of a curve having a radius of Twenty and No Hundredths feet (20.00’), a length of Thirty-One and Four- Hundredths feet (31.04’) to a point; the
previous six (6) courses being along the westerly line of Crosby Drive; thence
		
	S 63° 35’ 55” W	  	a distance of Sixty-Five and Ninety Hundredths feet (65.90’) to a point; thence
		
	WESTERLY	  	and curving to the right along the arc of a curve having a radius of Thirty and No Hundredths Feet (30.00’), a length of Thirty-Five and Fifty-Five Hundredths feet (35.55’) to a point; thence
		
		  	And curving to the left along the arc of a curve having a radius of Four- Hundred Twenty and no hundredths feet (420.00’), a length of Three Hundred Two and Eighty Hundredths feet (302.80’) to a point; thence
		
	N 89°49’ 15" W	  	a distance of Two Hundred Ninety-Three and Four Hundredths feet (293.04’) to a point; thence
		
	NORTHWESTERLY	  	and curving to the right along the arc of a curve having a radius of One Hundred and No Hundredths feet (100.00’), a length of One Hundred Nineteen and Thirty-Six Hundredths feet (119.36’) to a point at a Parcel 4; the
previous five (5) courses being along the northerly line of Crosby Road; thence
		
	N 21° 25’ 56” W	  	a distance of Five Hundred Four and Seventy Hundredths feet (504.70’) to a point; thence

			
	N 21° 56’ 20” W	  	a distance of Two Hundred Eighty-Three and One Hundredth feet (283.01’) to a point at Parcel 3; the previous two (2) courses by Parcel 4; thence
		
	N 64°00’ 04” E	  	a distance of Sixty-Four and Forty-Three Hundredths feet (63.43’) to a point; thence
		
	N 41°27’ 31” E	  	a distance of One Hundred Seventy and Thirty-Three Hundredths feet (170.33’) to a point at land now or formerly of Beacon Properties Limited Partnership, the previous two (2) courses by Parcel
3; thence
		
	N 57° 00’14” E	  	a distance of Two Hundred Ninety-Two and Thirty-Four Hundredths feet (292.34’) to a drill hole; thence
		
	N 58° 05’ 16” E	  	a distance of Ninety-One and Ten Hundredths feet (91.10’) to a drill hole; thence
		
	N 57° 40’ 22” E	  	a distance of Two Hundred Fifteen and Ninety-Nine Hundredths feet (215.99’) to the Point of Beginning.

 The above described Parcel of land contains an area of 838,376 square feet, more or less or 19.2465 acres, more or less, and
is more particularly shown as Parcel 1 & 2 on a plan entitled “Plan of Land at 2-14 Crosby Drive, Bedford, Mass (Middlesex County) prepared for Bedford Business Park Limited Partnership, Scale: 50
feet to an inch, dated Nov. 1, 1996, by the BSC Group, Inc.,” recorded with the Middlesex South District Registry of Deeds as Plan No. 1246 of 1996. 

Parcel 3 
 A certain parcel of land situated off
the northwesterly end of Crosby Road in the Town of Bedford, in the County of Middlesex, Commonwealth of Massachusetts bounded and described as follows: 

Beginning at a point in the most southerly corner of the granted premises at the most westerly corner of Parcel 1 & 2 at Parcel 4; said point being Seven
Hundred Eighty-seven and Seventy-One Hundredths feet (787.71’) along the line separating Parcel 1 & 2 and Parcel 4 from the most northwesterly end of Crosby Road, thence 

 

			
	N 23° 06’ 22” W	  	by Parcel 4, a distance of Two Hundred Ninety-Nine and Fifty-One Hundredths feet (299.51’) to a point at land now or formerly of Beacon Properties Limited Partnership; thence
		
	N 59° 22’ 33” E	  	a distance of Two Hundred Nine and Ninety-Five Hundredths feet (200.95’) to a point; thence
		
	S 25° 23’ 47” E	  	a distance of Two Hundred Fifty and Seventy-Seven Hundredths feet (250.77’) to a point at Parcel 1 & 2; the previous two (2) courses by land now or formerly of Beacon Properties Limited Partnership; thence
		
	S 41° 27’ 31” W	  	a distance of One Hundred Seventy and Thirty-Three Hundredths feet (170.33’) to a point; thence
		
	S 64° 00’ 04” W	  	a distance of Sixty-Four and Forty-Three Hundredths feet (64.43’) to the Point of Beginning; the previous two (2) courses by Parcel 1 & 2.

 The above described Parcel of land contains an area of 60,990 square feet, more or less, or 1.4001 acres, more or less, and is
more particularly shown as Parcel 3 on a plan entitled “Plan of Land at 2-14 Crosby Drive, Bedford, Mass. (Middlesex County) prepared for Bedford Business Park Limited Partnership, scale 50 feet to an
inch, dated Nov. 1, 1996 by the BSC Group, Inc.” recorded with the Middlesex South District Registry of Deeds as Plan No. 1246 of 1996. 

 Parcel 4 

All of Bedford Business Park Limited Partnership’s Right, Title and Interest in and to the following described Parcel of Land: 

A certain Parcel of land situated on the northwesterly end of Crosby Road in the Town of Bedford, in the County of Middlesex, Commonwealth of Massachusetts,
bounded and described as follows: 
 Beginning at a point in the most westerly end of Crosby Road at the most southerly corner of the granted premises at the
easterly line of Route 3; thence 
  

			
	N 21°25; 56” W	  	by the easterly line of Route 3, a distance of Four Hundred Fifty-Three and Seven Hundredths feet (453.07’) to a stone bound at land now or formerly of Beacon Properties of Limited Partnership; thence
		
	N 21°48’ 17” W	  	a distance of Three Hundred Ninety-One and Ninety-One Hundredths feet (391.91’) to a point; thence
		
	N 23° 01’27”W	  	a distance of One Hundred seventeen and Eighty-two Hundredths feet (117.82’) to a point; thence
		
	N 05° 17’ 44” W	  	a distance of Forty-One and Thirty-Two Hundredths feet (41.32’) to a point; thence
		
	N 22° 50’28” W	  	a distance of One Hundred Seven and Nine Hundredths feet (107.09’) to a point; thence
		
	N 00° 22’ 29” W	  	a distance of Fourteen and Ninety-Six Hundredths feet (14.96’) to a point; thence
		
	N 59° 22’ 23” E	  	a distance to Twenty-Four and Fourteen Hundredths feet (24.14’) to a point at Parcel 3; the previous six courses by land now or formerly of Beacon Properties Limited Partnership; thence
		
	S 23° 06’ 22” E	  	by Parcel 3, a distance of Two Hundred Ninety-Nine and Fifty-One Hundredths feet (299.51’) to a point at Parcel 1 & 2; thence
		
	S 21° 56’ 20” E	  	a distance of Two Hundred Eighty-Three and One Hundredth feet (283.01’) to a point; thence
		
	S 21° 25’ 56” E	  	a distance of Five Hundred Four and Seventy Hundredths feet (504.70’) to a point in the northwesterly end of Crosby Road; the previous two (2) courses by Parcel 1 & 2; thence
		
	S 25°47’ 26” W	  	along the northwesterly end of Crosby Road, a distance of Fifty-Nine and Twenty-Five Hundredths feet (59.25’) to the Point of Beginning.

 The above described Parcel of land contains an area of 46,110 square feet, more or less, or 1.0585 acres, more or less, and is
more particularly shown as Parcel 4 on a plan entitled “Plan of Land at 2-14 Crosby Drive, Bedford, Mass. (Middlesex County) prepared for Bedford Business Park Limited Partnership, scale 50 feet to an
inch, dated Nov. 1, 1996 by the BSC Group, Inc.” recorded with the Middlesex South District Registry of Deeds as Plan No. 1246 of 1996. 
 LESS
AND EXCEPT so much of Parcel 4 as was taken by virtue of Layout No. 7652 and Order of Taking by the Massachusetts Department of Highways, for the alteration of Route 3, dated September 11, 2002, recorded in Book 36449, Page 166, as shown
on Plan No. 998 of 2002, recorded therewith. 

 A portion of Parcel 4 is Registered Land as follows: 

One-half Crosby Road opposite Lot 2, but not opposite Lot 1, as shown on a subdivision plan, as approved by the
Court, filed in the Land Registration Office for the South Registry District of the Middlesex County in Registration Book 855, Page 41, with Certificate No. 144991 (Plan No. 31882B). 

Together with benefit of that certain appurtenant easement as set forth in Easement Agreement by and between MA-Crosby
Corporate Center, L.L.C. as Grantor, and Boston Properties Limited Partnership, as Grantee, dated as of May 7, 2004, recorded in Book 43035, Page 303 and filed as Document No. 1337304. 

