Document:

EX-10.13

 Exhibit 10.13 

 
 

 
 AIR COMMERCIAL REAL ESTATE ASSOCIATION 

STANDARD INDUSTRIAL/COMMERCIAL MULTI-TENANT LEASE - NET 
  

	1.	 Basic Provisions (“Basic Provisions”). 

1.1     Parties: This Lease (“Lease”), dated for reference purposes only July 24, 2015,
is made by and between Crest Properties LLC (“Lessor”) and Cytoville, Inc., a Delaware Corporation (“Lessee”), (collectively the “Parties”, or individually a “Party”).

 1.2(a)     Premises: That certain portion of the Project (as defined below), including all improvements
therein or to be provided by Lessor under the terms of this Lease, commonly known by the street address of 46107 Landing Parkway, located in the City of Fremont, County of Alameda, State of California, with zip code
94538, as outlined on Exhibit A attached hereto (“Premises”) and generally described as (describe briefly the nature of the Premises): approximately 11,780± square feet of office/R&D space, a part of a
larger 46,944± square foot building. In addition to Lessee’s rights to use and occupy the Premises as hereinafter specified. Lessee shall have non-exclusive rights to any utility raceways of
the building containing the Premises (“Building”) and to the common Areas (as defined in Paragraph 2.7 below), but shall not have any rights to the roof or exterior walls of the Building or to any other buildings in the Project. The
Premises, the Building, the Common Areas, the land upon which they are located, along with all other buildings and improvements thereon, are herein collectively referred to as the “Project.” (See also Paragraph 2) 

1.2(b)     Parking: 45 unreserved vehicle parking spaces. (See also Paragraph 2.6) 

1.3         Term: 5 years and 51⁄2 months (“Original Term”) commencing August 15, 2015 (“Commencement Date”) and ending January 31, 2021 (“Expiration Date”). (See also
Paragraph 3) 
 1.4         Early Possession: If the Premises are available Lessee may
have non-exclusive possession of the Premises commencing August 1, 2015 (“Early Possession Date”). (See also Paragraphs 3.2 and 3.3) 

1.5         Base Rent: $9,528.40 per month (“Base Rent”), payable
on the 1st day of each month commencing February 1, 2016. (See also Paragraph 4) 
 ☒  If this box is checked, there are
provisions in this Lease for the Base Rent to be adjusted. See Paragraph 50 

1.6         Lessee’s Share of Common Area Operating Expenses: Twenty five
percent (25%) (“Lessee’s Share”). In the event that the size of the Premises and/or the Project are modified during the term of this Lease, Lessor shall recalculate Lessee’s Share to reflect such modification. 

1.7         Base Rent and Other Monies Paid Upon Execution: 

(a)    Base Rent: $9,528.40 for the period January 16, 2016 – February 15, 2016. 

(b)    Common Area Operating Expenses: $2,066.40 for the period January 16, 2016 – February 15,
2016. 
 (c)    Security Deposit: $14,000.00 (“Security Deposit”). (See also
Paragraph 5) 
 (d)    Other: $N/A for N/A. 

(e)    Total Due Upon Execution of this Lease: $25,594.80. 

1.8         Agreed Use: Office, R&D/lab, storage, and distribution. (See also
Paragraph 6) 
 1.9         Insuring Party. Lessor is the “Insuring
Party”. (See also Paragraph 8) 
 1.10      Real Estate Brokers: (See also Paragraph 15 and
25) 
 (a)    Representation: The following real estate brokers (the “Brokers”) and brokerage
relationships exist in this transaction (check applicable boxes): 
 ☐
                     represents Lessor exclusively (“Lessor’s Broker”); 

☐                      represents Lessee
exclusively (“Lessee’s Broker”); or 
 ☒ Lee & Associates Oakland represents both Lessor and Lessee
(“Dual Agency”). 
 (b)    Payment to Brokers: Upon execution and delivery of this Lease by both
Parties, Lessor shall pay to the Brokers the brokerage fee agreed to in a separate written agreement (or if there is no such agreement, the sum of              or
            % of the total Base Rent) for the brokerage services rendered by the Brokers. 

1.11      Guarantor. The obligations of the Lessee under this Lease are to be guaranteed by
                     (“Guarantor”). (See also Paragraph 37) 

1.12      Attachments. Attached hereto are the following, all of which constitute a part of this Lease:

 ☒  an Addendum consisting of Paragraphs 50 through 52; 

☒  a site plan depicting the Premises; 

☐  a site plan depicting the Project; 

☐  a current set of the Rules and Regulations for the Project; 

☐  a current set of the Rules and Regulations adopted by the owners’ association; 

  

					
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 INITIALS    

			
	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

			
	☐ a Work Letter;	 	
	☐ other (specify);	 	  

  
  

 

	2.	 Premises. 

2.1    Letting. Lessor hereby leases to Lessee, and Lessee hereby leases from Lessor, the Premises, for the term, at
the rental, and upon all of the terms, covenants and conditions set forth in this Lease. While the approximate square footage of the Premises may have been used in the marketing of the Premises for purposes of comparison, the Base Rent stated herein
is NOT tied to square footage and is not subject to adjustment should the actual size be determined to be different. NOTE: Lessee is advised to verify the actual size prior to executing this Lease. 

2.2    Condition. Lessor shall deliver that portion of the Premises contained within the Building
(“Unit”) to Lessee broom clean and free of debris on the Commencement Date or the Early Possession Date, whichever first occurs (“Start Date”), and, so long as the required service contracts described in Paragraph
7.1(b) below are obtained by Lessee and in effect within thirty days following the Start Date, warrants that the existing electrical, plumbing, fire sprinkler, lighting, heating, ventilating and air conditioning systems (“HVAC”),
loading doors, sump pumps, if any, and all other such elements in the Unit, other than those constructed by Lessee, shall be in good operating condition on said date, that the structural elements of the roof, bearing walls and foundation of the Unit
shall be free of material defects, and that the Unit does not contain hazardous levels of any mold or fungi defined as toxic under applicable state or federal law. If a non-compliance with such warranty exists
as of the Start Date, or if one of such systems or elements should malfunction or fail within the appropriate warranty period, Lessor shall, as Lessor’s sole obligation with respect to such matter, except as otherwise provided in this Lease,
promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, malfunction or failure, rectify same at Lessor’s expense. The warranty
periods shall be as follows: (i) 6 months as to the HVAC systems. and (ii) 30 days as to the remaining systems and other elements of the Unit. If Lessee does not give Lessor the required notice within the appropriate warranty period, correction of
any such non-compliance, malfunction or failure shall be the obligation of Lessee at Lessee’s sole cost and expense (except for the repairs to the fire sprinkler systems, roof, foundations, and/or bearing
walls - see Paragraph 7). Lessor also warrants, that unless otherwise specified in writing, Lessor is unaware of (i) any recorded Notices of Default affecting the Premise; (ii) any delinquent amounts due under any loan secured by the
Premises; and (iii) any bankruptcy proceeding affecting the Premises. 
 2.3    Compliance. Lessor warrants
that to the best of its knowledge the improvements on the Premises comply with the building codes, applicable laws, covenants or restrictions of record, regulations, and ordinances (“Applicable Requirements”) that were in effect at
the time that each improvement, or portion thereof, was constructed. Said warranty does not apply to the use to which Lessee will put the Premises, modifications which may be required by the Americans with Disabilities Act or any similar laws as a
result of Lessee’s use (see Paragraph 49), or to any Alterations or Utility Installations (as defined in Paragraph 7.3(a)) made or to be made by Lessee. NOTE: Lessee is responsible for determining whether or not the Applicable Requirements
and especially the zoning are appropriate for Lessee’s intended use, and acknowledges that past uses of the Premises may no longer be allowed. If the Premises do not comply with said warranty. Lessor shall, except as otherwise provided,
promptly after receipt of written notice from Lessee setting forth with specificity the nature and extent of such non-compliance, rectify the same at Lessor’s expense. If Lessee does not give Lessor
written notice of a non-compliance with this warranty within 6 months following the Start Date, correction of that non-compliance shall be the obligation of Lessee at
Lessee’s sole cost and expense. If the Applicable Requirements are hereafter changed so as to require during the term of this Lease the construction of an addition to or an alteration of the Unit, Premises and/or Building, the remediation of
any Hazardous Substance, or the reinforcement or other physical modification of the Unit, Premises and/or Building (“Capital Expenditure”), Lessor and Lessee shall allocate the cost of such work as follows: 

(a)    Subject to Paragraph 2.3(c) below, if such Capital Expenditures are required as a result of the specific and unique
use of the Premises by Lessee as compared with uses by tenants in general, Lessee shall be fully responsible for the cost thereof, provided, however that if such Capital Expenditure is required during the last 2 years of this Lease and the cost
thereof exceeds 6 months’ Base Rent, Lessee may instead terminate this Lease unless Lessor notifies Lessee, in writing, within 10 days after receipt of Lessee’s termination notice that Lessor has elected to pay the difference between the
actual cost thereof and the amount equal to 6 months’ Base Rent. If Lessee elects termination, Lessee shall immediately cease the use of the Premises which requires such Capital Expenditure and deliver to Lessor written notice specifying a
termination date at least 90 days thereafter. Such termination date shall, however, in no event be earlier than the last day that Lessee could legally utilize the Premises without commencing such Capital Expenditure. 

(b)    If such Capital Expenditure is not the result of the specific and unique use of the Premises by Lessee (such as,
governmentally mandated seismic modifications), then Lessor shall pay for such Capital Expenditure and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease or any extension thereof, on the date that on
which the Base Rent is due, an amount equal to 1/144th of the portion of such costs reasonably attributable to the Premises. Lessee shall pay Interest on the balance but may prepay its obligation at any time. If, however, such Capital Expenditure is
required during the last 2 years of this Lease or if Lessor reasonably determines that it is not economically feasible to pay its share thereof, Lessor shall have the option to terminate this Lease upon 90 days prior written notice to Lessee unless
Lessee notifies Lessor, in writing, within 10 days after receipt of Lessor’s termination notice that Lessee will pay for such Capital Expenditure. If Lessor does not elect to terminate, and fails to tender its share of any such Capital
Expenditure, Lessee may advance such funds and deduct same, with Interest, from Rent until Lessor’s share of such costs have been fully paid. If Lessee is unable to finance Lessor’s share. or if the balance of the Rent due and payable for
the remainder of this Lease is not sufficient to fully reimburse Lessee on an offset basis, Lessee shall have the right to terminate this Lease upon 30 days written notice to Lessor. 

(c)    Notwithstanding the above, the provisions concerning Capital Expenditures are intended to apply only to non-voluntary, unexpected, and new Applicable Requirements. If the Capital Expenditures are instead triggered by Lessee as a result of an actual or proposed change in use, change in intensity of use, or modification
to the Premises then, and in that event, Lessee shall either: (i) immediately cease such changed use or intensity of use and/or take such other steps as may be necessary to eliminate the requirement for such Capital Expenditure, or (ii)
complete such Capital Expenditure at its own expense. Lessee shall not have any right to terminate this Lease. 

2.4    Acknowledgements. Lessee acknowledges that: (a) it has been given an opportunity to inspect and measure
the Premises, (b) it has been advised by Lessor and/or Brokers to satisfy itself with respect to the size and condition of the Premises (including but not limited to the electrical, HVAC and fire sprinkler systems, security, environmental
aspects, and compliance with Applicable Requirements and the Americans with Disabilities Act), and their suitability for Lessee’s intended use, (c) Lessee has made such investigation as it deems necessary with reference to such matters and
assumes all responsibility therefor as the same relate to its occupancy of the Premises, (d) it is not relying on any representation as to the size of the Premises made by Brokers or Lessor, (e) the square footage of the Premises was not
material to Lessee’s decision to lease the Premises and pay the Rent stated herein, and (f) neither Lessor, Lessor’s agents, nor Brokers have made any oral or written representations or warranties with respect to said matters other than as
set forth in this Lease. In addition, Lessor acknowledges that: (i) Brokers have made no representations, promises or warranties concerning Lessee’s ability to honor the Lease or suitability to occupy the Premises, and (ii) it is
Lessor’s sole responsibility to investigate the financial capability and/or suitability of all proposed tenants. 

2.5    Lessee as Prior Owner/Occupant. The warranties made by Lessor in Paragraph 2 shall be of no force or effect
if immediately prior to the Start Date Lessee was the owner or occupant of the Premises. In such event, Lessee shall be responsible for any necessary corrective work. 

  

					
	

	 	  
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 2.6    Vehicle Parking. Lessee shall be entitled to use the
number of parking spaces specified in Paragraph 1.2(b) on those portions of the Common Areas designated from time to time by Lessor for parking. Lessee shall not use more parking spaces than said number. Said parking spaces shall be used for parking
by vehicles no larger than full-size passenger automobiles or pick-up trucks, herein called “Permitted Size Vehicles.” Lessor may regulate the loading
and unloading of vehicles by adopting Rules and Regulations as provided in Paragraph 2.9. No vehicles other than Permitted Size Vehicles may be parked in the Common Area without the prior written permission of Lessor. In addition: 

(a)    Lessee shall not permit or allow any vehicles that belong to or are controlled by Lessee or Lessee’s
employees, suppliers, shippers, customers, contractors or invitees to be loaded, unloaded, or parked in areas other than those designated by Lessor for such activities. 

(b)    Lessee shall not service or store any vehicles in the Common Areas. 

(c)    If Lessee permits or allows any of the prohibited activities described in this Paragraph 2.6, then Lessor shall
have the right, without notice, in addition to such other rights and remedies that it may have, to remove or tow away the vehicle involved and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

2.7    Common Areas - Definition. The term “Common Areas” is defined as all areas and facilities
outside the Premises and within the exterior boundary line of the Project and interior utility raceways and installations within the Unit that are provided and designated by the Lessor from time to time for the general
non-exclusive use of Lessor, Lessee and other tenants of the Project and their respective employees, suppliers, shippers, customers, contractors and invitees, including parking areas, loading and unloading
areas, trash areas, roadways, walkways, driveways and landscaped areas. 
 2.8    Common Areas - Lessee’s
Rights. Lessor grants to Lessee, for the benefit of Lessee and its employees, suppliers, shippers, contractors, customers and invitees, during the term of this Lease, the non-exclusive right to use, in
common with others entitled to such use, the Common Areas as they exist from time to time, subject to any rights, powers, and privileges reserved by Lessor under the terms hereof or under the terms of any rules and regulations or restrictions
governing the use of the Project. Under no circumstances shall the right herein granted to use the Common Areas be deemed to include the right to store any property, temporarily or permanently, in the Common Areas. Any such storage shall be
permitted only by the prior written consent of Lessor or Lessor’s designated agent, which consent may be revoked at any time. In the event that any unauthorized storage shall occur then Lessor shall have the right, without notice, in addition
to such other rights and remedies that it may have, to remove the property and charge the cost to Lessee, which cost shall be immediately payable upon demand by Lessor. 

2.9    Common Areas - Rules and Regulations. Lessor or such other person(s) as Lessor may appoint shall have the
exclusive control and management of the Common Areas and shall have the right, from time to time, to establish, modify, amend and enforce reasonable rules and regulations (“Rules and Regulations”) for the management, safety, care,
and cleanliness of the grounds, the parking and unloading of vehicles and the preservation of good order, as well as for the convenience of other occupants or tenants of the Building and the Project and their invitees. Lessee agrees to abide by and
conform to all such Rules and Regulations, and shall use its best efforts to cause its employees, suppliers, shippers, customers, contractors and invitees to so abide and conform. Lessor shall not be responsible to Lessee for the non-compliance with said Rules and Regulations by other tenants of the Project. 

2.10    Common Areas - Changes. Lessor shall have the right, in Lessor’s sole discretion, from time to time:

 (a)    To make changes to the Common Areas, including, without limitation, changes in the location, size, shape and
number of driveways, entrances, parking spaces, parking areas, loading and unloading areas, ingress, egress, direction of traffic, landscaped areas, walkways and utility raceways; 

(b)    To close temporarily any of the Common Areas for maintenance purposes so long as reasonable access to the Premises
remains available; 
 (c)    To designate other land outside the boundaries of the Project to be a part of the Common
Areas; 
 (d)    To add additional buildings and improvements to the Common Areas; 

(e)    To use the Common Areas while engaged in making additional improvements, repairs or alterations to the Project, or
any portion thereof; and 
 (f)    To do and perform such other acts and make such other changes in, to or with respect
to the Common Areas and Project as Lessor may, in the exercise of sound business judgment, deem to be appropriate. 
 3.    Term.