Parcel 5 
 A parcel of land in the Town of Bedford,
County of Middlesex, comprising a portion of the January 29, 1952 (Layout No. 3933) State highway layout of Route 3, the December 1, 1953 (Layout No. 4102) State highway alteration of Crosby Road, the September 11, 2002
(Layout No. 7652) State highway alteration of Crosby Drive, and the October 18, 2006 (Layout No. 7977) State highway alteration of Route 3 and bounded by the line described as follows: 

 

			
	Beginning	  	at a point on the northerly location line of Section 3 of the aforesaid September 11, 2002 (Layout No. 7652) State highway alteration of Crosby Drive, said point bearing N 48°20’25”
E and being 107.94 feet distant from station 4+70.51 of Auxiliary baseline “A” of said 1953 layout and extends thence, leaving said location line by a curve to the right of 490.00 feet radius and 217.79 feet with a chord
bearing of S 3°01’34” W and a chord length of 216.00 feet;
		
	thence	  	by a curve to the right 165.00 feet radius 256.52 feet with a chord bearing S 60°17’48” W and a chord length of 231.45 feet;
		
	thence	  	N 75°09’57” W 50.62 feet;
		
	thence	  	N 54°13’39” W 302.73 feet;
		
	thence	  	N 45°43’32” W 268.93 feet;
		
	thence	  	N 44°15’11” W 79.75 feet to a point on the northerly location line of the aforesaid October 18, 2006 (Layout No. 7977) State highway alteration, said point bearing N 53°11 ‘34” E and being 169.21
feet distant from station 157+08.65 of the Main baseline of said 1952 layout;
		
	thence	  	following the location line of said 2006 (Layout No. 7977) State highway alteration in four courses easterly and southeasterly about 14 feet, 14 feet, 13 feet, and 25 feet, respectively;
		
	thence	  	following the location line of said December 1, 1953 (Layout No. 4102) State highway alteration in two courses easterly and southeasterly about 274 feet and 330 feet respectively;
		
	thence	  	following said 2002 State highway layout in two courses northeasterly and southeasterly about 118 feet and 30 feet respectively to the point of beginning.

 Being shown as Parcel 4-L5-1 on a plan
entitled: “Massachusetts Department of Transportation Plan of Road in the Town of Bedford Middlesex County Altered and Laid Out as a State Highway by the Massachusetts Department of Transportation Highway Division Scale: 40 Feet to the
Inch”. Plan prepared by: BSC Group, Inc. 15 Elkins Street, Boston MA 02127, and recorded as Plan No. 512 of 2015. 

 EXHIBIT 1.3 

Plan 
  

 

 EXHIBIT 6.1 

CLEANING SPECIFICATIONS 

TENANT AREAS 
  

			
	Frequency                	  	Service Description
	 Nightly
	  	Dust sweep hard surfaces flooring.
		
	 Nightly
	  	Damp mop hard surfaced flooring to remove spills and stains.
		
	 Nightly
	  	Vacuum carpeted areas and rugs. Spot dean stains.
		
	Nightly	  	Empty wastepaper baskets and waste receptacles, etc. Replace plastic liners in wastebaskets,
		
	Nightly	  	Remove waste paper and waste materials to designated area in the building using janitor carriages.
		
	Nightly	  	Dust and wipe clean windowsills, filing cabinets, table, bookcases, shelves and ledges. Rotating areas of the building to complete dusting all areas weekly.
		
	Nightly	  	Spot clean to remove dirt, finger marks, smudges, etc. from doors, switch plates, light switches, wall and glass areas adjacent to doors, push plates, handles, railing, etc.
		
	Nightly	  	Clean and sanitize drinking fountains and water coolers.
		
	Weekly	  	Dust baseboards, chair rails, trim, molding and other “low-dust” areas. Rotating areas of the building to complete weekly.
		
	 Once every

Three Months
	  	Perform high dusting which includes the following:
		
		  	Dust pictures, frames, charts, graphs and similar wall hangings not reached in nightly cleaning.
		
		  	Dust partitions, ventilating louvers and vents, walls, trim, etc. not reached in nightly cleaning.
		
		  	Dust tops of cabinets, files, etc. not reached in nightly cleaning.

			
	 CLEANING SPECIFICATIONS

	  
 ELEVATOR LOBBIES AND PUBLIC
CORRIDORS
  

	Frequency                	  	Service Description
	 Nightly
	  	Dust sweep hard surfaced flooring.
		
	 Nightly
	  	Wash tile flooring.
		
	 Nightly
	  	Vacuum carpeting.
		
	 Nightly
	  	Dust baseboards, trim, louvers, pictures, charts, graphs, doors etc. within reach.
		
	 Nightly
	  	Remove dirt, finger marks, smudges, etc., from doors, door frames, walls switch plates, light switches, glass, push plates, handles, railings, molding, trim, pictures, etc.
		
	 Weekly
	  	Do high dusting within normal reach.
	
	  
 MAIN ENTRANCE LOBBY

 

	Frequency	  	Service Description
	 Nightly
	  	Dust sweep and wash hard surfaces flooring.
		
	 Nightly
	  	Floor mats are to be vacuumed.
		
	 Nightly
	  	Vacuum carpeting.
		
	 Nightly
	  	Dust baseboards, trim, louvers, molding, pictures, charts, planters, furnishings, guard stations and all other fixtures.
		
	 Nightly
	  	Clean and rub down building directory, mail depository and all other decorative metal.
		
	 Nightly
	  	Clean all entrance door glass.
		
	 Nightly
	  	Empty and clean all waste receptacles and remove waste material to designated areas in the building.

			
	 CLEANING SPECIFICATIONS

 
 ELEVATORS

 

	Frequency                    	  	Service Descriptions
	 Nightly
	  	Floor In elevator cabs will be properly maintained. If carpeted, vacuum and spot clean; if hard-surfaced, sweep and wash.
		
	 Nightly
	  	Clean and polish doors, inside and outside.
		
	Nightly	  	Clean elevator saddles, door tracks, etc., keeping them free from dirt and debris: polish regularly as needed.
		
	 Nightly
	  	 Hand clean and polish baseboards, trim, railings, etc.

		
	 Nightly
	  	Keep walls, panels, etc. dean and free from fingermarks and smudges: polish as needed using appropriate wood or metal polish.
	
	  
 STAIRWAYS

 

	Frequency	  	Service Descriptions
	 Nightly
	  	Police stairwells and remove trash and debris.
		
	 Weekly
	  	Sweep stairs and landing: dust handrails, stringers, newels and risers, etc.
		
	Quarterly	  	Wash stairs and landings.

			
	 CLEANING SPECIFICATIONS
  

	 LAVATORIES

 

	Frequency                    	  	Service Descriptions
	Nightly	  	Sweep and wash flooring with approved germicidal detergent solution.
		
	Nightly	  	Wash and polish mirrors, shelves, bright work, etc. Including flush meters, piping and toilet seat hinges.
		
	Nightly	  	Wash both sides of toilet seats, wash basins, bowls, and urinals with approved germicidal detergent solution.
		
	Nightly	  	Dust and wipe dears partitions, tile walls, dispensers, doors, receptacles, etc. with special attention to areas behind sinks and around urinals, etc., remove graffiti.
		
	Nightly	  	Fill toilet tissue, soap, and towel and sanitary napkin dispensers to full capacity with supplies.
		
	Nightly	  	Empty and clean towel and sanitary disposal receptacles and remove waste material and refuse to a designated area In the building using Janitor carriages.
		
	Monthly	  	Wash partitions, tile walls and enamel painted surfaces with approved germicidal detergent solution.

 CLEANING SPECIFICATIONS 

Frequency Service Description 
 Keep
locker rooms, service closets, Janitor closets, etc. in neat and clean condition at all times. 
 Employees are to sign in and out for each
shift works. 
 At the conclusion of all work assignments, lights are to be turned off, doors and windows closed and locked and premises
left in neat and orderly condition. 
 Carpet Cleaning Program 
  

	Annually	 Rotary shampoo and extract all common area carpeting including cafeteria eating area, locker rooms, common
entrances, common lobbies, common hallways, elevators, etc. 

 EXHIBIT 7.4 

RULES AND REGULATIONS 
 Note: Rules
below marked with an asterisk (*) do not apply so long as the Premises includes 100% of the rentable area of the Building. 
  

	 	1.	 ALL TENANTS are to conduct their businesses in a manner that shall not unreasonably annoy, disrupt or otherwise
interfere with the rights of other tenants in the office park. 

  

	 	2.	 At no time and under no circumstances shall Landlord have any responsibility for the storage or removal of any
“medical waste”, “infectious waste”, “hazardous medical waste”, “hazardous physical waste” as such terms may from time to time be defined in any municipal, state, or federal statutes, laws, ordinances, rules,
or regulations or may apply to Tenant or to the premises demised to Tenant because of the business, profession or activity carried on in the demised premises by Tenant, Tenant’s servants, agents, employees, invites, or anyone claiming by,
through or under Tenant. 

  

	 	3.	 The common areas and egress pathways must not be obstructed or used for any purpose other than ingress to and
egress from any leased premises. 

  

	 	4.	 Emergency egress stairway doors may NOT be “propped-open” for any reason. These stairways are for
egress only and the stairway doors may be locked from the stair-side to prevent unwanted intrusion into the building. 

  

	 	5.	 Tenant shall operate hvac equipment in a manner that is consistent with standards prescribed by building
management. Tenant shall be responsible for any damage which may occur from improper operation such as leaving a thermostat at its lowest setpoint for an extended period of time causing a coil to freeze. Please check with building management to
confirm proper operating procedures. There are to be NO supplemental heaters or heating elements within tenant spaces. Use of such devices presents a fire hazard. 

 

	 	6.	 High intensity or accent lighting (holiday lighting, candles, heat lamps, etc.) is NOT PERMITTED, except
for such lighting that is customary in connection with laboratory use, as it presents fire hazards. 

  

	 	7.	 As required by local ordinances, Landlord shall, from time to time, test the building’s fire control and
alarm systems. Tenant shall cooperate in familiarizing its employees with such fire alarm systems and shall make each of its employees aware of the fire exits within the Premises and shall cooperate with any fire drills, systems, test, inspections
and/or repairs as may be required from time to time. 

  

	 	8.	 *Building access, Loading Area access and transportation of materials, equipment, furniture, or supplies into
and/or through the building must be scheduled, through the Management Office or Tenant Services Coordinator, to take place during non-business hours. (See “LOADING AREA RULES & REGULATIONS”, below) 

 

	 	9.	 *Any equipment, computers, furniture, or items being removed from the building must be accompanied by a
Property Removal Request (i.e., on Tenant’s letterhead, with authorization evidenced by Tenant’s Office Manager’s signature) 

  

	 	10.	 Each tenant must provide the Property Management Office with a key to access its suite(s). Each key will be
kept, by the Property Manager, in a secure, locked, key box. Each time a suite is re-keyed, a new key must be provided to the Property Management Office. Whenever possible please notify Management Office prior to re-keying so building key systems
can be maintained. 

 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 in existing locks or the mechanism thereof without the prior written consent of the Landlord, which shall not be unreasonably withheld. Tenant must, upon the termination of its tenancy, restore to Landlord all
keys of stores, shops, booths, stands, offices and toilet rooms, either furnished to or otherwise procured by Tenant; and in the event of the loss of any keys so furnished, Tenant shall pay to Landlord the cost thereof. 

 

	 	11.	 There are no animals/pets of any kind (leashed, caged, muzzled) allowed into the building, with exception for
service animals. 

  

	 	12.	 To avoid damage to the building’s plumbing system or to prevent plumbing blockages, restroom trash
receptacles (and NOT the toilets) are to be used for disposing of all paper towels, sanitary napkins, and objects foreign to toilet/plumbing systems. Damage resulting to any such fixtures or appliances from misuse by Tenant or its agents, employees,
or invitees, shall be paid for by Tenant, and Landlord shall not in any case be responsible therefore. 

  

	 	13.	 Parking in Fire Lanes, except for medical and emergency vehicles is PROHIBITED BY LAW. All other vehicles are
subject to being towed at the owner’s expense. 

  

	 	14.	 All plans for proposed improvements to a tenant’s demised premises and any contractor proposed by a tenant
must be approved in advance by Davis Management Co. (See Construction Rules.) 

  

	 	15.	 No tenant may display any type of advertisements that would alienate site visitors or customers from another
tenant’s business. 

  

	 	16.	 Construction Rules and Regulations must be adhered to through the construction/improvement process (plan
approval, permitting, insurance, delivery & construction scheduling, building access, alarm shut downs, inspections, and occupancy permit). See separate Construction Rules & Regulations. 

 

	 	17.	 No trash or debris can be stored within tenant areas that might result in rodent infestation. All food, fluid,
or wet trash must be disposed of in the site trash dumpster at the close of business each day. 

  

	 	18.	 No tenant shall mark, paint, drill into, or in any way deface any part of the Demised Premises or the building
of which they form a part. No boring, cutting, or stringing of wires shall be permitted, except with the prior written consent of the Landlord, and as the Landlord may direct. 

 

	 	19.	 No space in the building, except as provided in individual leases, shall be used for manufacturing, for the
storage of merchandise, or for the sale of merchandise, goods, or property of any kind at auction. 

  

	 	20.	 Delivery carts, hand trucks and similar devices must be properly equipped with rubber tires and protective
guards. Tenant shall be held strictly responsible for any damage to the Premises caused by Tenant’s vendors, suppliers, agents or delivery services. 

  

	 	21.	 No tenant shall occupy or permit any portion of the Demised Premises to be occupied for the possession,
storage, manufacture or sale of narcotics or drugs, or any other illegal substance of any kind. No tenant shall occupy or permit any portion of the Demised Premises to be occupied for the possession, storage, manufacture or sale of liquor of any
kind other than possession of liquor in connection with special events taking place at the Premises if such tenant is carrying 

	 	
host liquor liability insurance satisfactory to Landlord and other than the possession, storage, and use of alcohol as a necessary part of Tenant’s laboratory and pilot production activities
in connection with the permitted use of the Premises. 

  

	 	22.	 Landlord shall have the right to prohibit any advertising by any tenant which, in Landlord’s opinion,
tends to impair the reputation of the building or its desirability as a building for offices or the reputation of the office park or its desirability to office tenants, and upon written notice from Landlord, such tenant shall refrain from or
discontinue such advertising. Tenant shall not use the name of the building or its owner in any advertising without the express prior written consent of the Landlord. 

 

	 	23.	 No tenant shall install or permit the installation or use of any machines dispensing goods for sale, including
without limitation foods, beverages, cigarettes or cigars without first notifying Landlord. 

  

	 	24.	 Canvassing, soliciting and pedaling in the building and the office park are prohibited and each Tenant shall
cooperate to prevent the same by notifying the Landlord. Landlord reserves the right to inspect any parcel or package being removed from the building by Tenant, its employees, representatives and business invitees. 

 

	 	25.	 *The main entrance, lobbies, passages, corridors, elevators and stairways or any exterior portions of the Site
shall not be encumbered or obstructed by Tenant, Tenant’s agents, servants, employees, licensees or visitors. The moving in and out of all safes, freight, furniture, or bulky matter of any description must take place during the hours which
Landlord may determine from time to time. Landlord reserves the right to inspect all freight and bulky matter to be brought into the Building and to exclude from the Building all freight and bulky matter which violates any of these Rules and
Regulations or the Lease of which these Rules and Regulations are part. 

  

	 	26.	 Except as otherwise expressly set forth in the Lease, no curtains, blinds, shades, screens, or signs other than
those furnished by Landlord shall be attached to, hung in, or used in connection with any exterior window or suite entry door of the Premises without the prior written consent of the Landlord. 

 

	 	27.	 *Movement in or out of the Building of furniture or office equipment, or dispatch or receipt by Tenant of any
merchandise or materials which require the use of elevators, stairways, lobby areas, or loading dock areas, shall be restricted to reasonable hours designed by Landlord. Such activity may be supervised by Landlord and performed in the reasonable
manner stated by Landlord. 

  

	 	28.	 Landlord may prohibit any article, equipment, or any other item from being brought into the Building that would
violate this Lease. Tenant is to assume all risk for damage to articles moved and injury to any persons resulting from such activity. If any equipment, property, and/or personnel of Landlord or of any other tenant is damaged or injured as a result
of or in connection with such activity, Tenant shall be solely liable for any and all damage or loss resulting therefrom. 

  

	 	29.	 Landlord shall have the power to prescribe the weight and position of safes and other heavy equipment or items,
which in all cases shall not in the opinion of Landlord exceed acceptable floor loading and weight distribution requirements. All damage done to the Building by the installation, maintenance, operation, existence or removal of any property of Tenant
shall be repaired at the expense of Tenant. 

  

	 	30.	 *Common area corridor doors, when not in use, shall be kept closed. 

	 	31.	 No flammable, explosive, or dangerous fluid or substance shall be used or kept by Tenant in the Premises or
Building, except for those substances as are typically found in similar premises used for general business office purposes or laboratory purposes and are being used by Tenant in accordance with all applicable laws, rules, and regulations and the
Lease. Except as permitted by the within Lease, Tenant shall not, without Landlord’s prior consent, use, store, install, spill, remove, release or dispose of within or about the Premises or any other portion of the Property, any
asbestos-containing materials or any solid, liquid or gaseous material now or hereafter considered toxic or hazardous materials under the provisions of any applicable environmental law which may now or hereafter be in effect. If the foregoing is
permitted by the within Lease or if Landlord does give written consent to Tenant pursuant to the foregoing sentence, Tenant shall comply with all applicable laws, rules and regulations pertaining to and governing such use by Tenant, and shall remain
liable for all costs of cleanup or removal in connection therewith. Tenant shall supply building management with current Material Safety Data Sheets along with maximum quantities of materials stored on site as and when required by the Lease.