 3.1     Term. The Commencement Date, Expiration Date and Original Term of this Lease are as specified in
Paragraph 1.3. 
 3.2    Early Possession. Any provision herein granting Lessee Early Possession of the Premises
is subject to and conditioned upon the Premises being available for such possession prior to the Commencement Date. Any grant of Early Possession only conveys a non-exclusive right to occupy the Premises. If
Lessee totally or partially occupies the Premises prior to the Commencement Date, the obligation to pay Base Rent shall be abated for the period of such Early Possession. All other terms of this Lease (including but not limited to the obligations to
pay Lessee’s Share of Common Area Operating Expenses, Real Property Taxes and insurance premiums and to maintain the Premises) shall be in effect during such period. Any such Early Possession shall not affect the Expiration Date. 

3.3    Delay In Possession. Lessor agrees to use its best commercially reasonable efforts to deliver possession of
the Premises to Lessee by the Commencement Date. If, despite said efforts, Lessor is unable to deliver possession by such date, Lessor shall not be subject to any liability therefor, nor shall such failure affect the validity of this Lease or change
the Expiration Date. Lessee shall not, however. be obligated to pay Rent or perform its other obligations until Lessor delivers possession of the Premises and any period of rent abatement that Lessee would otherwise have enjoyed shall run from the
date of delivery of possession and continue for a period equal to what Lessee would otherwise have enjoyed under the terms hereof, but minus any days of delay caused by the acts or omissions of Lessee. If possession is not delivered within 60 days
after the Commencement Date, as the same may be extended under the terms of any Work Letter executed by Parties, Lessee may, at its option, by notice in writing within 10 days after the end of such 60 day period, cancel this Lease, in which event
the Parties shall be discharged from all obligations hereunder. If such written notice is not received by Lessor within said 10 day period, Lessee’s right to cancel shall terminate. If possession of the Premises is not delivered within 120 days
after the Commencement Date, this Lease shall terminate unless other agreements are reached between Lessor and Lessee, in writing. 

3.4    Lessee Compliance. Lessor shall not be required to tender possession of the Premises to Lessee until Lessee
complies with its obligation to provide evidence of insurance (Paragraph 8.5). Pending delivery of such evidence, Lessee shall be required to perform all of its obligations under this Lease from and after the Start Date, including the payment of
Rent, notwithstanding Lessor’s election to withhold possession pending receipt of such evidence of insurance. Further, if Lessee is required to perform any other conditions prior to or concurrent with the Start Date, the Start Date shall occur
but Lessor may elect to withhold possession until such conditions are satisfied. 
  

	4.	 Rent. 

4.1    Rent Defined. All monetary obligations of Lessee to Lessor under the terms of this Lease (except for the
Security Deposit) are deemed to be rent (“Rent”). 
 4.2    Common Area Operating Expenses.
Lessee shall pay to Lessor during the term hereof, in addition to the Base Rent, Lessee’s Share (as specified in Paragraph 1.6) of all Common Area Operating Expenses, as hereinafter defined, during each calendar year of the term of this Lease,
in accordance with the following provisions: 

  

					
	

	 	  
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 (a)    “Common Area Operating Expenses” are defined,
for purposes of this Lease, as all costs relating to the ownership and operation of the Project, including, but not limited to, the following: 

(i)    The operation, repair and maintenance, in neat, clean, good order and condition, and if necessary the replacement,
of the following: 
 (aa)    The Common Areas and Common Area improvements, including parking areas, loading and
unloading areas, trash areas, roadways, parkways, walkways, driveways, landscaped areas, bumpers, irrigation systems, Common Area lighting facilities, fences and gates, elevators, roofs, exterior walls of the buildings, building systems and roof
drainage systems. 
 (bb)    Exterior signs and any tenant directories. 

(cc)    Any fire sprinkler systems. 

(dd)    All other areas and improvements that are within the exterior boundaries of the Project but outside of the
Premises and/or any other space occupied by a tenant. 
 (ii)    The cost of water, gas, electricity and telephone to
service the Common Areas and any utilities not separately metered. 
 (iii)    The cost of trash disposal, pest control
services, property management, security services, owners’ association dues and fees, the cost to repaint the exterior of any structures and the cost of any environmental inspections. 

(iv)    Reserves set aside for maintenance, repair and/or replacement of Common Area improvements and equipment. 

(v)    Real Property Taxes (as defined in Paragraph 10). 

(vi)    The cost of the premiums for the insurance maintained by Lessor pursuant to Paragraph 8. 

(vii)    Any deductible portion of an insured loss concerning the Building or the Common Areas. 

(viii)    Auditors’, accountants’ and attorneys’ fees and costs related to the operation, maintenance,
repair and replacement of the Project. 
 (ix)    The cost of any capital improvement to the Building or the Project
not covered under the provisions of Paragraph 2.3 provided; however, that Lessor shall allocate the cost of any such capital improvement over a 12 year period and Lessee shall not be required to pay more than Lessee’s Share of 1/144th of the
cost of such capital improvement in any given month. 
 (x)    The cost of any other services to be provided by Lessor
that are stated elsewhere in this Lease to be a Common Area Operating Expense. 
 (b)    Any Common Area Operating
Expenses and Real Property Taxes that are specifically attributable to the Unit, the Building or to any other building in the Project or to the operation, repair and maintenance thereof, shall be allocated entirely to such Unit, Building, or other
building. However, any Common Area Operating Expenses and Real Property Taxes that are not specifically attributable to the Building or to any other building or to the operation, repair and maintenance thereof, shall be equitably allocated by Lessor
to all buildings in the Project. 
 (c)    The inclusion of the improvements, facilities and services set forth in
Subparagraph 4.2(a) shall not be deemed to impose an obligation upon Lessor to either have said improvements or facilities or to provide those services unless the Project already has the same, Lessor already provides the services, or Lessor has
agreed elsewhere in this Lease to provide the same or some of them. 
 (d)    Lessee’s Share of Common Area
Operating Expenses is payable monthly on the same day as the Base Rent is due hereunder. The amount of such payments shall be based on Lessor’s estimate of the annual Common Area Operating Expenses. Within 60 days after written request (but not
more than once each year) Lessor shall deliver to Lessee a reasonably detailed statement showing Lessee’s Share of the actual Common Area Operating Expenses for the preceding year. If Lessee’s payments during such year exceed Lessee’s
Share. Lessor shall credit the amount of such over-payment against Lessee’s future payments. If Lessee’s payments during such year were less than Lessee’s Share, Lessee shall pay to Lessor the amount of the deficiency within 10 days
after delivery by Lessor to Lessee of the statement. 
 (e)    Common Area Operating Expenses shall not include any
expenses paid by any tenant directly to third parties, or as to which Lessor is otherwise reimbursed by any third party, other tenant, or insurance proceeds. 

4.3    Payment. Lessee shall cause payment of Rent to be received by Lessor in lawful money of the United States,
without offset or deduction (except as specifically permitted in this Lease), on or before the day on which it is due. All monetary amounts shall be rounded to the nearest whole dollar. In the event that any invoice prepared by Lessor is inaccurate
such inaccuracy shall not constitute a waiver and Lessee shall be obligated to pay the amount set forth in this Lease. Rent for any period during the term hereof which is for less than one full calendar month shall be prorated based upon the actual
number of days of said month. Payment of Rent shall be made to Lessor at its address stated herein or to such other persons or place as Lessor may from time to time designate in writing. Acceptance of a payment which is less than the amount then due
shall not be a waiver of Lessor’s rights to the balance of such Rent, regardless of Lessor’s endorsement of any check so stating. In the event that any check, draft, or other instrument of payment given by Lessee to Lessor is dishonored
for any reason, Lessee agrees to pay to Lessor the sum of $25 in addition to any Late Charge and Lessor, at its option, may require all future Rent be paid by cashier’s check. Payments will be applied first to accrued late charges and
attorney’s fees, second to accrued interest, then to Base Rent and Common Area Operating Expenses, and any remaining amount to any other outstanding charges or costs. 

5.    Security Deposit. Lessee shall deposit with Lessor upon execution hereof the Security Deposit as security for
Lessee’s faithful performance of its obligations under this Lease. If Lessee fails to pay Rent, or otherwise Defaults under this Lease, Lessor may use, apply or retain all or any portion of said Security Deposit for the payment of any amount
already due Lessor, for Rents which will be due in the future, and/ or to reimburse or compensate Lessor for any liability, expense, loss or damage which Lessor may suffer or incur by reason thereof. If Lessor uses or applies all or any portion of
the Security Deposit, Lessee shall within 10 days after written request therefor deposit monies with Lessor sufficient to restore said Security Deposit to the full amount required by this Lease. If the Base Rent increases during the term of this
Lease, Lessee shall, upon written request from Lessor, deposit additional monies with Lessor so that the total amount of the Security Deposit shall at all times bear the same proportion to the increased Base Rent as the initial Security Deposit bore
to the initial Base Rent. Should the Agreed Use be amended to accommodate a material change in the business of Lessee or to accommodate a sublessee or assignee, Lessor shall have the right to increase the Security Deposit to the extent necessary, in
Lessor’s reasonable judgment, to account for any increased wear and tear that the Premises may suffer as a result thereof. If a change in control of Lessee occurs during this Lease and following such change the financial condition of Lessee is,
in Lessor’s reasonable judgment, significantly reduced. Lessee shall deposit such additional monies with Lessor as shall be sufficient to cause the Security Deposit to be at a commercially reasonable level based on such change in financial
condition. Lessor shall not be required to keep the Security Deposit separate from its general accounts. Within 90 days after the expiration or termination of this Lease, Lessor shall return that portion of the Security Deposit not used or applied
by Lessor. No part of the Security Deposit shall be considered to be held in trust, to bear interest or to be prepayment for any monies to be paid by Lessee under this Lease. 
  

	6.	 Use. 

6.1    Use. Lessee shall use and occupy the Premises only for the Agreed Use, or any other legal use which is
reasonably comparable thereto, and for no other purpose. Lessee shall not use or permit the use of the Premises in a manner that is unlawful, creates damage, waste or a 

  

					
	

	 	  
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nuisance, or that disturbs occupants of or causes damage to neighboring premises or properties. Other than guide, signal and seeing eye dogs, Lessee shall not keep or allow in the Premises any
pets, animals, birds, fish, or reptiles. Lessor shall not unreasonably withhold or delay its consent to any written request for a modification of the Agreed Use, so long as the same will not impair the structural integrity of the Building or the
mechanical or electrical systems therein, and/or is not significantly more burdensome to the Project. If Lessor elects to withhold consent, Lessor shall within 7 days after such request give written notification of same, which notice shall include
an explanation of Lessor’s objections to the change in the Agreed Use. 
 6.2    Hazardous Substances. 

(a)    Reportable Uses Require Consent. The term “Hazardous Substance” as used in this Lease
shall mean any product, substance, or waste whose presence, use, manufacture, disposal, transportation, or release, either by itself or in combination with other materials expected to be on the Premises, is either: (i) potentially injurious to
the public health, safety or welfare, the environment or the Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis for potential liability of Lessor to any governmental agency or third party under any
applicable statute or common law theory. Hazardous Substances shall include, but not be limited to, hydrocarbons, petroleum, gasoline, and/or crude oil or any products, by-products or fractions thereof. Lessee
shall not engage in any activity in or on the Premises which constitutes a Reportable Use of Hazardous Substances without the express prior written consent of Lessor and timely compliance (at Lessee’s expense) with all Applicable Requirements.
“Reportable Use” shall mean (i) the installation or use of any above or below ground storage tank, (ii) the generation, possession, storage, use, transportation, or disposal of a Hazardous Substance that requires a permit
from, or with respect to which a report, notice, registration or business plan is required to be filed with, any governmental authority, and/or (iii) the presence at the Premises of a Hazardous Substance with respect to which any Applicable
Requirements requires that a notice be given to persons entering or occupying the Premises or neighboring properties. Notwithstanding the foregoing, Lessee may use any ordinary and customary materials reasonably required to be used in the normal
course of the Agreed Use, ordinary office supplies (copier toner, liquid paper, glue, etc.) and common household cleaning materials, so long as such use is in compliance with all Applicable Requirements, is not a Reportable Use, and does not expose
the Premises or neighboring property to any meaningful risk of contamination or damage or expose Lessor to any liability therefor. In addition, Lessor may condition its consent to any Reportable Use upon receiving such additional assurances as
Lessor reasonably deems necessary to protect itself, the public, the Premises and/or the environment against damage, contamination, injury and/or liability, including, but not limited to, the installation (and removal on or before Lease expiration
or termination) of protective modifications (such as concrete encasements) and/or increasing the Security Deposit. 

(b)    Duty to Inform Lessor. If Lessee knows, or has reasonable cause to believe, that a Hazardous Substance has
come to be located in, on, under or about the Premises, other than as previously consented to by Lessor, Lessee shall immediately give written notice of such fact to Lessor, and provide Lessor with a copy of any report, notice, claim or other
documentation which it has concerning the presence of such Hazardous Substance. 
 (c)    Lessee Remediation.
Lessee shall not cause or permit any Hazardous Substance to be spilled or released in, on, under, or about the Premises (including through the plumbing or sanitary sewer system) and shall promptly, at Lessee’s expense, comply with all
Applicable Requirements and take all investigatory and/or remedial action reasonably recommended, whether or not formally ordered or required, for the cleanup of any contamination of, and for the maintenance, security and/or monitoring of the
Premises or neighboring properties, that was caused or materially contributed to by Lessee, or pertaining to or involving any Hazardous Substance brought onto the Premises during the term of this Lease, by or for Lessee, or any third party. 

(d)    Lessee Indemnification. Lessee shall indemnify, defend and hold Lessor, its agents, employees, lenders and
ground lessor, if any, harmless from and against any and all loss of rents and/or damages, liabilities, judgments, claims, expenses, penalties, and attorneys’ and consultants’ fees arising out of or involving any Hazardous Substance
brought onto the Premises by or for Lessee, or any third party (provided, however, that Lessee shall have no liability under this Lease with respect to underground migration of any Hazardous Substance under the Premises from areas outside of the
Project not caused or contributed to by Lessee). Lessee’s obligations shall include, but not be limited to, the effects of any contamination or injury to person, property or the environment created or suffered by Lessee, and the cost of
investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. No termination, cancellation or release agreement entered into by Lessor and Lessee shall release Lessee from its
obligations under this Lease with respect to Hazardous Substances, unless specifically so agreed by Lessor in writing at the time of such agreement. 

(e)    Lessor Indemnification. Except as otherwise provided in paragraph 8.7, Lessor and its successors and
assigns shall indemnify, defend, reimburse and hold Lessee, its employees and lenders, harmless from and against any and all environmental damages, including the cost of remediation, which are suffered as a direct result of Hazardous Substances on
the Premises prior to Lessee taking possession or which are caused by the gross negligence or willful misconduct of Lessor, its agents or employees. Lessor’s obligations, as and when required by the Applicable Requirements, shall include, but
not be limited to, the cost of investigation, removal, remediation, restoration and/or abatement, and shall survive the expiration or termination of this Lease. 

(f)    Investigations and Remediations. Lessor shall retain the responsibility and pay for any investigations or
remediation measures required by governmental entities having jurisdiction with respect to the existence of Hazardous Substances on the Premises prior to the Lessee taking possession, unless such remediation measure is required as a result of
Lessee’s use (including “Alterations”, as defined in paragraph 7.3(a) below) of the Premises, in which event Lessee shall be responsible for such payment. Lessee shall cooperate fully in any such activities at the request of Lessor,
including allowing Lessor and Lessor’s agents to have reasonable access to the Premises at reasonable times in order to carry out Lessor’s investigative and remedial responsibilities. 

(g)    Lessor Termination Option. If a Hazardous Substance Condition (see Paragraph 9.1(e)) occurs during the term
of this Lease, unless Lessee is legally responsible therefor (in which case Lessee shall make the investigation and remediation thereof required by the Applicable Requirements and this Lease shall continue in full force and effect, but subject to
Lessor’s rights under Paragraph 6.2(d) and Paragraph 13), Lessor may, at Lessor’s option, either (i) investigate and remediate such Hazardous Substance Condition, if required, as soon as reasonably possible at Lessor’s expense,
in which event this Lease shall continue in full force and effect, or (ii) if the estimated cost to remediate such condition exceeds 12 times the then monthly Base Rent or $100,000, whichever is greater, give written notice to Lessee, within 30
days after receipt by Lessor of knowledge of the occurrence of such Hazardous Substance Condition, of Lessor’s desire to terminate this Lease as of the date 60 days following the date of such notice. In the event Lessor elects to give a
termination notice, Lessee may, within 10 days thereafter, give written notice to Lessor of Lessee’s commitment to pay the amount by which the cost of the remediation of such Hazardous Substance Condition exceeds an amount equal to 12 times the
then monthly Base Rent or $100,000, whichever is greater. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days following such commitment. In such event, this Lease shall continue in full force and effect, and
Lessor shall proceed to make such remediation as soon as reasonably possible after the required funds are available. If Lessee does not give such notice and provide the required funds or assurance thereof within the time provided, this Lease shall
terminate as of the date specified in Lessor’s notice of termination. 
 6.3    Lessee’s Compliance with
Applicable Requirements. Except as otherwise provided in this Lease, Lessee shall, at Lessee’s sole expense, frilly, diligently and in a timely manner, materially comply with all Applicable Requirements, the requirements of any applicable
fire insurance underwriter or rating bureau, and the recommendations of Lessor’s engineers and/or consultants which relate in any manner to the Premises, without regard to whether said Applicable Requirements are now in effect or become
effective after the Start Date. Lessee shall, within 10 days after receipt of 

  

					
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Lessor’s written request, provide Lessor with copies of all permits and other documents, and other information evidencing Lessee’s compliance with any Applicable Requirements specified
by Lessor, and shall immediately upon receipt, notify Lessor in writing (with copies of any documents involved) of any threatened or actual claim, notice, citation, warning, complaint or report pertaining to or involving the failure of Lessee or the
Premises to comply with any Applicable Requirements. Likewise, Lessee shall immediately give written notice to Lessor of: (i) any water damage to the Premises and any suspected seepage, pooling, dampness or other condition conducive to the
production of mold; or (ii) any mustiness or other odors that might indicate the presence of mold in the Premises. 

6.4    Inspection; Compliance. Lessor and Lessor’s “Lender” (as defined in Paragraph 30) and
consultants shall have the right to enter into Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable notice, for the purpose of inspecting the condition of the Premises and for verifying compliance by
Lessee with this Lease. The cost of any such inspections shall be paid by Lessor, unless a violation of Applicable Requirements, or a Hazardous Substance Condition (see Paragraph 9.1) is found to exist or be imminent, or the inspection is requested
or ordered by a governmental authority. In such case, Lessee shall upon request reimburse Lessor for the cost of such inspection, so long as such inspection is reasonably related to the violation or contamination. In addition, Lessee shall provide
copies of all relevant material safety data sheets (MSDS) to Lessor within 10 days of the receipt of written request therefor. 
 7.
    Maintenance; Repairs, Utility Installations; Trade Fixtures and Alterations. 

7.1    Lessee’s Obligations. 

(a)    In General. Subject to the provisions of Paragraph 2.2 (Condition), 2.3 (Compliance), 6.3 (Lessee’s
Compliance with Applicable Requirements), 7.2 (Lessor’s Obligations), 9 (Damage or Destruction), and 14 (Condemnation), Lessee shall, at Lessee’s sole expense, keep the Premises, Utility Installations (intended for Lessee’s exclusive
use, no matter where located), and Alterations in good order, condition and repair (whether or not the portion of the Premises requiring repairs, or the means of repairing the same, are reasonably or readily accessible to Lessee, and whether or not
the need for such repairs occurs as a result of Lessee’s use, any prior use, the elements or the age of such portion of the Premises), including, but not limited to, all equipment or facilities, such as plumbing, HVAC equipment, electrical,
lighting facilities, boilers, pressure vessels, fixtures, interior walls, interior surfaces of exterior walls, ceilings, floors, windows, doors, plate glass, and skylights but excluding any items which are the responsibility of Lessor pursuant to
Paragraph 7.2. Lessee, in keeping the Premises in good order, condition and repair, shall exercise and perform good maintenance practices, specifically including the procurement and maintenance of the service contracts required by Paragraph 7.1(b)
below. Lessee’s obligations shall include restorations, replacements or renewals when necessary to keep the Premises and all improvements thereon or a part thereof in good order, condition and state of repair. 

(b)    Service Contracts. Lessee shall, at Lessee’s sole expense, procure and maintain contracts, with copies
to Lessor, in customary form and substance for, and with contractors specializing and experienced in the maintenance of the following equipment and improvements, if any, if and when installed on the Premises: (i) HVAC equipment,
(ii) boiler and pressure vessels, and (iii) clarifiers. However, Lessor reserves the right, upon notice to Lessee, to procure and maintain any or all of such service contracts, and Lessee shall reimburse Lessor, upon demand, for the cost
thereof. 
 (c)    Failure to Perform. If Lessee fails to perform Lessee’s obligations under this Paragraph
7.1, Lessor may enter upon the Premises after 10 days’ prior written notice to Lessee (except in the case of an emergency, in which case no notice shall be required), perform such obligations on Lessee’s behalf, and put the Premises in
good order, condition and repair, and Lessee shall promptly pay to Lessor a sum equal to 115% of the cost thereof. 

(d)    Replacement. Subject to Lessee’s indemnification of Lessor as set forth in Paragraph 8.7 below, and
without relieving Lessee of liability resulting from Lessee’s failure to exercise and perform good maintenance practices, if an item described in Paragraph 7.1(b) cannot be repaired other than at a cost which is in excess of 50% of the cost of
replacing such item, then such item shall be replaced by Lessor, and the cost thereof shall be prorated between the Parties and Lessee shall only be obligated to pay, each month during the remainder of the term of this Lease, on the date on which
Base Rent is due, an amount equal to the product of multiplying the cost of such replacement by a fraction, the numerator of which is one, and the denominator of which is 144 (i.e. 1/144th of the cost per month). Lessee shall pay Interest on the
unamortized balance but may prepay its obligation at any time. 
 7.2    Lessor’s Obligations. Subject to the
provisions of Paragraphs 2.2 (Condition), 2.3 (Compliance), 4.2 (Common Area Operating Expenses), 6 (Use), 7.1 (Lessee’s Obligations), 9 (Damage or Destruction) and 14 (Condemnation), Lessor, subject to reimbursement pursuant to Paragraph 4.2,
shall keep in good order, condition and repair the foundations, exterior walls, structural condition of interior bearing walls, exterior roof, fire sprinkler system, Common Area fire alarm and/or smoke detection systems, fire hydrants, parking lots,
walkways, parkways, driveways, landscaping, fences, signs and utility systems serving the Common Areas and all parts thereof, as well as providing the services for which there is a Common Area Operating Expense pursuant to Paragraph 4.2. Lessor
shall not be obligated to paint the exterior or interior surfaces of exterior walls nor shall Lessor be obligated to maintain, repair or replace windows, doors or plate glass of the Premises. Lessee expressly waives the benefit of any statute now or
hereafter in effect to the extent it is inconsistent with the terms of this Lease. 
 7.3    Utility Installations;
Trade Fixtures; Alterations. 
 (a)    Definitions. The term “Utility Installations” refers
to all floor and window coverings, air and/or vacuum lines, power panels, electrical distribution, security and fire protection systems, communication cabling, lighting fixtures, HVAC equipment, plumbing, and fencing in or on the Premises. The term
“Trade Fixtures” shall mean Lessee’s machinery and equipment that can be removed without doing material damage to the Premises. The term “Alterations” shall mean any modification of the improvements, other than
Utility Installations or Trade Fixtures, whether by addition or deletion. “Lessee Owned Alterations and/or Utility Installations” are defined as Alterations and/or Utility Installations made by Lessee that are not yet owned by
Lessor pursuant to Paragraph 7.4(a). 
 (b)    Consent. Lessee shall not make any Alterations or Utility
Installations to the Premises without Lessor’s prior written consent. Lessee may, however, make non-structural Alterations or Utility Installations to the interior of the Premises (excluding the roof)
without such consent but upon notice to Lessor, as long as they are not visible from the outside, do not involve puncturing, relocating or removing the roof or any existing walls, will not affect the electrical, plumbing, HVAC, and/or life safety
systems, and the cumulative cost thereof during this Lease as extended does not exceed a sum equal to 3 month’s Base Rent in the aggregate or a sum equal to one month’s Base Rent in any one year. Notwithstanding the foregoing. Lessee shall
not make or permit any roof penetrations and/or install anything on the roof without the prior written approval of Lessor. Lessor may, as a precondition to granting such approval, require Lessee to utilize a contractor chosen and/or approved by
Lessor. Any Alterations or Utility Installations that Lessee shall desire to make and which require the consent of the Lessor shall be presented to Lessor in written form with detailed plans. Consent shall be deemed conditioned upon Lessee’s:
(i) acquiring all applicable governmental permits, (ii) furnishing Lessor with copies of both the permits and the plans and specifications prior to commencement of the work, and (iii) compliance with all conditions of said permits and
other Applicable Requirements in a prompt and expeditious manner. Any Alterations or Utility Installations shall be performed in a workmanlike manner with good and sufficient materials. Lessee shall promptly upon completion furnish Lessor with as-built plans and specifications. For work which costs an amount in excess of one month’s Base Rent, Lessor may condition its consent upon Lessee providing a lien and completion bond in an amount equal to 150%
of the estimated cost of such Alteration or Utility Installation and/or upon Lessee’s posting an additional Security Deposit with Lessor. 

  

					
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 (c)    Liens; Bonds. Lessee shall pay, when due, all claims for
labor or materials furnished or alleged to have been furnished to or for Lessee at or for use on the Premises, which claims are or may be secured by any mechanic’s or materialman’s lien against the Premises or any interest therein. Lessee
shall give Lessor not less than 10 days notice prior to the commencement of any work in, on or about the Premises, and Lessor shall have the right to post notices of non-responsibility. If Lessee shall contest
the validity of any such lien, claim or demand, then Lessee shall, at its sole expense defend and protect itself, Lessor and the Premises against the same and shall pay and satisfy any such adverse judgment that may be rendered thereon before the
enforcement thereof. If Lessor shall require, Lessee shall furnish a surety bond in an amount equal to 150% of the amount of such contested lien, claim or demand, indemnifying Lessor against liability for the same. If Lessor elects to participate in
any such action. Lessee shall pay Lessor’s attorneys’ fees and costs. 
 7.4    Ownership; Removal;
Surrender; and Restoration. 
 (a)    Ownership. Subject to Lessor’s right to require removal or elect
ownership as hereinafter provided, all Alterations and Utility Installations made by Lessee shall be the property of Lessee, but considered a part of the Premises. Lessor may, at any time, elect in writing to be the owner of all or any specified
part of the Lessee Owned Alterations and Utility Installations. Unless otherwise instructed per paragraph 7.4(b) hereof, all Lessee Owned Alterations and Utility Installations shall, at the expiration or termination of this Lease, become the
property of Lessor and be surrendered by Lessee with the Premises. 
 (b)    Removal. By delivery to Lessee of
written notice from Lessor not earlier than 90 and not later than 30 days prior to the end of the term of this Lease, Lessor may require that any or all Lessee Owned Alterations or Utility Installations be removed by the expiration or termination of
this Lease. Lessor may require the removal at any time of all or any part of any Lessee Owned Alterations or Utility Installations made without the required consent. 

(c)    Surrender; Restoration. Lessee shall surrender the Premises by the Expiration Date or any earlier
termination date, with all of the improvements, parts and surfaces thereof broom clean and free of debris, and in good operating order, condition and state of repair, ordinary wear and tear excepted. “Ordinary wear and tear” shall not
include any damage or deterioration that would have been prevented by good maintenance practice. Notwithstanding the foregoing, if this Lease is for 12 months or less, then Lessee shall surrender the Premises in the same condition as delivered to
Lessee on the Start Date with NO allowance for ordinary wear and tear. Lessee shall repair any damage occasioned by the installation, maintenance or removal of Trade Fixtures, Lessee owned Alterations and/or Utility Installations, furnishings, and
equipment as well as the removal of any storage tank installed by or for Lessee. Lessee shall also remove from the Premises any and all Hazardous Substances brought onto the Premises by or for Lessee, or any third party (except Hazardous Substances
which were deposited via underground migration from areas outside of the Project) to the level specified in Applicable Requirements. Trade Fixtures shall remain the property of Lessee and shall be removed by Lessee. Any personal property of Lessee
not removed on or before the Expiration Date or any earlier termination date shall be deemed to have been abandoned by Lessee and may be disposed of or retained by Lessor as Lessor may desire. The failure by Lessee to timely vacate the Premises
pursuant to this Paragraph 7.4(c) without the express written consent of Lessor shall constitute a holdover under the provisions of Paragraph 26 below. 

8.    Insurance; Indemnity. 

8.1    Payment of Premiums. The cost of the premiums for the insurance policies required to be carried by Lessor,
pursuant to Paragraphs 8.2(b), 8.3(a) and 8.3(b), shall be a Common Area Operating Expense. Premiums for policy periods commencing prior to, or extending beyond, the term of this Lease shall be prorated to coincide with the corresponding Start Date
or Expiration Date. 
 8.2    Liability Insurance. 

(a)    Carried by Lessee. Lessee shall obtain and keep in force a Commercial General Liability policy of insurance
protecting Lessee and Lessor as an additional insured against claims for bodily injury, personal injury and property damage based upon or arising out of the ownership, use, occupancy or maintenance of the Premises and all areas appurtenant thereto.
Such insurance shall be on an occurrence basis providing single limit coverage in an amount not less than $1,000,000 per occurrence with an annual aggregate of not less than $2,000,000. Lessee shall add Lessor as an additional insured by means of an
endorsement at least as broad as the Insurance Service Organization’s “Additional Insured-Managers or Lessors of Premises” Endorsement. The policy shall not contain any intra-insured exclusions as between insured persons or
organizations, but shall include coverage for liability assumed under this Lease as an “insured contract” for the performance of Lessee’s indemnity obligations under this Lease. The limits of said insurance shall not, however,
limit the liability of Lessee nor relieve Lessee of any obligation hereunder. Lessee shall provide an endorsement on its liability policy(ies) which provides that its insurance shall be primary to and not contributory with any similar insurance
carried by Lessor, whose insurance shall be considered excess insurance only. 
 (b)    Carried by Lessor.
Lessor shall maintain liability insurance as described in Paragraph 8.2(a), in addition to, and not in lieu of, the insurance required to be maintained by Lessee. Lessee shall not be named as an additional insured therein. 

8.3    Property Insurance - Building, Improvements and Rental Value. 

(a)    Building and improvements. Lessor shall obtain and keep in force a policy or policies of insurance in the
name of Lessor, with loss payable to Lessor, any ground-lessor, and to any Lender insuring loss or damage to the Premises. The amount of such insurance shall be equal to the full insurable replacement cost of the Premises, as the same shall exist
from time to time, or the amount required by any Lender, but in no event more than the commercially reasonable and available insurable value thereof. Lessee Owned Alterations and Utility Installations, Trade Fixtures, and Lessee’s personal
property shall be insured by Lessee not by Lessor. If the coverage is available and commercially appropriate, such policy or policies shall insure against all risks of direct physical loss or damage (except the perils of flood and/or earthquake
unless required by a Lender), including coverage for debris removal and the enforcement of any Applicable Requirements requiring the upgrading, demolition, reconstruction or replacement of any portion of the Premises as the result of a covered loss.
Said policy or policies shall also contain an agreed valuation provision in lieu of any coinsurance clause, waiver of subrogation, and inflation guard protection causing an increase in the annual property insurance coverage amount by a factor of not
less than the adjusted U.S. Department of Labor Consumer Price Index for All Urban Consumers for the city nearest to where the Premises are located. If such insurance coverage has a deductible clause, the deductible amount shall not exceed $5,000
per occurrence. 
 (b)    Rental Value. Lessor shall also obtain and keep in force a policy or policies in the
name of Lessor with loss payable to Lessor and any Lender, insuring the loss of the full Rent for one year with an extended period of indemnity for an additional 180 days (“Rental Value insurance”). Said insurance shall contain an
agreed valuation provision in lieu of any coinsurance clause, and the amount of coverage shall be adjusted annually to reflect the projected Rent otherwise payable by Lessee, for the next 12 month period. 