  

	 	32.	 Tenant shall not use or occupy the Premises in any manner or for any purpose which would injure the reputation
or impair the present or future value of the Premises, the Building or the office park; without limiting the foregoing, Tenant shall not use or permit the Premises or any portion thereof to be used for lodging, sleeping or for any illegal purpose.

  

	 	33.	 Tenant shall not take any action which would violate Landlord’s labor contracts affecting the Building or
the office park or which would cause any work stoppage, picketing, labor disruption or dispute, or any interference with the business of Landlord or any other tenant or occupant of the Building or with the rights and privileges of any person
lawfully in the Building. Tenant shall take any actions necessary to resolve any such work stoppage, picketing; labor disruption, dispute or interference and shall have pickets removed and, at the request of Landlord, immediately terminate at any
time any construction work being performed in the Premises giving rise to such labor problems, until such time as Landlord shall have given its written consent for such work to resume. 

 

	 	34.	 Tenant shall not install, operate or maintain in the Premises or any other area of the Building, any electrical
equipment which does not bear the U/L (Underwriters Laboratories) seal of approval where typical (unless Tenant shall supply the Landlord with documentation evidencing the safety and capacity of such non U/L approved equipment), or which would
overload the electrical system or any part thereof beyond its capacity for proper, efficient and safe operation as reasonably determined by Landlord, taking into consideration the overall electrical system and the present and future requirements
therefore in the Building. Tenant shall not furnish any cooling or heating to the Premises, including, without limitation, the use of any electronic or gas heating devices, without Landlord’s prior written consent which shall not be
unreasonably withheld. 

  

	 	35.	 All vendors to be contracted by the Tenant must comply with insurance requirements if deemed appropriate by
building management. (See insurance requirements, below.) If Tenant ceases to lease 100% of the Premises initially leased under the Lease, Construction vendors must comply with Construction Rules, see attached. Contractor and contractor’s
sub-contractors must check in with building management, 978-815-4722 or 617-875-5441 upon each daily arrival to the building. 

 

	 	36.	 For daily maintenance service calls, or general tenant requests, questions, or concerns please contact the
Tenant Services Coordinator, Kate Somers, at: (781) 272-4212. Alternatively, tenants may use the web based service request system. Please contact building management for specific instructions and to receive a tenant specific password.

  

	 	37.	 Tenants shall adhere to and familiarize their employees with building safety and evacuation plans as furnished
and modified by the Property Manager. In the event of any building/site-related Emergency, please contact the Tenant Services Coordinator (781)-272-4212. or the Emergency line at (617)-451-1300 x265. 

	 	38.	 The Contractor shall purchase from and maintain in a company lawfully authorized to do business in the
Commonwealth of Massachusetts insurance for protection from claims under workers’ or workmen’s compensation acts and other employee benefit acts which are applicable, claims for damages because of bodily injury, including death, and from
claims for damages, other than to the work itself, to property which may arise out of or result from the Contractors operations, whether such operations be by the Contractor or by a Subcontractor or anyone directly or indirectly employed by any of
them. This insurance shall be of the types and within minimum limits or liability as follows: Worker’s Compensation $500,000, Comprehensive General Liability $1,000,000 per occurrence, $2,000,000 aggregate. Automobile liability insurance on any
vehicle used by Contractor in the performance of the services specified herein with combined single limit coverage of not less than $1,000,000. Please contact Tenant Services Coordinator 617-451-2660 for landlord additional insured entities which
must be named on each certificate of insurance. Certificates of such insurance shall be filed with the Management Company prior to the commencement of the Work. 

Tenant shall maintain insurance coverage as required in the lease. Please contact Tenant Services Coordinator (781)-272-4212 for landlord
additional insured entities which must be named on each certificate of insurance. 
  

	 	39.	 *Access to certain Electric Room and Janitors’ Closets may be restricted. During normal business hours,
access to these areas may be arranged by contacting the Tenant Service Coordinator (see “Work Orders & Service Requests”, below). After hours access to these areas is available by prior arrangement. Please note: these rooms are
not to be used for storage of any items, and any items found stored in these rooms will be disposed of at a cost to the responsible tenant. 

  

	 	40.	 Cleaning of the Premises is performed strictly in accordance with requirements outlined in each respective
lease. 

  

	 	41.	 Tenants shall not store or keep flammable fluids or solvents in their leased premises unless permitted by their
lease. Please see item #30. 

  

	 	42.	 4-18 Crosby Drive parking is only for those tenants who have parking privileges in their lease. Additional
surface parking spaces may be available from time to time on a TAW basis. Please check with the management office for availability. Tenants and their visitors shall obey all parking regulations. 

 

	 	43.	 Bicycles and other vehicles are not permitted inside or to be parked on the walkways outside the Building.
Bicycle parking is available at the bicycle racks. 

  

	 	44.	 *Tenant shall carry out Tenant’s permitted maintenance repairs, alterations and improvements in the
Premises only during reasonable times agreed to in advance by Landlord and in a manner which will not interfere with the rights of other tenants in the Building. 

 

	 	45.	 Tenant shall inform its employees and visitors of the laws and ordinances of the Town/City of Bedford relating
to prohibition of smoking. No smoking will be allowed anywhere inside the building. 

  

	 	46.	 NO natural holiday decorations (trees, wreaths, evergreens decorations, etc.) are allowed within the
building. All such items are categorized by the Bedford Fire Department as fire hazards. 

	 	47.	 Normal Business Hours are Monday through Friday between the hours of 7:00 a.m. and 7:00 p.m., holidays
excluded. 

  

	 	48.	 *Outside normal business hours the building will be locked. In order to gain access to the building, tenants
will be required to use their building access cards. 

  

	 	49.	 Access Cards for the fitness center may be requested from Kate Somers, Tenant Service Coordinator, in writing,
on company letterhead, by fax or electronically, as follows: 

 

	 	•	 	By FAX: 

	 	•	 	By E-Mail:

 617-451-3604 

ksomers@thedaviscompanies.com 

 

  
 Each request for an Access
Card must be submitted by authorized tenant-representatives and must provide, at a minimum, the following information: 
  

	 	•	 	 The full name(s) of the individual(s) for whom access is being requested; 

	 	•	 	 The specific building/door(s) for which access is being requested; 

	 	•	 	 The make(s), model(s) and license plate(s) state and number for any vehicle(s) each applicant may park at the
building; 

	 	•	 	 The full name and signature of the authorized individual requesting the Access Card(s). 

 

	 	50.	 *The building has a loading area which is available for tenant use. 

 

	 	a.	 Operational Hours 7:00a.m. through 5:00p.m. Monday through Friday and 7:00a.m. for deliveries and removals. Use
of the loading dock outside these hours can be arranged at tenant cost for building personnel to open and secure the loading dock as necessary. 

  

	 	b.	 Requests for Loading must be pre-scheduled, 48 hours in advance, through the Property Management Office. Use of
the Loading Area for staging deliveries, which might conflict with other scheduled deliveries, will not be permitted. 

  

	 	c.	 Any shipping, packing, staging, rigging, building protection materials generated as part of a delivery must be
cleaned-up and removed by the delivery company or by the tenant responsible for receiving the delivery, otherwise such tenant will be charged with the associated disposal costs. 

 

	 	51.	 Handicapped Parking Spaces are for those who need them and have the appropriate license plates or vehicle
identification. Any abuse of handicapped parking spaces may be reported directly to The Property Management Office. 

  

	 	52.	 Visitor parking is allowed only for visitors of specific tenants. 

 CONSTRUCTION RULES 

(Revised 5/20/14) 

Section I 
 BUILDING
STANDARDS 
 These guidelines provide the standards to be followed for any construction in the building. Also listed are the responsibilities of both
the Contractor and the Tenant for construction of leased premises. Questions and comments are invited. Please address them to Landlord: 

c/o The Davis Companies 

Attn: Jason Biedrzycki 

Senior Property Manager 

125 High Street 21st Floor 

Boston, MA 02110 
 Or
Contact 
 (617) 451-1300 

Assistant Property Mgr. Ron Dorazio 

617-875-5441 
 GENERAL 

Contractor understands the building and the office park are occupied by tenants and will use best efforts to not interrupt the work of others or create an
unpleasant situation for current occupants. Disruption of tenant’s production process will result in substantial claims against the contractor. Contractor shall not store supplies or equipment in public area or common areas and shall leave all
public/common areas clean each night. Primary construction access shall be through the east entry. 
 In addition, contractor will clean common areas and
driveway/pavement areas of any material that is tracked onto common areas and pavement from its operation and use best efforts to keep dust down. Contractor will coordinate its work within tenant spaces to minimize disruption and will seek property
manager’s approval of methods for this work. 
 Contractor acknowledges and understands that he will be working around existing tenants and new tenant
equipment, inventory and personnel and will take every precaution to prevent injury and/or claim. 
 Contractors must provide all of their own equipment,
tools, phones, etc. Building equipment is not available to the contractors. 
 Contractor and Contractor’s sub-Contractors must check in with
building management, Ron: 617-875-5441 or Doug: 617-592-0719 upon each daily arrival to the building. 
 PLANS 

All plans are subject to prior approval by building management. Contractor shall provide building management with copies of all construction plans as approved
by the Town of Bedford along with copies of all as-built drawings. 