(c)    Adjacent Premises. Lessee shall pay for any increase in the premiums for the property insurance of the
Building and for the Common Areas or other buildings in the Project if said increase is caused by Lessee’s acts, omissions, use or occupancy of the Premises. 

(d)    Lessee’s Improvements. Since Lessor is the Insuring Party, Lessor shall not be required to insure
Lessee Owned Alterations and Utility Installations unless the item in question has become the property of Lessor under the terms of this Lease. 

8.4    Lessee’s Property; Business Interruption Insurance; Worker’s Compensation Insurance. 

(a)    Property Damage. Lessee shall obtain and maintain insurance coverage on all of Lessee’s personal
property, Trade Fixtures, and Lessee Owned Alterations and Utility Installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $1,000 per occurrence. The proceeds from any such insurance shall be used by
Lessee for the replacement of personal property. Trade Fixtures and Lessee Owned Alterations and Utility Installations. 

  

					
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 (b)    Business Interruption. Lessee shall obtain and maintain
loss of income and extra expense insurance in amounts as will reimburse Lessee for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of Lessee or attributable to prevention of
access to the Premises as a result of such perils. 
 (c)    Worker’s Compensation Insurance. Lessee shall
obtain and maintain Worker’s Compensation Insurance in such amount as may be required by Applicable Requirements. Such policy shall include a ‘Waiver of Subrogation’ endorsement. Lessee shall provide Lessor with a copy of such
endorsement along with the certificate of insurance or copy of the policy required by paragraph 8.5. 
 (d)    No
Representation of Adequate Coverage. Lessor makes no representation that the limits or forms of coverage of insurance specified herein are adequate to cover Lessee’s property, business operations or obligations under this Lease. 

8.5    Insurance Policies. Insurance required herein shall be by companies maintaining during the policy term a
“General Policyholders Rating” of at least A-, VII, as set forth in the most current issue of “Best’s Insurance Guide”, or such other rating as may be required by a Lender. Lessee
shall not do or permit to be done anything which invalidates the required insurance policies. Lessee shall, prior to the Start Date, deliver to Lessor certified copies of policies of such insurance or certificates with copies of the required
endorsements evidencing the existence and amounts of the required insurance. No such policy shall be cancelable or subject to modification except after 30 days prior written notice to Lessor. Lessee shall, at least 10 days prior to the expiration of
such policies, furnish Lessor with evidence of renewals or “insurance binders” evidencing renewal thereof, or Lessor may order such insurance and charge the cost thereof to Lessee, which amount shall be payable by Lessee to Lessor upon
demand. Such policies shall be for a term of at least one year, or the length of the remaining term of this Lease, whichever is less. If either Party shall fail to procure and maintain the insurance required to be carried by it, the other Party may,
but shall not be required to, procure and maintain the same. 
 8.6    Waiver of Subrogation. Without affecting
any other rights or remedies. Lessee and Lessor each hereby release and relieve the other, and waive their entire right to recover damages against the other, for loss of or damage to its property arising out of or incident to the perils required to
be insured against herein. The effect of such releases and waivers is not limited by the amount of insurance carried or required, or by any deductibles applicable hereto. The Parties agree to have their respective property damage insurance carriers
waive any right to subrogation that such companies may have against Lessor or Lessee, as the case may be, so long as the insurance is not invalidated thereby. 

8.7    Indemnity. Except for Lessor’s gross negligence or willful misconduct, Lessee shall indemnify, protect,
defend and hold harmless the Premises, Lessor and its agents, Lessor’s master or ground lessor, partners and Lenders, from and against any and all claims, loss of rents and/or damages, liens, judgments, penalties, attorneys’ and
consultants’ fees, expenses and/or liabilities arising out of, involving, or in connection with, the use and/or occupancy of the Premises by Lessee. If any action or proceeding is brought against Lessor by reason of any of the foregoing
matters. Lessee shall upon notice defend the same at Lessee’s expense by counsel reasonably satisfactory to Lessor and Lessor shall cooperate with Lessee in such defense. Lessor need not have first paid any such claim in order to be defended or
indemnified. 
 8.8    Exemption of Lessor and its Agents from Liability. Notwithstanding the negligence or
breach of this Lease by Lessor or its agents, neither Lessor nor its agents shall be liable under any circumstances for: (i) injury or damage to the person or goods, wares, merchandise or other property of Lessee, Lessee’s employees,
contractors, invitees, customers, or any other person in or about the Premises, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, indoor air quality, the presence of mold or from the breakage,
leakage, obstruction or other defects of pipes, fire sprinklers, wires, appliances, plumbing, HVAC or lighting fixtures, or from any other cause, whether the said injury or damage results from conditions arising upon the Premises or upon other
portions of the Building, or from other sources or places, (ii) any damages arising from any act or neglect of any other tenant of Lessor or from the failure of Lessor or its agents to enforce the provisions of any other lease in the Project,
or (iii) injury to Lessee’s business or for any loss of income or profit therefrom. Instead, it is intended that Lessee’s sole recourse in the event of such damages or injury be to file a claim on the insurance policy(ies) that Lessee
is required to maintain pursuant to the provisions of paragraph 8. 
 8.9    Failure to Provide Insurance. Lessee
acknowledges that any failure on its part to obtain or maintain the insurance required herein will expose Lessor to risks and potentially cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely difficult to
ascertain. Accordingly, for any month or portion thereof that Lessee does not maintain the required insurance and/or does not provide Lessor with the required binders or certificates evidencing the existence of the required insurance, the Base Rent
shall be automatically increased, without any requirement for notice to Lessee, by an amount equal to 10% of the then existing Base Rent or $100. whichever is greater. The parties agree that such increase in Base Rent represents fair and reasonable
compensation for the additional risk/costs that Lessor will incur by reason of Lessee’s failure to maintain the required insurance. Such increase in Base Rent shall in no event constitute a waiver of Lessee’s Default or Breach with respect
to the failure to maintain such insurance, prevent the exercise of any of the other rights and remedies granted hereunder, nor relieve Lessee of its obligation to maintain the insurance specified in this Lease. 

9.    Damage or Destruction. 

9.1    Definitions. 

(a)    “Premises Partial Damage” shall mean damage or destruction to the improvements on the Premises,
other than Lessee Owned Alterations and Utility Installations, which can reasonably be repaired in 3 months or less from the date of the damage or destruction, and the cost thereof does not exceed a sum equal to 6 month’s Base Rent. Lessor
shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(b)    “Premises Total Destruction” shall mean damage or destruction to the improvements on the Premises,
other than Lessee Owned Alterations and Utility Installations and Trade Fixtures, which cannot reasonably be repaired in 3 months or less from the date of the damage or destruction and/or the cost thereof exceeds a sum equal to 6 month’s Base
Rent. Lessor shall notify Lessee in writing within 30 days from the date of the damage or destruction as to whether or not the damage is Partial or Total. 

(c)    “Insured Loss” shall mean damage or destruction to improvements on the Premises, other than Lessee
Owned Alterations and Utility Installations and Trade Fixtures, which was caused by an event required to be covered by the insurance described in Paragraph 8.3(a), irrespective of any deductible amounts or coverage limits involved. 

(d)    “Replacement Cost” shall mean the cost to repair or rebuild the improvements owned by Lessor at
the time of the occurrence to their condition existing immediately prior thereto, including demolition, debris removal and upgrading required by the operation of Applicable Requirements, and without deduction for depreciation. 

(e)    “Hazardous Substance Condition” shall mean the occurrence or discovery of a condition involving
the presence of. or a contamination by, a Hazardous Substance, in, on, or under the Premises which requires restoration. 

9,2    Partial Damage - Insured Loss. If a Premises Partial Damage that is an Insured Loss occurs, then Lessor
shall, at Lessor’s expense, repair such damage (but not Lessee’s Trade Fixtures or Lessee Owned Alterations and Utility Installations) as soon as reasonably possible and this Lease shall continue in full force and effect; provided,
however, that Lessee shall, at Lessor’s election, make the repair of any damage or destruction the total cost to repair of which is $10,000 or less, and, in such event, Lessor shall make any applicable insurance proceeds available to Lessee on
a reasonable basis for that purpose. Notwithstanding the foregoing, if the required insurance was not in force or the insurance proceeds are not sufficient to effect such repair, the Insuring Party shall promptly contribute the shortage in proceeds
as and when required to complete said repairs. In the event, however, such shortage was due to the fact that, by reason of the unique nature of the improvements, full replacement cost insurance 

  

					
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coverage was not commercially reasonable and available, Lessor shall have no obligation to pay for the shortage in insurance proceeds or to fully restore the unique aspects of the Premises unless
Lessee provides Lessor with the funds to cover same, or adequate assurance thereof, within 10 days following receipt of written notice of such shortage and request therefor. If Lessor receives said funds or adequate assurance thereof within said 10
day period, the party responsible for making the repairs shall complete them as soon as reasonably possible and this Lease shall remain in full force and effect. If such funds or assurance are not received, Lessor may nevertheless elect by written
notice to Lessee within 10 days thereafter to: (i) make such restoration and repair as is commercially reasonable with Lessor paying any shortage in proceeds, in which case this Lease shall remain in full force and effect, or (ii) have
this Lease terminate 30 days thereafter. Lessee shall not be entitled to reimbursement of any funds contributed by Lessee to repair any such damage or destruction. Premises Partial Damage due to flood or earthquake shall be subject to Paragraph 9.3,
notwithstanding that there may be some insurance coverage, but the net proceeds of any such insurance shall be made available for the repairs if made by either Party. 

9.3    Partial Damage - Uninsured Loss. If a Premises Partial Damage that is not an Insured Loss occurs, unless
caused by a negligent or willful act of Lessee (in which event Lessee shall make the repairs at Lessee’s expense), Lessor may either: (i) repair such damage as soon as reasonably possible at Lessor’s expense (subject to reimbursement
pursuant to Paragraph 4,2), in which event this Lease shall continue in full force and effect, or (ii) terminate this Lease by giving written notice to Lessee within 30 days after receipt by Lessor of knowledge of the occurrence of such damage.
Such termination shall be effective 60 days following the date of such notice. In the event Lessor elects to terminate this Lease, Lessee shall have the right within 10 days after receipt of the termination notice to give written notice to Lessor of
Lessee’s commitment to pay for the repair of such damage without reimbursement from Lessor. Lessee shall provide Lessor with said funds or satisfactory assurance thereof within 30 days after making such commitment. In such event this Lease
shall continue in full force and effect, and Lessor shall proceed to make such repairs as soon as reasonably possible after the required funds are available. If Lessee does not make the required commitment, this Lease shall terminate as of the date
specified in the termination notice. 
 9.4    Total Destruction. Notwithstanding any other provision hereof, if
a Premises Total Destruction occurs, this Lease shall terminate 60 days following such Destruction. If the damage or destruction was caused by the gross negligence or willful misconduct of Lessee, Lessor shall have the right to recover Lessor’s
damages from Lessee, except as provided in Paragraph 8.6. 
 9.5    Damage Near End of Term. If at any time
during the last 6 months of this Lease there is damage for which the cost to repair exceeds one month’s Base Rent, whether or not an Insured Loss, Lessor may terminate this Lease effective 60 days following the date of occurrence of such damage
by giving a written termination notice to Lessee within 30 days after the date of occurrence of such damage. Notwithstanding the foregoing, if Lessee at that time has an exercisable option to extend this Lease or to purchase the Premises, then
Lessee may preserve this Lease by, (a) exercising such option and (b) providing Lessor with any shortage in insurance proceeds (or adequate assurance thereof) needed to make the repairs on or before the earlier of (i) the date which is 10
days after Lessee’s receipt of Lessor’s written notice purporting to terminate this Lease, or (ii) the day prior to the date upon which such option expires. If Lessee duly exercises such option during such period and provides Lessor
with funds (or adequate assurance thereof) to cover any shortage in insurance proceeds. Lessor shall, at Lessor’s commercially reasonable expense, repair such damage as soon as reasonably possible and this Lease shall continue in full force and
effect. If Lessee fails to exercise such option and provide such funds or assurance during such period, then this Lease shall terminate on the date specified in the termination notice and Lessee’s option shall be extinguished. 

9.6    Abatement of Rent; Lessee’s Remedies. 

(a)    Abatement. In the event of Premises Partial Damage or Premises Total Destruction or a Hazardous Substance
Condition for which Lessee is not responsible under this Lease, the Rent payable by Lessee for the period required for the repair, remediation or restoration of such damage shall be abated in proportion to the degree to which Lessee’s use of
the Premises is impaired, but not to exceed the proceeds received from the Rental Value insurance. All other obligations of Lessee hereunder shall be performed by Lessee, and Lessor shall have no liability for any such damage, destruction,
remediation, repair or restoration except as provided herein. 
 (b)    Remedies. If Lessor is obligated to
repair or restore the Premises and does not commence, in a substantial and meaningful way, such repair or restoration within 90 days after such obligation shall accrue, Lessee may, at any time prior to the commencement of such repair or restoration,
give written notice to Lessor and to any Lenders of which Lessee has actual notice, of Lessee’s election to terminate this Lease on a date not less than 60 days following the giving of such notice. If Lessee gives such notice and such repair or
restoration is not commenced within 30 days thereafter, this Lease shall terminate as of the date specified in said notice. If the repair or restoration is commenced within such 30 days, this Lease shall continue in full force and effect.
“Commence” shall mean either the unconditional authorization of the preparation of the required plans, or the beginning of the actual work on the Premises, whichever first occurs. 

9.7    Termination; Advance Payments. Upon termination of this Lease pursuant to Paragraph 6.2(g) or Paragraph 9,
an equitable adjustment shall be made concerning advance Base Rent and any other advance payments made by Lessee to Lessor. Lessor shall, in addition, return to Lessee so much of Lessee’s Security Deposit as has not been, or is not then
required to be, used by Lessor. 
 10.    Real Property Taxes. 

10.1    Definition. As used herein, the term “Real Property Taxes” shall include any form of
assessment; real estate, general, special, ordinary or extraordinary, or rental levy or tax (other than inheritance, personal income or estate taxes); improvement bond; and/or license fee imposed upon or levied against any legal or equitable
interest of Lessor in the Project, Lessor’s right to other income therefrom, and/or Lessor’s business of leasing, by any authority having the direct or indirect power to tax and where the funds are generated with reference to the Project
address and where the proceeds so generated are to be applied by the city, county or other local taxing authority of a jurisdiction within which the Project is located. The term “Real Property Taxes” shall also include any tax, fee, levy,
assessment or charge, or any increase therein: (i) imposed by reason of events occurring during the term of this Lease, including but not limited to, a change in the ownership of the Project, (ii) a change in the improvements thereon,
and/or (iii) levied or assessed on machinery or equipment provided by Lessor to Lessee pursuant to this Lease. In calculating Real Property Taxes for any calendar year, the Real Property Taxes for any real estate tax year shall be included in
the calculation of Real Property Taxes for such calendar year based upon the number of days which such calendar year and tax year have in common. 

10.2    Payment of Taxes. Except as otherwise provided in Paragraph 10.3, Lessor shall pay the Rea! Property Taxes
applicable to the Project, and said payments shall be included in the calculation of Common Area Operating Expenses in accordance with the provisions of Paragraph 4.2. 

10.3    Additional Improvements. Common Area Operating Expenses shall not include Real Property Taxes specified in
the tax assessor’s records and work sheets as being caused by additional improvements placed upon the Project by other lessees or by Lessor for the exclusive enjoyment of such other lessees. Notwithstanding Paragraph 10.2 hereof. Lessee shall,
however, pay to Lessor at the time Common Area Operating Expenses are payable under Paragraph 4.2, the entirety of any increase in Real Property Taxes if assessed solely by reason of Alterations, Trade Fixtures or Utility Installations placed upon
the Premises by Lessee or at Lessee’s request or by reason of any alterations or improvements to the Premises made by Lessor subsequent to the execution of this Lease by the Parties. 

10.4    Joint Assessment. If the Building is not separately assessed, Real Property Taxes allocated to the Building
shall be an equitable proportion of the Real Property Taxes for all of the land and improvements included within the tax parcel assessed, such proportion to be determined by Lessor from the respective valuations assigned in the assessor’s work
sheets or such other information as may be reasonably available. Lessor’s reasonable determination thereof, in good faith, shall be conclusive. 

  

					
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 10.5    Personal Property Taxes. Lessee shall pay prior to
delinquency all taxes assessed against and levied upon Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all personal property of Lessee contained in the Premises. When possible, Lessee shall cause its
Lessee Owned Alterations and Utility Installations, Trade Fixtures, furnishings, equipment and all other personal property to be assessed and billed separately from the real property of Lessor. If any of Lessee’s said property shall be assessed
with Lessor’s real property, Lessee shall pay Lessor the taxes attributable to Lessee’s property within 10 days after receipt of a written statement setting forth the taxes applicable to Lessee’s property. 

11.    Utilities and Services. Lessee shall pay for all water, gas, heat, light, power, telephone, trash disposal and other
utilities and services supplied to the Premises, together with any taxes thereon. Notwithstanding the provisions of Paragraph 4.2, if at any time in Lessor’s sole judgment, Lessor determines that Lessee is using a disproportionate amount of
water, electricity or other commonly metered utilities, or that Lessee is generating such a large volume of trash as to require an increase in the size of the trash receptacle and/or an increase in the number of times per month that it is emptied,
then Lessor may increase Lessee’s Base Rent by an amount equal to such increased costs. There shall be no abatement of Rent and Lessor shall not be liable in any respect whatsoever for the inadequacy, stoppage, interruption or discontinuance of
any utility or service due to riot, strike, labor dispute, breakdown, accident, repair or other cause beyond Lessor’s reasonable control or in cooperation with governmental request or directions. 

12.    Assignment and Subletting. 

12.1    Lessor’s Consent Required. 

(a)    Lessee shall not voluntarily or by operation of law assign, transfer, mortgage or encumber (collectively,
“assign or assignment”) or sublet all or any part of Lessee’s interest in this Lease or in the Premises without Lessor’s prior written consent. 

(b)    Unless Lessee is a corporation and its stock is publicly traded on a national stock exchange, a change in the
control of Lessee shall constitute an assignment requiring consent. The transfer, on a cumulative basis, of 25% or more of the voting control of Lessee shall constitute a change in control for this purpose. 

(c)    The involvement of Lessee or its assets in any transaction, or series of transactions (by way of merger, sale,
acquisition, financing, transfer, leveraged buy-out or otherwise), whether or not a formal assignment or hypothecation of this Lease or Lessee’s assets occurs, which results or will result in a reduction
of the Net Worth of Lessee by an amount greater than 25% of such Net Worth as it was represented at the time of the execution of this Lease or at the time of the most recent assignment to which Lessor has consented, or as it exists immediately prior
to said transaction or transactions constituting such reduction, whichever was or is greater, shall be considered an assignment of this Lease to which Lessor may withhold its consent. “Net Worth of Lessee” shall mean the net
worth of Lessee (excluding any guarantors) established under generally accepted accounting principles. 
 (d)    An
assignment or subletting without consent shall, at Lessor’s option, be a Default curable after notice per Paragraph 13.1(d), or a noncurable Breach without the necessity of any notice and grace period. If Lessor elects to treat such unapproved
assignment or subletting as a noncurable Breach, Lessor may either: (i) terminate this Lease, or (ii) upon 30 days written notice, increase the monthly Base Rent to 110% of the Base Rent then in effect. Further, in the event of such Breach
and rental adjustment, (i) the purchase price of any option to purchase the Premises held by Lessee shall be subject to similar adjustment to 110% of the price previously in effect, and (ii) all fixed and
non-fixed rental adjustments scheduled during the remainder of the Lease term shall be increased to 110% of the scheduled adjusted rent. 

(e)    Lessee’s remedy for any breach of Paragraph 12.1 by Lessor shall be limited to compensatory damages and/or
injunctive relief. 
 (f)    Lessor may reasonably withhold consent to a proposed assignment or subletting if Lessee is
in Default at the time consent is requested. 
 (g)    Notwithstanding the foregoing, allowing a de minimis portion of
the Premises, ie. 20 square feet or less, to be used by a third party vendor in connection with the installation of a vending machine or payphone shall not constitute a subletting. 

12.2    Terms and Conditions Applicable to Assignment and Subletting. 

(a)    Regardless of Lessor’s consent, no assignment or subletting shall; (i) be effective without the express
written assumption by such assignee or sublessee of the obligations of Lessee under this Lease, (ii) release Lessee of any obligations hereunder, or (iii) alter the primary liability of Lessee for the payment of Rent or for the performance
of any other obligations to be performed by Lessee. 
 (b)    Lessor may accept Rent or performance of Lessee’s
obligations from any person other than Lessee pending approval or disapproval of an assignment. Neither a delay in the approval or disapproval of such assignment nor the acceptance of Rent or performance shall constitute a waiver or estoppel of
Lessor’s right to exercise its remedies for Lessee’s Default or Breach. 
 (c)    Lessor’s consent to any
assignment or subletting shall not constitute consent to any subsequent assignment or subletting. 
 (d)    In the event
of any Default or Breach by Lessee, Lessor may proceed directly against Lessee, any Guarantors or anyone else responsible for the performance of Lessee’s obligations under this Lease, including any assignee or sublessee, without first
exhausting Lessor’s remedies against any other person or entity responsible therefore to Lessor, or any security held by Lessor. 

(e)    Each request for consent to an assignment or subletting shall be in writing, accompanied by information relevant to
Lessor’s determination as to the financial and operational responsibility and appropriateness of the proposed assignee or sublessee, including but not limited to the intended use and/or required modification of the Premises, if any, together
with a fee of $500 as consideration for Lessor’s considering and processing said request. Lessee agrees to provide Lessor with such other or additional information and/or documentation as may be reasonably requested. (See also Paragraph 36)

 (f)    Any assignee of, or sublessee under, this Lease shall, by reason of accepting such assignment, entering into
such sublease, or entering into possession of the Premises or any portion thereof, be deemed to have assumed and agreed to conform and comply with each and every term, covenant, condition and obligation herein to be observed or performed by Lessee
during the term of said assignment or sublease, other than such obligations as are contrary to or inconsistent with provisions of an assignment or sublease to which Lessor has specifically consented to in writing. 

(g)    Lessor’s consent to any assignment or subletting shall not transfer to the assignee or sublessee any Option
granted to the original Lessee by this Lease unless such transfer is specifically consented to by Lessor in writing. (See Paragraph 39.2) 

2.3    Additional Terms and Conditions Applicable to Subletting. The following terms and conditions shall apply to
any subletting by Lessee of all or any part of the Premises and shall be deemed included in all subleases under this Lease whether or not expressly incorporated therein: 

(a)    Lessee hereby assigns and transfers to Lessor all of Lessee’s interest in all Rent payable on any sublease,
and Lessor may collect such Rent and apply same toward Lessee’s obligations under this Lease; provided, however, that until a Breach shall occur in the performance of Lessee’s obligations, Lessee may collect said Rent. In the event that
the amount collected by Lessor exceeds Lessee’s then outstanding obligations any such excess shall be refunded to Lessee. Lessor shall not, by reason of the foregoing or any assignment of such sublease, nor by reason of the collection of Rent,
be deemed liable to the sublessee for any failure of Lessee to perform and comply with any of Lessee’s obligations to such sublessee. Lessee hereby irrevocably authorizes and directs any such sublessee, upon receipt of a written notice from
Lessor stating that a Breach exists in the performance of Lessee’s obligations under this Lease, to pay to Lessor all Rent due and to become due under the sublease. Sublessee shall rely upon any such notice from Lessor and shall pay all Rents
to Lessor without any obligation or right to inquire as to whether such Breach exists, notwithstanding any claim from Lessee to the contrary. 

  

					
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 (b)    In the event of a Breach by Lessee, Lessor may, at its option,
require sublessee to attorn to Lessor, in which event Lessor shall undertake the obligations of the sublessor under such sublease from the time of the exercise of said option to the expiration of such sublease; provided, however, Lessor shall not be
liable for any prepaid rents or security deposit paid by such sublessee to such sublessor or for any prior Defaults or Breaches of such sublessor. 

(c)    Any matter requiring the consent of the sublessor under a sublease shall also require the consent of Lessor. 

(d)    No sublessee shall further assign or sublet all or any part of the Premises without Lessor’s prior written
consent. 
 (e)    Lessor shall deliver a copy of any notice of Default or Breach by Lessee to the sublessee, who shall
have the right to cure the Default of Lessee within the grace period, if any, specified in such notice. The sublessee shall have a right of reimbursement and offset from and against Lessee for any such Defaults cured by the sublessee. 

13.    Default; Breach; Remedies. 

13.1    Default; Breach. A “Default” is defined as a failure by the Lessee to comply with or
perform any of the terms, covenants, conditions or Rules and Regulations under this Lease. A “Breach” is defined as the occurrence of one or more of the following Defaults, and the failure of Lessee to cure such Default within any
applicable grace period: 
 (a)    The abandonment of the Premises; or the vacating of the Premises without providing a
commercially reasonable level of security, or where the coverage of the property insurance described in Paragraph 8.3 is jeopardized as a result thereof, or without providing reasonable assurances to minimize potential vandalism. 

(b)    The failure of Lessee to make any payment of Rent or any Security Deposit required to be made by Lessee hereunder,
whether to Lessor or to a third party, when due, to provide reasonable evidence of insurance or surety bond, or to fulfill any obligation under this Lease which endangers or threatens life or property, where such failure continues for a period of 3
business days following written notice to Lessee. THE ACCEPTANCE BY LESSOR OF A PARTIAL PAYMENT OF RENT OR SECURITY DEPOSIT SHALL NOT CONSTITUTE A WAIVER OF ANY OF LESSOR’S RIGHTS. INCLUDING LESSOR’S RIGHT TO RECOVER POSSESSION OF THE
PREMISES. 
 (c)    The failure of Lessee to allow Lessor and/or its agents access to the Premises or the commission of
waste, act or acts constituting public or private nuisance, and/or an illegal activity on the Premises by Lessee, where such actions continue for a period of 3 business days following written notice to Lessee. In the event that Lessee commits waste,
a nuisance or an illegal activity a second time then, the Lessor may elect to treat such conduct as a non-curable Breach rather than a Default. 

(d)    The failure by Lessee to provide (i) reasonable written evidence of compliance with Applicable Requirements,
(ii) the service contracts, (iii) the rescission of an unauthorized assignment or subletting, (iv) an Estoppel Certificate or financial statements, (v) a requested subordination, (vi) evidence concerning any guaranty and/or
Guarantor, (vii) any document requested under Paragraph 41, (viii) material data safety sheets (MSDS), or (ix) any other documentation or information which Lessor may reasonably require of Lessee under the terms of this Lease, where any
such failure continues for a period of 10 days following written notice to Lessee. 
 (e)    A Default by Lessee as to
the terms, covenants, conditions or provisions of this Lease, or of the rules adopted under Paragraph 2.9 hereof, other than those described in subparagraphs 13.1(a), (b), (c) or (d), above, where such Default continues for a period of 30 days after
written notice; provided, however, that if the nature of Lessee’s Default is such that more than 30 days are reasonably required for its cure, then it shall not be deemed to be a Breach if Lessee commences such cure within said 30 day period
and thereafter diligently prosecutes such cure to completion. 
 (f)    The occurrence of any of the following events:
(i) the making of any general arrangement or assignment for the benefit of creditors; (ii) becoming a “debtor” as defined in 11 U.S.C. § 101 or any successor statute thereto (unless, in the case of a petition filed
against Lessee, the same is dismissed within 60 days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where
possession is not restored to Lessee within 30 days; or (iv) the attachment, execution or other judicial seizure of substantially all of Lessee’s assets located at the Premises or of Lessee’s interest in this Lease, where such seizure
is not discharged within 30 days; provided, however, in the event that any provision of this subparagraph is contrary to any applicable law, such provision shall be of no force or effect, and not affect the validity of the remaining provisions, 

(g)    The discovery that any financial statement of Lessee or of any Guarantor given to Lessor was materially false. 

(h)    If the performance of Lessee’s obligations under this Lease is guaranteed: (i) the death of a Guarantor,
(ii) the termination of a Guarantor’s liability with respect to this Lease other than in accordance with the terms of such guaranty, (iii) a Guarantor’s becoming insolvent or the subject of a bankruptcy filing, (iv) a
Guarantor’s refusal to honor the guaranty, or (v) a Guarantor’s breach of its guaranty obligation on an anticipatory basis, and Lessee’s failure, within 60 days following written notice of any such event, to provide written
alternative assurance or security, which, when coupled with the then existing resources of Lessee, equals or exceeds the combined financial resources of Lessee and the Guarantors that existed at the time of execution of this Lease. 

13.2    Remedies. If Lessee fails to perform any of its affirmative duties or obligations, within 10 days after
written notice (or in case of an emergency, without notice). Lessor may, at its option, perform such duty or obligation on Lessee’s behalf, including but not limited to the obtaining of reasonably required bonds, insurance policies, or
governmental licenses, permits or approvals. Lessee shall pay to Lessor an amount equal to 115% of the costs and expenses incurred by Lessor in such performance upon receipt of an invoice therefor. In the event of a Breach, Lessor may, with or
without further notice or demand, and without limiting Lessor in the exercise of any right or remedy which Lessor may have by reason of such Breach: 

(a)    Terminate Lessee’s right to possession of the Premises by any lawful means, in which case this Lease shall
terminate and Lessee shall immediately surrender possession to Lessor. In such event Lessor shall be entitled to recover from Lessee: (i) the unpaid Rent which had been earned at the time of termination; (ii) the worth at the time of award
of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss that the Lessee proves could have been reasonably avoided; (iii) the worth at the time of award
of the amount by which the unpaid rent for the balance of the term after the time of award exceeds the amount of such rental loss that the Lessee proves could be reasonably avoided; and (iv) any other amount necessary to compensate Lessor for
all the detriment proximately caused by the Lessee’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom, including but not limited to the cost of recovering
possession of the Premises, expenses of reletting, including necessary renovation and alteration of the Premises, reasonable attorneys’ fees, and that portion of any leasing commission paid by Lessor in connection with this Lease applicable to
the unexpired term of this Lease. The worth at the time of award of the amount referred to in provision (iii) of the immediately preceding sentence shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of
the District within which the Premises are located at the time of award plus one percent. Efforts by Lessor to mitigate damages caused by Lessee’s Breach of this Lease shall not waive Lessor’s right to recover any damages to which Lessor
is otherwise entitled. If termination of this Lease is obtained through the provisional remedy of unlawful detainer, Lessor shall have the right to recover in such proceeding any unpaid Rent and damages as are recoverable therein, or Lessor may
reserve the right to recover all or any part thereof in a separate suit. If a notice and grace period required under Paragraph 13.1 was not previously given, a notice to pay rent or quit, or to perform or quit given to Lessee under the unlawful
detainer statute shall also constitute the notice required by Paragraph 13.1. In such case, the applicable 

  

					
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grace period required by Paragraph 13.1 and the unlawful detainer statute shall run concurrently, and the failure of Lessee to cure the Default within the greater of the two such grace periods
shall constitute both an unlawful detainer and a Breach of this Lease entitling Lessor to the remedies provided for in this Lease and/or by said statute. 

(b)    Continue the Lease and Lessee’s right to possession and recover the Rent as it becomes due, in which event
Lessee may sublet or assign, subject only to reasonable limitations. Acts of maintenance, efforts to relet, and/or the appointment of a receiver to protect the Lessor’s interests, shall not constitute a termination of the Lessee’s right to
possession. 
 (c)    Pursue any other remedy now or hereafter available under the laws or judicial decisions of the
state wherein the Premises are located. The expiration or termination of this Lease and/or the termination of Lessee’s right to possession shall not relieve Lessee from liability under any indemnity provisions of this Lease as to matters
occurring or accruing during the term hereof or by reason of Lessee’s occupancy of the Premises. 

13.3    Inducement Recapture. Any agreement for free or abated rent or other charges, the cost of tenant
improvements for Lessee paid for or performed by Lessor, or for the giving or paying by Lessor to or for Lessee of any cash or other bonus, inducement or consideration for Lessee’s entering into this Lease, all of which concessions are
hereinafter referred to as “Inducement Provisions”, shall be deemed conditioned upon Lessee’s full and faithful performance of all of the terms, covenants and conditions of this Lease. Upon Breach of this Lease by Lessee, any
such Inducement Provision shall automatically be deemed deleted from this Lease and of no further force or effect, and any rent, other charge, bonus, inducement or consideration theretofore abated, given or paid by Lessor under such an Inducement
Provision shall be immediately due and payable by Lessee to Lessor, notwithstanding any subsequent cure of said Breach by Lessee. The acceptance by Lessor of rent or the cure of the Breach which initiated the operation of this paragraph shall not be
deemed a waiver by Lessor of the provisions of this paragraph unless specifically so stated in writing by Lessor at the time of such acceptance. 