 BUSINESS HOURS 

General Business Hours for the building are Monday through Friday 8AM to 5PM. 

DISTURBANCE 
 Work shall be scheduled so as not to disturb
surrounding tenants in any way. Knowingly offensive work such as coring, oil painting, polymix, sawing, or any operation which can cause noise or odor disturbances to other tenants shall be conducted during non-business hours. 

Demolition shall be conducted during non-business hours only. Demolition debris is to be placed in hampers and covered during transport from the work area to
the disposal area and removed from the premises during non-business hours only. 
 *Common area work shall be conducted during non-business hours. 

Contractor shall at all times minimize noise or activities which may be disturbing to residential neighbors, i.e. trucking activities, light testing,
alarm testing, etc. 
 Radios are not allowed. 
 Smoking is
not permitted anywhere inside the building. 
 ELEVATORS 

Contractor shall not exceed elevator loading limits and will be held responsible for any repairs necessitated due to overloading. 

At all times, building elevator pads must be used by construction personnel to protect the elevators. Building Management shall be notified 24 hours in
advance of intended use of elevators for construction purposes. Extended use of the elevator for construction purposes shall not be allowed during business hours. 

*TRASH AND DEBRIS 
 Removal of trash and debris shall be
conducted during non-business hours. Placement of dumpsters is to be arranged with building management. The building dumpsters are not available for construction use or for the disposal of Hazardous Substances. 

*DELIVERIES 
 Delivery of any bulk stock or materials is
to be scheduled with building management 24 hours in advance. In most cases, bulk stock deliveries will be permitted only during non-business hours. Delivery vehicles which do not fit into the loading zone, i.e. tractor trailers, large flat beds,
etc., are not permitted in the parking lot during business hours. 
 FIRE ALARM AND SPRINKLER 

The building is sprinkler-ready in compliance with the Massachusetts State Building code. Alterations to the existing sprinkler system or changing of head
placement requires Landlord approval. All work must comply with the State Building Code as required. 
 The building(s) are equipped with multi-zone
smoke detection and fire alarm systems. Capacity will be provided to our audible fire alarm system and connection points per floor for code 

 
required devices. The electrical contractor must coordinate final tie-in with the building alarm company and the Management Office. A 48-hour advance notice is required. The Tenant is
responsible for any costs incurred, such as Fire Alarm/Sprinkler system impairments and any required site staff overtime. 
 A copy of the
Contractor’s Certificate of Insurance and Sprinkler Permit must be in the Management Office prior to the start of any construction. 
 PARKING

 All construction related vehicles shall be parked as directed by building management. Vehicles in violation are subject to tow at the vehicle
owner’s expense. 
 INSURANCE 
 The Contractor
shall purchase from and maintain in a company lawfully authorized to do business in the Commonwealth of Massachusetts insurance for protection from claims under workers’ or workmen’s compensation acts and other employee benefit acts which
are applicable, claims for damages because of bodily injury, including death, and from claims for damages, other than to the work itself, to property which may arise out of or result from the Contractors operations, whether such operations be by the
Contractor or by a Subcontractor or anyone directly or indirectly employed by any of them. 
 Contractor agrees to carry, at Contractor’s sole expense,
the following insurance coverage: 
  

	A.	 Workers Compensation Insurance in the statutory amount and employer’s liability coverage in an amount of
at least Five Hundred Thousand Dollars ($500,000). 

  

	B.	 Automobile liability insurance on any vehicle used by Contractor in the performance of the services specified
herein with combined single limit coverage of not less than One Million Dollars ($1,000,000). 

  

	C.	 Comprehensive general liability insurance with combined single limit coverage of not less than One Million
Dollars ($1,000,000) per occurrence, $2,000,000 aggregate. Said coverage shall include provisions for blanket contractual liability, personal injury and broad form property damage. 

 

	D.	 All-Risk property insurance coverage for tools and equipment brought onto and/or used at the Property, the
amount of which is equal to the replacement costs of all such tools and equipment. 

 The insurance described above shall
be in the name of Contractor; provided, however, general liability policy shall name as additional insureds the following parties: 
 4-18 Crosby Drive,
Bedford MA: 
 Additional Insureds: 

Santander Bank, N.A. 

DIV Bedford, LLC 

Davis Management Company, LLC 

 Certificate Holder: 

DIV Bedford, LLC 

c/o The Davis Companies 

125 High Street 21st floor 

Boston, MA 02110 
 Certificates
of such insurance shall be filed with the Management Company prior to the commencement of the Work. 
 CLEANING 

The construction contractor is responsible for doing his/her part to keep common areas clean at all times. Any extra cleaning that may be necessary due to
construction contractor’s negligence will be performed by building cleaners at construction contractor’s expense. 
 SCHEDULING 

Building management shall be kept informed of job schedule and changes. 

HVAC 
 Construction contractor shall be responsible for
the replacement of filters and the proper cleaning of all coils, drains, and pans on all HVAC equipment affected by construction. Ultra Services Inc 978-667-8800, the building HVAC contractor, shall be consulted on all planned HVAC modifications.

 SUBCONTRACTORS 
 General Contractor represents that
all subcontractors will perform in accordance with these building rules. The general contractor must provide building management with a contact list of all subcontractors with contact name, phone number, and pager number. 

Section II 
 RULES FOR
TENANT CONTRACTORS 
 The following additional rules have been established as an effective mechanism to enable contractors and Tenants to work freely
with minimum conflict. 
 This is private property and access is by permission only. Permission to enter will be granted to each Tenant Contractor and its
employees who are entering for the purpose of performing work in the building. Access for any other reason will not be permitted. 
  

	1.	 Each General Contractor or Contractor is required to submit a contact list including emergency contact numbers
(pager/cell phone) of all sub contractors who will be working on site. 

  

	2.	 FIRE IMPAIRMENT & HOT WORKS REQUIREMENTS: 

All FIRE ALARM IMPAIRMENTS and/or ALARM DEACTIVATIONS must be coordinated through the Property Manager. The General Contractor is required to
obtain a smoke detector bagging permit from the local Fire Department, or have the fire alarm plugged out on a daily basis. The costs for the alarm plug outs or bagging permit are the contractor’s responsibility. Any costs resulting from
false alarms (Fire Department) will be the responsibility of the Tenant and the Tenant’s Contractor. The Tenant shall be responsible for managing the Contractor(s) who are performing its construction/renovations. 

 HOT WORKS requests and BURN PERMIT letter(s) need to be obtained and approved through the
Property Management Office. All Fire Watches required by the Bedford Fire Department will be at the Tenant/Contractor’s cost. 
  

	3.	 Electrical power will originate from the tenant meter/panel located in the electrical rooms. Any temporary 120
volt service must originate from one of these locations and be removed as soon as the Tenant panel is installed. A prorated cost will be back charged to the Tenant for temporary electrical power provided for their construction use, which is
supplied by base building meters/panels. 

  

	4.	 Contractors can only utilize the area designated by their contract for storage of materials and work. No
materials are to be left in the common areas of the building including but not limited to hallways, elevator landings, stairways, janitor/storage closets, electrical closets, or any parking spaces (interior or exterior). Any material found in
these locations without prior approval will become the sole property of the Management Company. 

  

	5.	 Water for construction and cleaning tools is available in the janitor closets. These closets are kept locked.
These closets are not to be used for the disposal of paint or plaster. 

  

	6.	 Any fire alarm disconnects must be coordinated with the Management Office. 

 

	7.	 All contractor personnel and materials must enter the building through the Rear Entry and loading dock only.
There is no transportation of materials, or tools, in the passenger elevators without protecting ALL SURFACES. Scheduling the use of an elevator during specified times: Non-business or Light Traffic Periods. Materials must be of a length or cut to a
length that will not strike ceilings or wall surfaces, and any damage caused to any elevator surface will result in repair or replacement cost being the responsibility of that vendor and tenant. Contractors are not to use any alarmed side doors for
egress exits. Rubber wheels will be required on all carts and dollies used. 

  

	8.	 It is the Contractor’s responsibility to discard all debris and trash into a container which the
contractor or tenant supplies. There will be no disposal into building trash compactors or containers. Any additional cleaning of common areas which is generated by the contractor during construction/renovations will be billed back to the Tenant.

  

	9.	 All phone and electrical wiring must be in conduit. 

 

	10.	 It is the responsibility of the Tenant and contractor to minimize the amount of debris/odor which emits from
the space. 