13.4    Late Charges. Lessee hereby acknowledges that late payment by Lessee of Rent will cause Lessor to incur
costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by any Lender.
Accordingly, if any Rent shall not be received by Lessor within 5 days after such amount shall be due, then, without any requirement for notice to Lessee, Lessee shall immediately pay to Lessor a one-time late
charge equal to 10% of each such overdue amount or $100, whichever is greater. The parties hereby agree that such late charge represents a fair and reasonable estimate of the costs Lessor will incur by reason of such late payment. Acceptance of such
late charge by Lessor shall in no event constitute a waiver of Lessee’s Default or Breach with respect to such overdue amount, nor prevent the exercise of any of the other rights and remedies granted hereunder. In the event that a late charge
is payable hereunder, whether or not collected, for 3 consecutive installments of Base Rent, then notwithstanding any provision of this Lease to the contrary, Base Rent shall, at Lessor’s option, become due and payable quarterly in advance.

 13.5    Interest Any monetary payment due Lessor hereunder, other than late charges, not received by Lessor,
when due shall bear interest from the 31st day after it was due. The interest (“Interest”) charged shall be computed at the rate of 10% per annum but shall not exceed the maximum rate allowed by law. Interest is payable in addition
to the potential late charge provided for in Paragraph 13.4. 
 13.6    Breach by Lessor. 

(a)    Notice of Breach. Lessor shall not be deemed in breach of this Lease unless Lessor fails within a reasonable
time to perform an obligation required to be performed by Lessor. For purposes of this Paragraph, a reasonable time shall in no event be less than 30 days after receipt by Lessor, and any Lender whose name and address shall have been furnished
Lessee in writing for such purpose, of written notice specifying wherein such obligation of Lessor has not been performed; provided, however, that if the nature of Lessor’s obligation is such that more than 30 days are reasonably required for
its performance, then Lessor shall not be in breach if performance is commenced within such 30 day period and thereafter diligently pursued to completion. 

(b)    Performance by Lessee on Behalf of Lessor. In the event that neither Lessor nor Lender cures said breach
within 30 days after receipt of said notice, or if having commenced said cure they do not diligently pursue it to completion, then Lessee may elect to cure said breach at Lessee’s expense and offset from Rent the actual and reasonable cost to
perform such cure, provided however, that such offset shall not exceed an amount equal to the greater of one month’s Base Rent or the Security Deposit, reserving Lessee’s right to reimbursement from Lessor for any such expense in excess of
such offset. Lessee shall document the cost of said cure and supply said documentation to Lessor. 
 14.    Condemnation. If the
Premises or any portion thereof are taken under the power of eminent domain or sold under the threat of the exercise of said power (collectively “Condemnation”), this Lease shall terminate as to the part taken as of the date the
condemning authority takes title or possession, whichever first occurs. If more than 10% of the floor area of the Unit, or more than 25% of the parking spaces is taken by Condemnation, Lessee may, at Lessee’s option, to be exercised in writing
within 10 days after Lessor shall have given Lessee written notice of such taking (or in the absence of such notice, within 10 days after the condemning authority shall have taken possession) terminate this Lease as of the date the condemning
authority takes such possession. If Lessee does not terminate this Lease in accordance with the foregoing, this Lease shall remain in full force and effect as to the portion of the Premises remaining, except that the Base Rent shall be reduced in
proportion to the reduction in utility of the Premises caused by such Condemnation. Condemnation awards and/or payments shall be the property of Lessor, whether such award shall be made as compensation for diminution in value of the leasehold, the
value of the part taken, or for severance damages; provided, however, that Lessee shall be entitled to any compensation paid by the condemnor for Lessee’s relocation expenses, loss of business goodwill and/or Trade Fixtures, without regard to
whether or not this Lease is terminated pursuant to the provisions of this Paragraph. All Alterations and Utility Installations made to the Premises by Lessee, for purposes of Condemnation only, shall be considered the property of the Lessee and
Lessee shall be entitled to any and all compensation which is payable therefor. In the event that this Lease is not terminated by reason of the Condemnation, Lessor shall repair any damage to the Premises caused by such Condemnation. 

15.    Brokerage Fees. 

15.1    Additional Commission. In addition to the payments owed pursuant to Paragraph 1.10 above, and unless Lessor
and the Brokers otherwise agree in writing, Lessor agrees that: (a) if Lessee exercises any Option, (b) if Lessee or anyone affiliated with Lessee acquires from Lessor any rights to the Premises or other premises owned by Lessor and
located within the Project, (c) if Lessee remains in possession of the Premises, with the consent of Lessor, after the expiration of this Lease, or (d) if Base Rent is increased, whether by agreement or operation of an escalation clause
herein, then, Lessor shall pay Brokers a fee in accordance with the fee schedule of the Brokers in effect at the time the Lease was executed. 

15.2    Assumption of Obligations. Any buyer or transferee of Lessor’s interest in this Lease shall be deemed
to have assumed Lessor’s obligation hereunder. Brokers shall be third party beneficiaries of the provisions of Paragraphs 1.10, 15, 22 and 31. If Lessor fails to pay to Brokers any amounts due as and for brokerage fees pertaining to this Lease
when due, then such amounts shall accrue Interest. In addition, if Lessor fails to pay any amounts to Lessee’s Broker when due, Lessee’s Broker may send written notice to Lessor and Lessee of such failure and if Lessor fails to pay such
amounts within 10 days after said notice, Lessee shall pay said monies to its Broker and offset such amounts against Rent. In addition, Lessee’s Broker shall be deemed to be a third party beneficiary of any commission agreement entered into by
and/or between Lessor and Lessor’s Broker for the limited purpose of collecting any brokerage fee owed. 

15.3    Representations and Indemnities of Broker Relationships. Lessee and Lessor each represent and warrant to
the other that it has had no dealings with any person, firm, broker or finder (other than the Brokers, if any) in connection with this Lease, and that no one other than said named Brokers is entitled to any commission or finder’s fee in
connection herewith. Lessee and Lessor do each hereby agree to indemnify, protect, defend and hold the other harmless from and against liability for compensation or charges which may be claimed by any such unnamed broker, finder or other similar
party by reason of any dealings or actions of the indemnifying Party, including any costs, expenses, attorneys’ fees reasonably incurred with respect thereto. 

  

					
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	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

 16.    Estoppel Certificates. 

(a)    Each Party (as “Responding Party”) shall within 10 days after written notice from the other Party
(the “Requesting Party”) execute, acknowledge and deliver to the Requesting Party a statement in writing in form similar to the then most current “Estoppel Certificate” form published by the AIR Commercial Real
Estate Association, plus such additional information, confirmation and/or statements as may be reasonably requested by the Requesting Party. 

(b)    If the Responding Party shall fail to execute or deliver the Estoppel Certificate within such 10 day period, the
Requesting Party may execute an Estoppel Certificate stating that: (i) the Lease is in full force and effect without modification except as may be represented by the Requesting Party, (ii) there are no uncured defaults in the Requesting
Party’s performance, and (iii) if Lessor is the Requesting Party, not more than one month’s rent has been paid in advance. Prospective purchasers and encumbrancers may rely upon the Requesting Party’s Estoppel Certificate, and
the Responding Party shall be estopped from denying the truth of the facts contained in said Certificate. In addition, Lessee acknowledges that any failure on its part to provide such an Estoppel Certificate will expose Lessor to risks and
potentially cause Lessor to incur costs not contemplated by this Lease, the extent of which will be extremely difficult to ascertain. Accordingly, should the Lessee fail to execute and/or deliver a requested Estoppel Certificate in a timely fashion
the monthly Base Rent shall be automatically increased, without any requirement for notice to Lessee, by an amount equal to 10% of the then existing Base Rent or $100, whichever is greater for remainder of the Lease. The Parties agree that such
increase in Base Rent represents fair and reasonable compensation for the additional risk/costs that Lessor will incur by reason of Lessee’s failure to provide the Estoppel Certificate. Such increase in Base Rent shall in no event constitute a
waiver of Lessee’s Default or Breach with respect to the failure to provide the Estoppel Certificate nor prevent the exercise of any of the other rights and remedies granted hereunder. 

(c)    If Lessor desires to finance, refinance, or sell the Premises, or any part thereof. Lessee and all Guarantors shall
within 10 days after written notice from Lessor deliver to any potential lender or purchaser designated by Lessor such financial statements as may be reasonably required by such lender or purchaser, including but not limited to Lessee’s
financial statements for the past 3 years. All such financial statements shall be received by Lessor and such lender or purchaser in confidence and shall be used only for the purposes herein set forth. 

17.    Definition of Lessor. The term “Lessor” as used herein shall mean the owner or owners at the time in
question of the fee title to the Premises, or, if this is a sublease, of the Lessee’s interest in the prior lease. In the event of a transfer of Lessor’s title or interest in the Premises or this Lease, Lessor shall deliver to the
transferee or assignee (in cash or by credit) any unused Security Deposit held by Lessor. Upon such transfer or assignment and delivery of the Security Deposit, as aforesaid, the prior Lessor shall be relieved of all liability with respect to the
obligations and/or covenants under this Lease thereafter to be performed by the Lessor. Subject to the foregoing, the obligations and/or covenants in this Lease to be performed by the Lessor shall be binding only upon the Lessor as hereinabove
defined. 
 18.    Severability. The invalidity of any provision of this Lease, as determined by a court of competent
jurisdiction, shall in no way affect the validity of any other provision hereof. 
 19.    Days. Unless otherwise specifically
indicated to the contrary, the word “days” as used in this Lease shall mean and refer to calendar days. 

20.    Limitation on Liability. The obligations of Lessor under this Lease shall not constitute personal obligations of Lessor, or
its partners, members, directors, officers or shareholders, and Lessee shall look to the Premises, and to no other assets of Lessor, for the satisfaction of any liability of Lessor with respect to this Lease, and shall not seek recourse against
Lessor’s partners, members, directors, officers or shareholders, or any of their personal assets for such satisfaction. 

21.    Time of Essence. Time is of the essence with respect to the performance of all obligations to be performed or observed by
the Parties under this Lease. 
 22.    No Prior or Other Agreements; Broker Disclaimer. This Lease contains all agreements
between the Parties with respect to any matter mentioned herein, and no other prior or contemporaneous agreement or understanding shall be effective. Lessor and Lessee each represents and warrants to the Brokers that it has made, and is relying
solely upon, its own investigation as to the nature, quality, character and financial responsibility of the other Party to this Lease and as to the use, nature, quality and character of the Premises. Brokers have no responsibility with respect
thereto or with respect to any default or breach hereof by either Party. 
 23.    Notices. 

23.1    Notice Requirements. All notices required or permitted by this Lease or applicable law shall be in writing
and may be delivered in person (by hand or by courier) or may be sent by regular, certified or registered mail or U.S. Postal Service Express Mail, with postage prepaid, or by facsimile transmission, or by email, and shall be deemed sufficiently
given if served in a manner specified in this Paragraph 23. The addresses noted adjacent to a Party’s signature on this Lease shall be that Party’s address for delivery or mailing of notices. Either Party may by written notice to the other
specify a different address for notice, except that upon Lessee’s taking possession of the Premises, the Premises shall constitute Lessee’s address for notice. A copy of all notices to Lessor shall be concurrently transmitted to such party
or parties at such addresses as Lessor may from time to time hereafter designate in writing. 
 23.2    Date of
Notice. Any notice sent by registered or certified mail, return receipt requested, shall be deemed given on the date of delivery shown on the receipt card, or if no delivery date is shown, the postmark thereon. If sent by regular mail the notice
shall be deemed given 72 hours after the same is addressed as required herein and mailed with postage prepaid. Notices delivered by United States Express Mail or overnight courier that guarantees next day delivery shall be deemed given 24 hours
after delivery of the same to the Postal Service or courier. Notices delivered by hand, or transmitted by facsimile transmission or by email shall be deemed delivered upon actual receipt. If notice is received on a Saturday, Sunday or legal holiday,
it shall be deemed received on the next business day. 
 24.    Waivers. 

(a)    No waiver by Lessor of the Default or Breach of any term, covenant or condition hereof by Lessee, shall be deemed a
waiver of any other term, covenant or condition hereof, or of any subsequent Default or Breach by Lessee of the same or of any other term, covenant or condition hereof. Lessor’s consent to, or approval of, any act shall not be deemed to render
unnecessary the obtaining of Lessor’s consent to, or approval of, any subsequent or similar act by Lessee, or be construed as the basis of an estoppel to enforce the provision or provisions of this Lease requiring such consent. 

(b)    The acceptance of Rent by Lessor shall not be a waiver of any Default or Breach by Lessee. Any payment by Lessee
may be accepted by Lessor on account of moneys or damages due Lessor, notwithstanding any qualifying statements or conditions made by Lessee in connection therewith, which such statements and/or conditions shall be of no force or effect whatsoever
unless specifically agreed to in writing by Lessor at or before the time of deposit of such payment. 
 (c)    THE
PARTIES AGREE THAT THE TERMS OF THIS LEASE SHALL GOVERN WITH REGARD TO ALL MATTERS RELATED THERETO AND HEREBY WAIVE THE PROVISIONS OF ANY PRESENT OR FUTURE STATUTE TO THE EXTENT THAT SUCH STATUTE IS INCONSISTENT WITH THIS LEASE. 

  

					
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	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

 25.    Disclosures Regarding The Nature of a Real Estate Agency Relationship.

 (a)    When entering into a discussion with a real estate agent regarding a real estate transaction, a Lessor or
Lessee should from the outset understand what type of agency relationship or representation it has with the agent or agents in the transaction. Lessor and Lessee acknowledge being advised by the Brokers in this transaction, as follows: 

(i)    Lessor’s Agent. A Lessor’s agent under a listing agreement with the Lessor acts as the agent for
the Lessor only. A Lessor’s agent or subagent has the following affirmative obligations: To the Lessor: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessor. To the Lessee and the Lessor:
(a) Diligent exercise of reasonable skills and care in performance of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or
desirability of the property that are not known to, or within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not
involve the affirmative duties set forth above. 
 (ii)    Lessee’s Agent. An agent can agree to act as
agent for the Lessee only. In these situations, the agent is not the Lessor’s agent, even if by agreement the agent may receive compensation for services rendered, either in full or in part from the Lessor. An agent acting only for a Lessee has
the following affirmative obligations. To the Lessee: A fiduciary duty of utmost care, integrity, honesty, and loyalty in dealings with the Lessee. To the Lessee and the Lessor: (a) Diligent exercise of reasonable skills and care
in performance of the agent’s duties. (b) A duty of honest and fair dealing and good faith. (c) A duty to disclose all facts known to the agent materially affecting the value or desirability of the property that are not known to, or
within the diligent attention and observation of, the Parties. An agent is not obligated to reveal to either Party any confidential information obtained from the other Party which does not involve the affirmative duties set forth above. 

(iii)    Agent Representing Both Lessor and Lessee. A real estate agent, either acting directly or through one or
more associate licenses, can legally be the agent of both the Lessor and the Lessee in a transaction, but only with the knowledge and consent of both the Lessor and the Lessee. In a dual agency situation, the agent has the following affirmative
obligations to both the Lessor and the Lessee: (a) A fiduciary duty of utmost care, integrity, honesty and loyalty in the dealings with either Lessor or the Lessee. (b) Other duties to the Lessor and the Lessee as stated above in
subparagraphs (i) or (ii). In representing both Lessor and Lessee, the agent may not without the express permission of the respective Party, disclose to the other Party that the Lessor will accept rent in an amount less than that indicated in
the listing or that the Lessee is willing to pay a higher rent than that offered. The above duties of the agent in a real estate transaction do not relieve a Lessor or Lessee from the responsibility to protect their own interests. Lessor and Lessee
should carefully read all agreements to assure that they adequately express their understanding of the transaction. A real estate agent is a person qualified to advise about real estate. If legal or tax advice is desired, consult a competent
professional. 
 (b)    Brokers have no responsibility with respect to any Default or Breach hereof by either Party. The
Parties agree that no lawsuit or other legal proceeding involving any breach of duty, error or omission relating to this Lease may be brought against Broker more than one year after the Start Date and that the liability (including court costs and
attorneys’ fees), of any Broker with respect to any such lawsuit and/or legal proceeding shall not exceed the fee received by such Broker pursuant to this Lease; provided, however, that the foregoing limitation on each Broker’s liability
shall not be applicable to any gross negligence or willful misconduct of such Broker. 
 (c)    Lessor and Lessee agree
to identify to Brokers as “Confidential” any communication or information given Brokers that is considered by such Party to be confidential. 