  

	11.	 Fire stopping will be provided by general contractor for electrical, plumbing, etc. 

 

	12.	 Appropriate temporary protection and donage must be in place prior to any placement of crane out riggers. All
delivery trucks or cranes must be of approved weight. 

 Section III 

TENANT FINISH PROCEDURE 
 CONSTRUCTION

 The following is the suggested procedure as you prepare to complete the construction of a leased space: 

 

	 	1.	 Tours are available for architects/contractors to familiarize themselves with existing conditions. These are
conducted with the Property Manager through an appointment with him, (617) 451-1300 or (617) 875-5441 

 

	 	2.	 Submit plans and specifications to the Management Office for verification. The plans and specification are to
be in the following form: 

  

	 	A.	 Architectural Drawings 

 

	 	1.	 Floor plan indicating any proposed demolition 

 

	 	2.	 Floor plans indicating partition construction and location 

 

	 	3.	 Reflected ceiling plans indicating any suspended ceiling or other equipment 

 

	 	4.	 Interior elevation and exterior walls 

 

	 	5.	 All built-in equipment, casework, counters, shelving, etc.

  

	 	6.	 All stairs and corridors adjacent to showrooms must be clearly delineated 

 

	 	7.	 All architectural drawings shall be stamped by a Massachusetts Registered Architect. 

 

	 	B.	 Electrical Drawings 

 

	 	1.	 Complete electrical drawings, floor plans and specifications 

 

	 	2.	 Complete schedules of panel board circulating and final load breakdown 

 

	 	3.	 Provisions for special electrical equipment (i.e., copiers, computers, telephone systems, etc.)

  

	 	4.	 Properly stamped drawings by a Massachusetts Licensed Electrical Engineer 

 

	 	C.	 HVAC Drawings 

 

	 	1.	 Completed HVAC drawings and specifications 

 

	 	2.	 Proposed connection to building services 

 

	 	3.	 Cooling and heating load calculations, including equipment requiring special HVAC provisions (i.e., computer)

  

	 	4.	 Property stamped drawings by a Massachusetts Licensed Mechanical Engineer 

 

	 	D.	 Fire Protection Drawings 

 

	 	1.	 Drawings and specifications must show alarm speakers, pull stations, and sprinkler systems

  

	 	2.	 Drawings must clearly delineate all changes the Tenant wishes to make to location, extent and number of heads
and run outs 

  

	 	3.	 Insurance test certificates must be provided for any sprinkler work 

 

	 	4.	 Drawings shall include all requirements of local authorities including engineered hydraulic calculations as
necessary. 

 It is suggested that the General Contractor set up an informal meeting with the local Inspectional Services
Department for the property involved. 
 The Landlord will not serve as an interpreter of the Codes. The Tenant plans must comply with Code as
interpreted/implemented by the State and local (city/town) requirements. All wood must comply with the fire retardant treatment prescribed in the Code. 

The following must be furnished to the Property Manager prior to commencement of construction by your contractor: 

 

	 	1.	 Copy of Building Permit issued 

 

	 	2.	 Copy of completed stamped mechanical plans 

 

	 	3.	 Certificate of Insurance naming as additional insured: contact Property manager for listing of additional
insureds 

  

	 	4.	 Copy of Contractor License 

 

	 	5.	 Schedule of work hours 

 

	 	6.	 Material safety date sheets for all products including but not limited to adhesives, cleaners, paints, oils and
items related to HVAC equipment. 

  

	 	7.	 Sign off by the property manager is required before work commences. 

Once the job is completed, the following is to be furnished to the Property Manager: 

 

	 	1.	 Copy of the Certificate of Occupancy 

 

	 	2.	 Completed “as built” drawings 

BUILDING MANAGEMENT
 Davis Management Co 

Senior Property Manager: Jason Biedrzycki 
 Office: (617) 451-1300 
 Cell: (603) 320-7594 

Assistant Property Manager: Ron Dorazio 
 Cell: (617) 875-5441 
 Chief Engineer: Doug Moulton 

Cell: (617) 592-0719 
  

							
	 Tenant

Acknowledged by:
	 	 	  	Date:	  	 
				
	 Contractor

Acknowledged by:
	 	 	  	Date:	  	 

 EXHIBIT 7.6.1.1 

XCHANGE AT BEDFORD 
 ENVIRONMENTAL
QUESTIONNAIRE 
 ENVIRONMENTAL QUESTIONNAIRE 

FOR COMMERCIAL AND INDUSTRIAL PROPERTIES 

Property Name: 

 

Property Address: 

 

Instructions: The following questionnaire is to be completed by the Lessee representative with knowledge of the planned
operations for the specified building/location. Please print clearly and attach additional sheets as necessary. 
  

	1.0	 PROCESS INFORMATION 

Describe planned use, and include brief description of manufacturing processes employed. 

 
  
  

 
  

 
  

	2.0	 HAZARDOUS MATERIALS 

Are hazardous materials used or stored? If so, continue with the next question. If not, go to Section 3.0. 

 

			
	 2.1  Are any of the following materials handled on the Property?
	  	Yes  No

 (A material is handled if it is used, generated, processed, produced, packaged, treated, stored, emitted,
discharged, or disposed.) If so, complete this section. If this question is not applicable, skip this section and go on to Section 5.0. 
  

							
	Explosives	  	Fuels	  	Oils	  	
	Solvents	  	Oxidizers	  	Organics/Inorganics	  	
	Acids	  	Bases	  	Pesticides	  	
	Gases	  	PCBs	  	Radioactive Materials	  	
	Other (please specify)	  		  		  	

  

	2-2.	 If any of the groups of materials checked in Section 2.1, please list the specific
material(s), use(s), and quantity of each chemical used or stored on the site in the Table below. If convenient, you may substitute a chemical inventory and list the uses of each of the chemicals in each category separately. 

 

																					
	 Material
	  	Physical State (Solid,
Liquid, or Gas)	 	  	Usage	 	  	Container
Size	 	  	Number of
Containers	 	  	Total
Quantity	 
		  				  				  				  				  			
		  				  				  				  				  			
		  				  				  				  				  			
		  				  				  				  				  			

																					
	 Material
	  	Physical State (Solid,
Liquid, or Gas)	 	  	Usage	 	  	Container
Size	 	  	Number of
Containers	 	  	Total
Quantity	 
		  				  				  				  				  			

  

	2-3.	 Describe the planned storage area location(s) for these materials. Please include site maps and drawings as
appropriate. 

  

	
	 
	 
	 

  

	3.0	 HAZARDOUS WASTES 

Are hazardous wastes
generated?                                        
                                         
                                         
                           Yes  No 

If yes, continue with the next question. If not, skip this section and go to Section 4.0. 

 

	3.1	 Are any of the following wastes generated, handled, or disposed of (where applicable) on the Property?

  

			
	Hazardous wastes	  	 Industrial Wastewater

	Waste oils	  	 PCBs

	Air emissions	  	 Sludges

	Regulated Wastes	  	 Other (please specify)

  

	3-2.	 List and quantify the materials identified in Question 3-1 of this
section. 

  

											
	 WASTE

GENERATED
	 	 RCRA

listed
 Waste?
	 	 SOURCE
	 	 APPROXIMATE

MONTHLY

QUANTITY
	 	 WASTE

CHARACTERIZATION
	 	 DISPOSITION

		 		 		 		 		 	
		 		 		 		 		 	
		 		 		 		 		 	
		 		 		 		 		 	

  

	3-3.	 Please include name, location, and permit number (e.g. EPA ID No.) for transporter and disposal facility, if
applicable). Attach separate pages as necessary. 

  

							
	 Transporter/Disposal Facility

Name
	 	 Facility

Location
	 	 Transporter (T) or Disposal (D)

Facility
	  	 Permit

Number

		 		 		  	
		 		 		  	
		 		 		  	
		 		 		  	

  

	3-4.	 Are pollution controls or monitoring employed in the process to prevent or minimize the release of wastes into
the environment?         Yes No 

	3-5.	 If so, please describe. 

 

	
	 
	 
	 

  

	4.0	 USTS/ASTS 

 

	4.1	 Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the
storage of petroleum products, chemicals, or liquid wastes present on site (lease renewals) or required for planned operations (new tenants)?     Yes     No    

 If not, continue with Section 5.0. If yes, please describe capacity, contents, age, type of the USTs or ASTs, as
well any associated leak detection/spill prevention measures. Please attach additional pages if necessary. 
  

															
	 Capacity
	  	Contents	 	  	Year
Installed	 	  	Type (Steel,
Fiberglass, etc.)	 	  	
Associated Leak Detection / Spill
Prevention Measures*

		  				  				  				  	
		  				  				  				  	
		  				  				  				  	

  

	*Note:	 The following are examples of leak detection / spill prevention measures: 

									
		 	Integrity testing	  	Inventory reconciliation	  	Leak detection system	  	
		 	Overfill spill protection	  	Secondary containment	  	Cathodic protection	  	

  

	4-2.	 Please provide copies of written tank integrity test results and/or monitoring documentation, if available.