26.    No Right To Holdover. Lessee has no right to retain possession of the Premises or any part thereof beyond the expiration or
termination of this Lease. In the event that Lessee holds over, then the Base Rent shall be increased to 150% of the Base Rent applicable immediately preceding the expiration or termination. Holdover Base Rent shall be calculated on monthly basis.
Nothing contained herein shall be construed as consent by Lessor to any holding over by Lessee. 
 27.    Cumulative Remedies. No
remedy or election hereunder shall be deemed exclusive but shall, wherever possible, be cumulative with all other remedies at law or in equity. 

28.    Covenants and Conditions; Construction of Agreement. All provisions of this Lease to be observed or performed by Lessee are
both covenants and conditions. In construing this Lease, all headings and titles are for the convenience of the Parties only and shall not be considered a part of this Lease. Whenever required by the context, the singular shall include the plural
and vice versa. This Lease shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 

29.    Binding Effect; Choice of Law. This Lease shall be binding upon the parties, their personal representatives, successors and
assigns and be governed by the laws of the State in which the Premises are located. Any litigation between the Parties hereto concerning this Lease shall be initiated in the county in which the Premises are located. 

30.    Subordination; Attornment; Non-Disturbance. 

30.1    Subordination. This Lease and any Option granted hereby shall be subject and subordinate to any ground
lease, mortgage, deed of trust, or other hypothecation or security device (collectively, “Security Device”), now or hereafter placed upon the Premises, to any and all advances made on the security thereof, and
to all renewals, modifications, and extensions thereof. Lessee agrees that the holders of any such Security Devices (in this Lease together referred to as “Lender”) shall have no liability or obligation to perform any
of the obligations of Lessor under this Lease. Any Lender may elect to have this Lease and/or any Option granted hereby superior to the lien of its Security Device by giving written notice thereof to Lessee, whereupon this Lease and such Options
shall be deemed prior to such Security Device, notwithstanding the relative dates of the documentation or recordation thereof. 

30.2    Attornment. In the event that Lessor transfers title to the Premises, or the Premises are acquired by
another upon the foreclosure or termination of a Security Device to which this Lease is subordinated (i) Lessee shall, subject to the non-disturbance provisions of Paragraph 30.3, attorn to such new
owner, and upon request, enter into a new lease, containing all of the terms and provisions of this Lease, with such new owner for the remainder of the term hereof, or, at the election of the new owner, this Lease will automatically become a new
lease between Lessee and such new owner, and (ii) Lessor shall thereafter be relieved of any further obligations hereunder and such new owner shall assume all of Lessor’s obligations, except that such new owner shall not: (a) be
liable for any act or omission of any prior lessor or with respect to events occurring prior to acquisition of ownership; (b) be subject to any offsets or defenses which Lessee might have against any prior lessor, (c) be bound by
prepayment of more than one month’s rent, or (d) be liable for the return of any security deposit paid to any prior lessor which was not paid or credited to such new owner. 

30.3    Non-Disturbance. With respect to Security Devices entered into by
Lessor after the execution of this Lease, Lessee’s subordination of this Lease shall be subject to receiving a commercially reasonable non-disturbance agreement (a “Non-Disturbance Agreement”) from the Lender which Non-Disturbance Agreement provides that Lessee’s possession of the Premises, and this Lease, including
any options to extend the term hereof, will not be disturbed so long as Lessee is not in Breach hereof and attorns to the record owner of the Premises. Further, within 60 days after the execution of this Lease, Lessor shall, if requested by Lessee,
use its commercially reasonable efforts to obtain a Non-Disturbance Agreement from the holder of any pre-existing Security Device which is secured by the Premises. In
the event that Lessor is unable to provide the Non-Disturbance Agreement within said 60 days, then Lessee may, at Lessee’s option, directly contact Lender and attempt to negotiate for the execution and
delivery of a Non-Disturbance Agreement. 
 30.4    Self-Executing. The
agreements contained in this Paragraph 30 shall be effective without the execution of any further documents; provided, however, that, upon written request from Lessor or a Lender in connection with a sale, financing or refinancing of the Premises,
Lessee and Lessor shall execute such further writings as may be reasonably required to separately document any subordination, attornment and/or Non-Disturbance Agreement provided for herein. 

  

					
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	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

 31.    Attorneys’ Fees, If any Party or Broker brings an action or
proceeding involving the Premises whether founded in tort, contract or equity, or to declare rights hereunder, the Prevailing Party (as hereafter defined) in any such proceeding, action, or appeal thereon, shall be entitled to reasonable
attorneys’ fees. Such fees may be awarded in the same suit or recovered in a separate suit, whether or not such action or proceeding is pursued to decision or judgment. The term, ’’Prevailing Party” shall include, without
limitation, a Party or Broker who substantially obtains or defeats the relief sought, as the case may be, whether by compromise, settlement, judgment, or the abandonment by the other Party or Broker of its claim or defense. The attorneys’ fees
award shall not be computed in accordance with any court fee schedule, but shall be such as to fully reimburse all attorneys’ fees reasonably incurred. In addition, Lessor shall be entitled to attorneys’ fees, costs and expenses incurred
in the preparation and service of notices of Default and consultations in connection therewith, whether or not a legal action is subsequently commenced in connection with such Default or resulting Breach ($200 is a reasonable minimum per occurrence
for such services and consultation). 
 32.    Lessor’s Access; Showing Premises; Repairs. Lessor and Lessor’s agents
shall have the right to enter the Premises at any time, in the case of an emergency, and otherwise at reasonable times after reasonable prior notice for the purpose of showing the same to prospective purchasers, lenders, or tenants, and making such
alterations, repairs, improvements or additions to the Premises as Lessor may deem necessary or desirable and the erecting, using and maintaining of utilities, services, pipes and conduits through the Premises and/or other premises as long as there
is no material adverse effect on Lessee’s use of the Premises. All such activities shall be without abatement of rent or liability to Lessee. 

33.    Auctions. Lessee shall not conduct, nor permit to be conducted, any auction upon the Premises without Lessor’s prior
written consent. Lessor shall not be obligated to exercise any standard of reasonableness in determining whether to permit an auction. 

34.    Signs. Lessor may place on the Premises ordinary “For Sale” signs at any time and ordinary “For Lease”
signs during the last 6 months of the term hereof. Except for ordinary “For Sublease” signs which may be placed only on the Premises, Lessee shall not place any sign upon the Project without Lessor’s prior written consent. All signs
must comply with all Applicable Requirements. 
 35.    Termination; Merger. Unless specifically stated otherwise in writing by
Lessor, the voluntary or other surrender of this Lease by Lessee, the mutual termination or cancellation hereof, or a termination hereof by Lessor for Breach by Lessee, shall automatically terminate any sublease or lesser estate in the Premises;
provided, however, that Lessor may elect to continue any one or all existing subtenancies. Lessor’s failure within 10 days following any such event to elect to the contrary by written notice to the holder of any such lesser interest, shall
constitute Lessor’s election to have such event constitute the termination of such interest. 
 36.    Consents. Except as
otherwise provided herein, wherever in this Lease the consent of a Party is required to an act by or for the other Party, such consent shall not be unreasonably withheld or delayed. Lessor’s actual reasonable costs and expenses (including but
not limited to architects’, attorneys’, engineers’ and other consultants’ fees) incurred in the consideration of, or response to, a request by Lessee for any Lessor consent, including but not limited to consents to an assignment,
a subletting or the presence or use of a Hazardous Substance, shall be paid by Lessee upon receipt of an invoice and supporting documentation therefor. Lessor’s consent to any act, assignment or subletting shall not constitute an acknowledgment
that no Default or Breach by Lessee of this Lease exists, nor shall such consent be deemed a waiver of any then existing Default or Breach, except as may be otherwise specifically stated in writing by Lessor at the time of such consent. The failure
to specify herein any particular condition to Lessor’s consent shall not preclude the imposition by Lessor at the time of consent of such further or other conditions as are then reasonable with reference to the particular matter for which
consent is being given. In the event that either Party disagrees with any determination made by the other hereunder and reasonably requests the reasons for such determination, the determining party shall furnish its reasons in writing and in
reasonable detail within 10 business days following such request. 
 37.    Guarantor. 

37.1    Execution. The Guarantors, if any, shall each execute a guaranty in the form most recently published by the
AIR Commercial Real Estate Association. 
 37.2    Default. It shall constitute a Default of the Lessee if any
Guarantor fails or refuses, upon request to provide: (a) evidence of the execution of the guaranty, including the authority of the party signing on Guarantor’s behalf to obligate Guarantor, and in the case of a corporate Guarantor, a
certified copy of a resolution of its board of directors authorizing the making of such guaranty, (b) current financial statements, (c) an Estoppel Certificate, or (d) written confirmation that the guaranty is still in effect. 

38.    Quiet Possession. Subject to payment by Lessee of the Rent and performance of all of the covenants, conditions and
provisions on Lessee’s part to be observed and performed under this Lease, Lessee shall have quiet possession and quiet enjoyment of the Premises during the term hereof. 

39.    Options. If Lessee is granted any option, as defined below, then the following provisions shall apply. 

39.1    Definition. “Option” shall mean: (a) the right to extend or reduce the term of or renew this
Lease or to extend or reduce the term of or renew any lease that Lessee has on other property of Lessor; (b) the right of first refusal or first offer to lease either the Premises or other property of Lessor; (c) the right to purchase, the
right of first offer to purchase or the right of first refusal to purchase the Premises or other property of Lessor. 

39.2    Options Personal To Original Lessee. Any Option granted to Lessee in this Lease is personal to the original
Lessee, and cannot be assigned or exercised by anyone other than said original Lessee and only while the original Lessee is in full possession of the Premises and. if requested by Lessor, with Lessee certifying that Lessee has no intention of
thereafter assigning or subletting. 
 39.3    Multiple Options. In the event that Lessee has any multiple
Options to extend or renew this Lease, a later Option cannot be exercised unless the prior Options have been validly exercised. 

39.4    Effect of Default on Options. 

(a)    Lessee shall have no right to exercise an Option: (i) during the period commencing with the giving of any
notice of Default and continuing until said Default is cured, (ii) during the period of time any Rent is unpaid (without regard to whether notice thereof is given Lessee), (iii) during the time Lessee is in Breach of this Lease, or (iv) in
the event that Lessee has been given 3 or more notices of separate Default, whether or not the Defaults are cured, during the 12 month period immediately preceding the exercise of the Option. 

(b)    The period of time within which an Option may be exercised shall not be extended or enlarged by reason of
Lessee’s inability to exercise an Option because of the provisions of Paragraph 39.4(a). 
 (c)    An Option shall
terminate and be of no further force or effect, notwithstanding Lessee’s due and timely exercise of the Option, if, after such exercise and prior to the commencement of the extended term or completion of the purchase, (i) Lessee fails to
pay Rent for a period of 30 days after such Rent becomes due (without any necessity of Lessor to give notice thereof),or (ii) if Lessee commits a Breach of this Lease. 

40.    Security Measures. Lessee hereby acknowledges that the Rent payable to Lessor hereunder does not include the cost of guard
service or other security measures, and that Lessor shall have no obligation whatsoever to provide same. Lessee assumes all responsibility for the protection of the Premises, Lessee, its agents and invitees and their property from the acts of third
parties. 
 41.    Reservations. Lessor reserves the right: (i) to grant, without the consent or joinder of Lessee, such
easements, rights and dedications that Lessor deems necessary, (ii) to cause the recordation of parcel maps and restrictions, and (iii) to create and/or install new utility raceways, so long as such easements, rights, dedications, maps,
restrictions, and utility raceways do not unreasonably interfere with the use of the Premises by Lessee. Lessee agrees to sign any documents reasonably requested by Lessor to effectuate such rights. 

 

  

					
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	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

 42.    Performance Under Protest. If at any time a dispute shall arise as to any
amount or sum of money to be paid by one Party to the other under the provisions hereof, the Party against whom the obligation to pay the money is asserted shall have the right to make payment “under protest” and such payment shall not be
regarded as a voluntary payment and there shall survive the right on the part of said Party to institute suit for recovery of such sum. If it shall be adjudged that there was no legal obligation on the part of said Party to pay such sum or any part
thereof, said Party shall be entitled to recover such sum or so much thereof as it was not legally required to pay. A Party who does not initiate suit for the recovery of sums paid “under protest” within 6 months shall be deemed to have
waived its right to protest such payment. 
 43.    Authority; Multiple Parties; Execution. 

(a)    If either Party hereto is a corporation, trust, limited liability company, partnership, or similar entity, each
individual executing this Lease on behalf of such entity represents and warrants that he or she is duly authorized to execute and deliver this Lease on its behalf. Each Party shall, within 30 days after request, deliver to the other Party
satisfactory evidence of such authority. 
 (b)    If this Lease is executed by more than one person or entity as
“Lessee”, each such person or entity shall be jointly and severally liable hereunder. It is agreed that any one of the named Lessees shall be empowered to execute any amendment to this Lease, or other document ancillary thereto and bind
all of the named Lessees, and Lessor may rely on the same as if all of the named Lessees had executed such document. 

(c)    This Lease may be executed by the Parties in counterparts, each of which shall be deemed an original and all of
which together shall constitute one and the same instrument. 
 44.    Conflict. Any conflict between the printed provisions of
this Lease and the typewritten or handwritten provisions shall be controlled by the typewritten or handwritten provisions. 

45.    Offer. Preparation of this Lease by either party or their agent and submission of same to the other Party shall not be
deemed an offer to lease to the other Party. This Lease is not intended to be binding until executed and delivered by all Parties hereto. 

46.    Amendments. This Lease may be modified only in writing, signed by the Parties in interest at the time of the modification.
As long as they do not materially change Lessee’s obligations hereunder, Lessee agrees to make such reasonable non-monetary modifications to this Lease as may be reasonably required by a Lender in
connection with the obtaining of normal financing or refinancing of the Premises. 
 47.    Waiver of Jury Trial. THE PARTIES HEREBY
WAIVE THEIR RESPECTIVE RIGHTS TO TRIAL BY JURY IN ANY ACTION OR PROCEEDING INVOLVING THE PROPERTY OR ARISING OUT OF THIS AGREEMENT. 

48.    Arbitration of Disputes. An Addendum requiring the Arbitration of all disputes between the Parties and/or Brokers arising
out of this Lease ☐ is ☒ is not attached to this Lease. 
 49.    Accessibility; Americans with Disabilities Act.

 (a)    The Premises: ☐ have not undergone an inspection by a Certified Access Specialist (CASp). ☐ have
undergone an inspection by a Certified Access Specialist (CASp) and it was determined that the Premises met all applicable construction-related accessibility standards pursuant to California Civil Code §55.51 et seq. ☐ have undergone an
inspection by a Certified Access Specialist (CASp) and it was determined that the Premises did not meet all applicable construction-related accessibility standards pursuant to California Civil Code §55.51 et seq. 

(b)    Since compliance with the Americans with Disabilities Act (ADA) is dependent upon Lessee’s specific use of the
Premises, Lessor makes no warranty or representation as to whether or not the Premises comply with ADA or any similar legislation. In the event that Lessee’s use of the Premises requires modifications or additions to the Premises in order to be
in ADA compliance, Lessee agrees to make any such necessary modifications and/or additions at Lessee’s expense. 
 LESSOR AND LESSEE HAVE CAREFULLY
READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN, AND BY THE EXECUTION OF THIS LEASE SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS
LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. 