  

							
	 4-3.
	 	Is the UST/AST registered and permitted with the appropriate regulatory agencies?	  	 	Yes  No	 
		 	  
 If so, please attach a copy of the required permits.
	  			

  

	4-4.	 If this Questionnaire is being completed for a lease renewal, and if any of the USTs/ASTs have leaked, please
state the substance released, the media(s) impacted (e.g., soil, water, asphalt, etc.), the actions taken, and all remedial responses to the incident. 

  

	
	 
	 
	 

  

					
	 4-5.
	 	If this Questionnaire is being completed for a lease renewal, have USTs/ASTs been removed from the Property?	  	Yes  No

 If yes, please provide any official closure letters or reports and supporting documentation (e.g., analytical
test results, remediation report results, etc.). 
  

							
	 4-6.
	 	For Lease renewals, are there any above or below ground pipelines on site used to transfer chemicals or wastes?	  	 	Yes  No	 

 For new tenants, are installations of this type required for the planned operations? 

Yes  No 

 If yes to either question, please describe. 

 

                          
                                         
                                         
                                         
                                         
                                         
                           
  

                          
                                         
                                         
                                         
                                         
                                         
                           
  

                          
                                         
                                         
                                         
                                         
                                         
                           
  

	5.0	 ASBESTOS CONTAINING BUILDING MATERIALS 

Please be advised that an asbestos survey may have been performed at the Property. If provided, please review the information that identifies the locations of
known asbestos containing material or presumed asbestos containing material. All personnel and appropriate subcontractors should be notified of the presence of these materials, and informed not to disturb these materials. Any activity that involves
the disturbance or removal of these materials must be done by an appropriately trained individual/contractor. 
  

	6.0	 REGULATORY 

 

	6-1.	 Does the operation have or require a National Pollutant Discharge Elimination System (NPDES) or equivalent
permit?     Yes No 

  

	    	 If so, please attach a copy of this permit. 

 

	6-2.	 Has a Hazardous Materials Business Plan been developed for the site?    Yes No

  

	    	 If so, please attach a copy. 

CERTIFICATION 
 Lessee understands that Lessor will rely
on the completeness and accuracy of these answers in assessing any environmental liability risks associated with the property. 
  

			
	KALEIDO BIOSCIENCES, INC.
		
	By:	 	  

		
	Name:	 	  

		
	Title:	 	  

		
	Date:	 	  

		
	Telephone:	 	  

 EXHIBIT 8.5 

SURRENDER OBLIGATION SPECIFICATIONS 

Communications Equipment 
  

	 	a.	 Tenant shall not be obligated to remove any office voice and data cabling, to include patch panels in
the server room and phone closet. 

  

	 	b.	 Tenant shall remove all voice and data switches, network appliances, wireless access points, computers
and servers. 

 HVAC System, Fans and Air Processing Equipment 

 

	 	a.	 Tenant shall not remove the HVAC System, Fans and Air Processing Equipment. 

 

	 	b.	 Tenant shall not remove the rooftop heaters and air conditioners provided for and managed by Landlord.

  

	 	c.	 Tenant shall not remove the two Strobic fan units 

 

	 	d.	 Tenant shall not remove Split systems and Ductless units in the labs. 

 

	 	e.	 Tenant shall not remove the gas-fired boilers.

  

	 	f.	 Tenant shall not remove the two Water Heaters in the Main Mechanical Room 

 

	 	g.	 Tenant shall not remove the Building Automation System. 

Miscellaneous Equipment 
  

	 	a.	 Tenant shall not remove the central Glasswash. 

 

	 	b.	 Tenant shall not remove the Autoclave system. 

 

	 	c.	 Tenant shall not remove pH Neutralization System. 

 

	 	d.	 Tenant shall not remove the Casework & Fume Hoods. 

 

	 	e.	 Tenant shall not remove the Compressed Air System. 

 

	 	f.	 Tenant shall not remove the Vacuum System. 

With respect to any of the items set forth above that Tenant “shall remove,” Landlord, at its election, may provide Tenant written notice no
later than thirty (30) days’ prior to the Expiration Date that Landlord has changed its designation of the disposition of such items and, therefore, Tenant “shall not remove” such items. 

 EXHIBIT 14.1 

FORM OF SNDA 

SUBORDINATION, NON-DISTURBANCE 

AND ATTORNMENT AGREEMENT 

This Subordination, Non-Disturbance and Attornment Agreement made on
                    , 2017, by and among Landlord, Tenant and Lender, all as hereinafter defined; 

W I T N E S S E T H:

 IN CONSIDERATION OF TEN AND NO/100 ($10.00) DOLLARS and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged, the undersigned Landlord, Tenant and Lender hereby covenant and agree as follows: 
 1.     For
purposes of this Agreement the following terms shall be defined as set forth below: 
 A.    Assignment of Leases:
That certain Assignment of Leases and Rents affecting Landlord’s interest in the Lease executed by Landlord in favor of Lender and recorded in the Middlesex South District Registry of Deeds (the “Registry”) in Book 59113, Page 426 and
filed with the Middlesex South Registry District of the Land Court (the “Registry District”) as Document No. 01601091. 

B.    Mortgage: That certain Mortgage, Assignment of Rents and Leases, Security Agreement and Fixture Filing to be
executed by Landlord in favor of Lender, conveying Landlord’s interest in the Property to Lender and recorded in the Registry in Book 59113, Page 397 and filed with the Registry District as Document No. 01601090 (included in the term are
all amendments, additions and substitutions thereof). 
 C.    Landlord: DIV Bedford, LLC, a Massachusetts limited
liability company. 
 D.    Lease: That certain Lease by and between Landlord and Tenant dated June
    , 2017, affecting a portion of the Property, consisting of the leasable area of the building located at and known as 18 Crosby Drive, Bedford, Massachusetts. 

E.    Property: All that tract or parcel of land lying and being in Middlesex County, Massachusetts, as more particularly
described on Exhibit “A” attached hereto and made a part hereof. 
 F.    Tenant: Kaleido BioSciences, Inc. a
Delaware corporation 
 G.    Lender: Santander Bank, N.A., successor in interest to Sovereign Bank, N.A. 

H.    Lender’s Address:
                                         
                                        

2.    Tenant has subordinated and does hereby subordinate all of its rights in and to the Property and in and to the Lease
(including any options to purchase) to the lien of the following: (i) the Mortgage; (ii) any, and all renewals, substitutions, extensions, modifications, replacements or amendments of the Mortgage; (iii) all loan documents executed in
connection with the Mortgage including, without limitation, the Assignment of Leases; and (iv) all indebtedness secured by the Mortgage and all advances made pursuant thereto prior to or after the date hereof. Notwithstanding anything to the
contrary contained herein or in the Lease, any interest of Tenant in any right of first refusal contained in the Lease shall not be binding upon Lender at a foreclosure sale of the Property, upon any purchaser at a foreclosure sale of the Property
or upon a transfer of the Property by Lender by deed in lieu of foreclosure. 

 3.    Tenant shall give written notice to Lender (at its address set
forth above) of any default of Landlord under the Lease (at the time and in the same manner it gives said notice to Landlord) and agrees that Lender shall have the time periods set forth in the Lease for cure to cure said Landlord default. 

4.    So long as Tenant is not in default under the Lease beyond the expiration of applicable notice and cure periods in
the payment of rent or additional rent or in the performance of any of the terms, or conditions of the Lease, Lender covenants and agrees that possession of the demised premises under the Lease and the rights and privileges of Tenant under the Lease
shall not be diminished or interfered with by the Lender in the exercise of any of its rights under the Mortgage. 

5.    If Lender, its successors or assigns shall succeed to the interest of Landlord under the Lease in any manner, or if
any other person or entity shall acquire Landlord’s interest in the Property upon any foreclosure of the Mortgage (Lender, its successors or assigns, or such other person or entity, as the case may be, being hereinafter referred to as
“Successor Landlord”), Tenant shall attorn to Successor Landlord upon such succession or foreclosure sale and shall recognize Successor Landlord as the landlord under the Lease, and the Lease shall remain in full force and effect and shall
inure to the benefit of Successor Landlord as landlord thereunder. Such attornment shall be effective and self-operative without the execution of any further instrument. Tenant agrees, however, to execute and deliver at any time and from time to
time, upon the request of Successor Landlord, any instrument or certificate that may be necessary or appropriate to evidence such attornment. From and after any such attornment, Successor Landlord shall be bound to Tenant under all the terms,
covenants and conditions of the Lease, except that Successor Landlord shall not (a) be liable for any act or omission of any prior landlord (including Landlord), except that, so long as Tenant has given notice to Lender pursuant to Section 3 hereof
with respect to a default of a prior landlord in the performance of its obligations under the Lease, Successor Landlord shall be bound to perform such obligations; or (b) be subject to any offset or defenses which Tenant might have against any prior
landlord (including Landlord), except such offset rights and defenses as are expressly set forth in the Lease with respect to any default by Landlord as to which Tenant had given notice to Lender pursuant to Section 3 hereof, which default remains
uncured; or (c) be bound by any rent or additional rent which Tenant might have paid for more than sixty (60) days in advance to any prior landlord (including Landlord); or (d) be bound by any amendment or modification of the Lease made without the
consent of Lender. 
 6.    This Agreement shall bind and inure to the benefit of successors in interest of the parties
hereto. 
 7.    This Agreement shall be governed by the laws of The Commonwealth of Massachusetts. 

[signature page follows] 

 IN WITNESS WHEREOF, the undersigned Tenant has hereunto caused this Agreement to be executed
by its duly authorized corporate officials and its corporate seal to be affixed hereto as of the day and year first above written. 
  

	
	 TENANT:
  

	KALEIDO BIOSCIENCES, INC.,
	 a Delaware corporation
  

By:
                                         
                                   

	Name:                                     
                                   
	Its:                                     
                                         

 COMMONWEALTH OF MASSACHUSETTS 

                          
          , ss. 
 On this      day of June, 2017, before me, the
undersigned notary public, personally appeared                              proved to me through
satisfactory evidence of identification, which was                             , to be the
person whose name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purposes as said
                             of the
                            . 

                    
        , Notary Public 
 My commission expires: 

(SNDA) 

 
			
	LANDLORD:
	
	 DIV BEDFORD, LLC, a Massachusetts

limited liability company

 
			
		
	By:	 	  

	Name:	 	  

	Its:	 	  

 STATE OF/COMMONWEALTH OF
                                        

                          
                      , ss. 
 On this
             day of June, 2017, before me, the undersigned notary public, personally appeared
                                 proved to me through satisfactory evidence of
identification, which was
                                    , to be the person whose
name is signed on the preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purposes as
said                                      of the
                                    . 

                    
                    , Notary Public 

My commission expires: 
 (SNDA)

 
	
	 LENDER:

	
	 SANTANDER BANK, N.A.

	
	
By:                  
                                         

	
Name:                  
                            

	
Its:                  
                                  

 STATE OF/COMMONWEALTH OF
                                     

                          
      , ss. 
 On this      day of June, 2017, before me, the undersigned notary public,
personally appeared                                  proved to me through
satisfactory evidence of identification, which was
                                , to be the person whose name is signed on the
preceding or attached document, and acknowledged to me that he signed it voluntarily for its stated purposes as said
                                 of Santander Bank, N.A. 

                       
     , Notary Public 
 My commission expires: 

(SNDA) 

 EXHIBIT 14.4 

FORM OF ESTOPPEL 
 Form
of Tenant Estoppel Certificate 
 The undersigned (“Tenant”) hereby certifies to
                     and
                     (collectively, the “Recipients”), as of the date hereof, as follows: 

1. Lease. Tenant is the current tenant under that certain Lease dated
                            , 20     (the “Original Lease”) by
and between                                     
(“Landlord”) and Tenant, pursuant to which Tenant leases approximately              square feet (the “Premises”) in the building located at
                             (the “Building”). 

2. No Modifications. The Original Lease has not been modified, changed, altered, supplemented, amended or terminated in any respect,
except as indicated below (if none, please state “none”; the Original Lease, as modified, changed, altered, supplemented or amended as indicated below, is referred to collectively as the “Lease”): 

 

			
	 	 	
	 	 	
	 	 	
	 	 	

 3. Copy. A true, correct and complete copy of the Lease is attached hereto. 

4. Validity. The Lease represents the valid and binding obligation of Tenant in accordance with its terms and is in full force and
effect on the date hereof. The Lease represents the entire agreement and understanding between Landlord and Tenant with respect to the Premises, the Building and the land on which the Building is situated. Except as expressly set forth in the Lease,
Tenant has no right under the Lease to terminate all or any portion of the Lease. 
 5. No Concessions. Except as set forth in the
Lease, Tenant is not entitled to, and has made no agreement with Landlord or its agents or employees concerning, free rent, partial rent, rebate of rent payments, credit or offset or reduction in rent, or any other type of rental concession
including, without limitation, lease support payments, lease buy-outs, or assumption of any leasing or occupancy agreements of Tenant. 
 6.
Term. Except for
                                         
                   , all conditions precedent to the commencement of the initial term of the Lease have been fully satisfied or waived. The initial
term of the Lease began on                     , 20    . The expiration date of the present term of the Lease,
excluding unexercised renewal terms, is                     , 20    , or, if the commencement date has not yet been
set,          months after the commencement date. [IF TRUE: The commencement date has occurred and Tenant has accepted possession of and currently occupies the Premises. Tenant has not sublet all or any
portion of the Premises to any sublessee, has not assigned, transferred, mortgaged, hypothecated or otherwise encumbered any of its rights or interests under the Lease and has not entered into any license or concession agreements with respect
thereto, except for the following in accordance with the Lease:
                                         
                   . 

 7.    Options. Except as set forth in the Lease, Tenant has no
outstanding options or rights to renew or extend the term of the Lease, or expansion options, or cancellation options, rights of first refusal, or rights of first offer to lease other space within the Building. Tenant has no outstanding options,
rights of first refusal or rights of first offer to purchase the Premises or any part thereof or all or any part of the Building and/or the land on which the Building is situated. 

8.    Rents. The obligation to pay rent began (or begins) on
                                , 20
        . The current monthly base rent payable under the Leases is
$                            . The monthly base rental payment (excluding pass through charges) has
been paid through the month of                             ,
                . Tenant is also obligated to pay its proportionate share of ad valorem taxes, insurance and operating expenses on the Building, to the extent
provided in the Lease. Tenant’s estimated share of ad valorem taxes, insurance and operating expenses on the Building has been paid by Tenant through
                                ,
                . Except for payments of its estimated share of ad valorem taxes, insurance and operating expenses being paid in accordance with the Lease, no
rent (excluding security deposits described in Paragraph 9 below) has been paid more than one (1) month in advance of its due date. 

9.    Security Deposits. Tenant’s security deposit, if any, which has been previously deposited with Landlord
is $                                 (if none, please state “none”). The
security deposit                  is, or                  is not,
represented by a letter of credit. 
 10.    No Default. To the best of Tenant’s knowledge, no event has
occurred and no condition exists that constitutes, or that with the giving of notice or the lapse of time or both, would constitute, a default by Landlord or, to the best knowledge of Tenant, Tenant under the Lease except
                    . To the best knowledge of Tenant, Tenant has no existing claims against Landlord or defenses to the enforcement of the
Lease by Landlord and Tenant is not currently entitled to any rent abatements or offsets against the rents owing under the Lease except
                         

11.    Allowances. All required allowances, contributions or payments (whether or not currently due and payable) by
Landlord to Tenant on account of Tenant’s tenant improvements have been received by Tenant and all of Tenant’s tenant improvements have been completed in accordance with the terms of the Lease, except as indicated below (if none, please
state “none”): 
  

	
	     

	     

	     

	     

 To the best knowledge of Tenant, Tenant’s current use and operation of the Premises complies with all covenants and
operating requirements in the Lease. 
 12.    No Bankruptcy Proceedings. No voluntary actions or, to
Tenant’s best knowledge, involuntary actions are pending against Tenant under the bankruptcy, insolvency, or reorganization laws of the United States or any state thereof. 

13.    Environmental Matters. Tenant has received no notice by any governmental authority or person claiming a
violation of, or requiring compliance with, any federal, state or local statute, ordinance, rule, regulation or other requirement of law, for environmental contamination at the Premises and no hazardous, toxic or polluting substances or wastes have
been generated, treated, manufactured, stored, refined, used, handled, transported, released, spilled, disposed of or deposited on, in or under the Premises, except
                                . 

 14.    Address. The current address for notices to be sent to
Tenant under the Lease is set forth below. 
 15.    Reliance. Tenant acknowledges that the Recipients have or
will hereafter acquire an interest in the Landlord or the Property and/or loan money to the Landlord in connection with the Property, and that the Recipients are relying upon this Tenant’s Estoppel Certificate in connection therewith. Tenant
further acknowledges that this Tenant’s Estoppel Certificate may be relied upon by, and inures to the benefit of, the Recipients and each of their respective partners, successors and assigns. 

16.    Authority. The undersigned is duly authorized to execute this Tenant’s Estoppel Certificate on behalf
of Tenant. 
 17.    Accuracy. The information contained in this Tenant’s Estoppel Certificate is true,
correct and complete as of the date below written. 
 Executed as of the          day of
        ,         . 
  

			
	TENANT:
		
	By:	 	  

		 	Name:
		 	Title:
	
	Tenant’s Current Address for Notices:

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