ATTENTION: NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AIR COMMERCIAL REAL ESTATE ASSOCIATION OR BY ANY BROKER AS TO THE LEGAL
SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION TO WHICH IT RELATES. THE PARTIES ARE URGED TO: 

1.    SEEK ADVICE OF COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. 

2.    RETAIN APPROPRIATE CONSULTANTS TO REVIEW AND INVESTIGATE THE CONDITION OF THE PREMISES. SAID INVESTIGATION SHOULD INCLUDE BUT NOT
BE LIMITED TO: THE POSSIBLE PRESENCE OF HAZARDOUS SUBSTANCES, THE ZONING OF THE PREMISES, THE STRUCTURAL INTEGRITY, THE CONDITION OF THE ROOF AND OPERATING SYSTEMS, COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT AND THE SUITABILITY OF THE
PREMISES FOR LESSEE’S INTENDED USE. 
 WARNING: IF THE PREMISES ARE LOCATED IN A STATE OTHER THAN CALIFORNIA, CERTAIN PROVISIONS OF THE LEASE
MAY NEED TO BE REVISED TO COMPLY WITH THE LAWS OF THE STATE IN WHICH THE PREMISES ARE LOCATED. 
 The parties hereto have executed this Lease at the
place and on the dates specified above their respective signatures. 
  

			
	Executed at:                                   
                                         
            	  	Executed
at:                                        
                                        

	On:                                     
                                         
                      	  	On:                                     
                                         
                
		
	By LESSOR:	  	By LESSEE:

  

					
		 	PAGE 16 OF 17	 	
	 

 INITIALS
	 		 	 

 INITIALS

			
	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

							
	Crest Properties LLC	  	Cytoville, Inc. a Delaware Corporation
				
	By:	  	 /s/ Vivien Chen
	  	By:	  	 /s/ Wenbin Jiang

	Name Printed:	  	Vivien Chen	  	Name Printed:	  	Wenbin Jiang
	Title:	  	Owner	  	Title:	  	CEO
				
	By:	  	
                     

	  	By:	  	
                     
                

	Name Printed:	  	  
	  	Name Printed:	  	  

	Title:	  	  
	  	Title:	  	  

	Address:	  	  
	  	Address:	  	  

	  
	  	  

	  
	  	  

	Telephone: (    )	  	  
	  	Telephone: (    )	  	  

	Facsimile: (    )	  	  
	  	Facsimile: (    )	  	  

	Email:	  	  
	  	Email:	  	  

	Email:	  	  
	  	Email:	  	  

	Federal ID No.	  	  
	  	Federal ID No.	  	  

		
	BROKER:	  	BROKER:
	Lee & Associates Oakland	  	Lee & Associates Oakland
				
	Attn:	  	Chris Schofield / Andrew Stoddard	  	Attn:	  	Chris Schofield / Andrew Stoddard
	Title:	  	Principal/Principal	  	Title:	  	Principal/Principal
	Address:	  	 520 3rd Street, Suite 105
 Oakland, CA
94607
	  	Address:	  	 520 3rd Street, Suite 105
 Oakland, CA
94607

	Telephone:	  	(510) 903-7600	  	Telephone:	  	(510) 903-7600
	Facsimile:	  	(510) 835-2590	  	Facsimile:	  	(510) 835-2590
	Email:	  	cschofield@lee-associates.com	  	Email:	  	cschofield@lee-associates.com
	Email:	  	astoddard@lee-associates.com	  	Email:	  	astoddard@lee-associates.com
	Federal ID No.	  	  
	  	Federal ID No.	  	  

	Broker/Agent BRE License #: 01326198 / 01844721	  	Broker/Agent BRE License #: 01326198 / 01844721

 NOTICE: These forms are often modified to meet changing requirements of law and industry needs. Always write
or call to make sure you are utilizing the most current form: AIR Commercial Real Estate Association, 500 N Brand Blvd, Suite 900, Glendale, CA 91203. 

Telephone No. (213) 687-8777. Fax No.: (213) 687-8616.

 ©Copyright 1999 By AIR Commercial Real Estate Association. 

All rights reserved. No part of these works may be reproduced in any form without permission in writing. 

  

					
		 	PAGE 17 OF 17	 	
	 

 INITIALS
	 		 	 

 INITIALS

			
	©1999 - AIR COMMERCIAL REAL ESTATE ASSOCIATION	 		 	FORM MTN-20-11/14E

 

 
 ADDENDUM 

Date: July 24, 2014 
  

			
	By and Between (Lessor)	  	Crest Properties LLC
	(Lessee)    	  	Cytoville, Inc., a Delaware Corporation
		
	Address of Premises:	  	46107 Landing Parkway
		  	Fremont, CA 94538

 Paragraphs 50-52 

In the event of any conflict between the provisions of this Addendum and the printed provisions of the Lease, this Addendum shall control. 

50.    Base Rent Adjustments 
  

			
	August 15, 2015 - January 14, 2016	  	$0.00 NNN (Tenant pays Op. Exp.)
	January 15, 2016 - January 31, 2016	  	$4,764.20 NNN
	February 1, 2016 - January 31, 2017	  	$9,528.40 NNN
	February 1, 2017 - January 31, 2018	  	$9,814.25 NNN
	February 1, 2018 - January 31, 2019	  	$10,108.67 NNN
	February 1, 2019 - January 31, 2020	  	$10,411.93 NNN
	February 1, 2020 - January 31, 2021	  	$10,724.28 NNN

 51.    Tenant shall use Bay Alarm Company for its security alarm. 

52.    Lessor shall have access to the utility room on an as needed basis. 

  

					
		 	PAGE 1 OF 1	 	
	 

 INITIALS
	 		 	 

 INITIALSEX-10.14

 Exhibit 10.14 

LEASE 
 BY AND
BETWEEN 
 SNH MEDICAL OFFICE PROPERTIES TRUST, 

a Maryland real estate investment trust, 

as Landlord, 
 AND 

CYTEK BIOSCIENCES, INC., 
 a
Delaware corporation, 
 as Tenant 

47215/47211 Lakeview Boulevard, 

Fremont, California 94538 

 Table of Contents 

 

							
	 	  	 Page
	 
	 ARTICLE 1 Reference Data
	  	 	1	 
	    1.1	 	 Introduction and Subjects Referred To.
	  	 	1	 
	    1.2	 	 Exhibits
	  	 	4	 
	 ARTICLE 2 Premises; Term; Extension Option; Parking
	  	 	4	 
	    2.1	 	 Premises.
	  	 	4	 
	    2.2	 	 Term.
	  	 	4	 
	    2.3	 	 Extension Option
	  	 	5	 
	    2.4	 	 Parking.
	  	 	7	 
	 ARTICLE 3 Condition of Premises
	  	 	8	 
	 ARTICLE 4 Rent, Additional Rent, Insurance and Other Charges
	  	 	9	 
	    4.1	 	 The Annual Fixed Rent.
	  	 	9	 
	    4.2	 	 Additional Rent.
	  	 	9	 
	    4.3	 	 Personal Property and Sales Taxes
	  	 	14	 
	    4.4	 	 Insurance.
	  	 	14	 
	    4.5	 	 Utilities.
	  	 	15	 
	    4.6	 	 Late Payment of Rent.
	  	 	15	 
	    4.7	 	 Security Deposit.
	  	 	16	 
	 ARTICLE 5 Landlord’s Covenants
	  	 	17	 
	    5.1	 	 Repairs
	  	 	17	 
	    5.2	 	 Interruption
	  	 	17	 
	    5.3	 	 Access to Building.
	  	 	18	 
	    5.4	 	 Landlord’s Insurance
	  	 	18	 
	    5.5	 	 Legal Compliance
	  	 	18	 
	    5.6	 	 Indemnification
	  	 	18	 
	 ARTICLE 6 Tenant’s Additional Covenants
	  	 	19	 
	    6.1	 	 Affirmative Covenants.
	  	 	19	 
	    6.2	 	 Negative Covenants
	  	 	22	 
	 ARTICLE 7 Casualty or Taking
	  	 	27	 
	    7.1	 	 Termination.
	  	 	27	 
	    7.2	 	 Restoration.
	  	 	28	 
	    7.3	 	 Award.
	  	 	28	 
	 ARTICLE 8 Defaults
	  	 	28	 
	    8.1	 	 Default of Tenant.
	  	 	28	 
	    8.2	 	 Remedies.
	  	 	29	 
	    8.3	 	 Remedies Cumulative.
	  	 	31	 
	    8.4	 	 Landlord’s Right to Cure Defaults.
	  	 	31	 
	    8.5	 	 Holding Over
	  	 	31	 
	    8.6	 	 Effect of Waivers of Default.
	  	 	31	 
	    8.7	 	 No Waiver, Etc.
	  	 	31	 
	    8.8	 	 No Accord and Satisfaction
	  	 	31	 
	 ARTICLE 9 Rights of Mortgagees or Ground Lessor
	  	 	32	 
	 ARTICLE 10 Miscellaneous Provisions
	  	 	33	 
	    10.1	 	 Notices
	  	 	33	 
	    10.2	 	 Quiet Enjoyment and Landlord’s Right to Make Alterations.
	  	 	33	 
	    10.3	 	 Waiver of Jury Trial.
	  	 	34	 
	    10.4	 	 Lease not to be Recorded; Confidentiality of Lease Terms.
	  	 	34	 

  
 i 

							
	    10.5	 	 Limitation of Landlord’s Liability.
	  	 	34	 
	    10.6	 	 Landlord’s Default.
	  	 	35	 
	    10.7	 	 Brokerage.
	  	 	35	 
	    10.8	 	 Intentionally Omitted.
	  	 	35	 
	    10.9	 	 Applicable Law and Construction
	  	 	36	 
	    10.10	 	 Force Majeure
	  	 	36	 
	    10.11	 	 California Specific Provisions
	  	 	37	 

  
 ii 

 LEASE 

ARTICLE 1 
 Reference
Data 
 1.1 Introduction and Subjects Referred To. 

This is a lease (this “Lease”) entered into by and between SNH MEDICAL OFFICE PROPERTIES TRUST, a Maryland real estate
investment trust (“Landlord”), and CYTEK BIOSCIENCES, INC., a Delaware corporation (“Tenant”). 
 Each
reference in this Lease to any of the following terms or phrases shall be construed to incorporate the corresponding definition stated in this Section 1.1. 
  

											
	Date of this Lease:	  	November 20, 2020.
		
	Building:	  	That certain building located at 47215/47211 Lakeview Boulevard, Fremont, California 94538.
		
	Property:	  	The Building, the parking facility serving the Building (the “Parking Facility”), the parcel(s) of land on which the Building and the Parking Facility are situated, and any structures, drives and future
additions or improvements thereon.
		
	Premises:	  	The entire Building.
		
	Premises Rentable Area:	  	Approximately 99,378 square feet.
		
	Original Term:	  	Ninety (90) months, commencing on the Commencement Date, and expiring at 5:00 p.m. California time on the day preceding the ninetieth (90th) month anniversary of
the Commencement Date (the “Lease Expiration Date”), subject to adjustment and earlier termination as provided in this Lease.
		
	Commencement Date:	  	The Commencement Date shall be the later of: (a) March 1, 2021; and (b) the Delivery Date (as hereinafter defined).
						
	Annual Fixed Rent:	  	 Dates
	  	Square
Footage
Used for
Rent
Calculation	  	Monthly
Rate PSF	  	Monthly
Fixed Rent	  	Annual Fixed
Rent
		  	 Months 1-6 (the “Rent Abatement
Period”)
	  	59,000	  	$1.40	  	$82,600.00	  	$991,200.00

  
 1 

											
	 	  	 Dates
	  	Square
Footage
Used for
Rent
Calculation	  	Monthly
Rate PSF	  	Monthly
Fixed Rent	  	Annual Fixed
Rent
		  	 Months 7-12
	  	59,000	  	$1.40	  	$82,600.00	  	$991,200.00
		  	 Months 13-24
	  	99,378	  	$1.45	  	$144,098.10	  	$1,729,177.20
		  	 Months 25-36
	  	99,378	  	$1.50	  	$149,067.00	  	$1,788,804.00
		  	 Months 37-48
	  	99,378	  	$1.55	  	$154,035.90	  	$1,848,430.80
		  	 Months 49-60
	  	99,378	  	$1.60	  	$159,004.80	  	$1,908,057.60
		  	 Months 61-72
	  	99,378	  	$1.65	  	$163,973.70	  	$1,967,684.40
		  	 Months 73-84
	  	99,378	  	$1.70	  	$168,942.60	  	$2,027,311.20
		  	 Months 85-90
	  	99,378	  	$1.75	  	$173,911.50	  	$2,086,938.00
		
		  	So long as there shall not be a Default of Tenant (as hereinafter defined), the monthly payments of Annual Fixed Rent for the Rent Abatement Period shall be abated in full. Should there be a Default of Tenant prior to
the expiration of the Rent Abatement Period, then Tenant shall no longer be entitled to such abatement of Annual Fixed Rent pursuant to this paragraph from and after the date of such Default of Tenant; provided, however, if Tenant shall fail to
receive any such abatement as a result of a Default of Tenant, Tenant shall be entitled to receive the abatement Tenant did not receive as a result of such uncured Default of Tenant upon the date Tenant cures the same.
		
	Advance Rent Amount:	  	Upon execution of this Lease, Tenant shall pay to Landlord the sum of eighty two thousand six hundred dollars ($82,600.00) to be applied toward the first monthly installment of Annual Fixed Rent due under this
Lease.
		
	Tenant’s Percentage:	  	One hundred percent (100%); provided, however, that Tenant’s Percentage shall be 59.37% for the first twelve (12) months of the Original Term of this Lease.
		
	Permitted Uses:	  	General office use, purchasing and production of instruments, warehousing, quality assurance, laboratory space, technical support, and other lawful uses related thereto, subject to the provisions of Subsection
6.1.2.

  
 2 

											
	Commercial General Liability Insurance Limits:	  	$5,000,000 per occurrence (combined single limit) for property damage, bodily and personal injury and death (which may be met with any combination of a commercial general liability insurance policy (or an equivalent), an
excess liability policy and/or an umbrella liability policy).
		
	Original Address of Landlord:	  	 SNH Medical Office Properties Trust

c/o The RMR Group LLC
 8631 West Third Street, Suite 301E

Los Angeles, California 90048
 Attention: Vice President, West
Region
  
 with a copy to:

 
 SNH Medical Office Properties Trust

c/o The RMR Group LLC
 Two Newton Place

255 Washington Street, Suite 300
 Newton, Massachusetts 02458

Attention: Jennifer B. Clark

		
	Original Address of Tenant:	  	 Cytek Biosciences, Inc.
 46107
Landing Pkwy
 Fremont, CA 94538
  

with a copy to:
  

Cooley LLP
 11951 Freedom Drive, Suite 1500

Reston, VA 20190
 Attn: John G. Lavoie

		
	Address for Payment of Rent:	  	 SNH Medical Office Properties Trust

c/o The RMR Group LLC
 Dept. #700

P.O. Box 31001-2125
 Pasadena, CA 91110-2125

 
 or remit electronically to:

PNC Bank
 Dept. No. 700

Account No. 8026300366
 ABA No. 031207607

		
	Security Deposit:	  	$173,911.50

  
 3 

 1.2 Exhibits. 

The Exhibits listed below in this Section are incorporated in this Lease by reference and are to be construed as a part of this Lease. 

 

			
	Exhibit A	  	Declaration by Landlord and Tenant as to Commencement Date
	Exhibit B	  	Landlord Improvements
	Exhibit C	  	Rules and Regulations

 ARTICLE 2 

Premises; Term; Extension Option; Parking 

2.1 Premises. Landlord hereby leases to Tenant and Tenant hereby leases from 

Landlord, subject to and with the benefit of the terms, covenants, conditions and provisions of this Lease, the Premises, excluding exterior
faces of exterior walls, elevator shafts, pipes, ducts, conduits, wires and appurtenant fixtures serving the Premises. 
 2.2 Term.
The term of this Lease shall be for a period beginning on the Commencement Date and continuing for the Original Term and any extension thereof in accordance with the provision of this Lease, unless sooner terminated as hereinafter provided. When the
dates of the beginning and end of the term of this Lease have been determined, such dates shall be evidenced by a document in the form of Exhibit A attached hereto executed by Landlord and Tenant and delivered each to the other, but the
failure of Landlord and Tenant to execute or deliver such document shall have no effect upon such dates. The Original Term and any extension thereof in accordance with the provisions of this Lease is hereinafter referred to as the “term”
of this Lease. 
 Notwithstanding the foregoing, in the event the Delivery Date (as hereinafter defined) does not occur by June 30,
2021 (a) through no act or omission of Tenant, its agents or employees, and (b) for any reason other than a Force Majeure Delay (as hereinafter defined), then Tenant shall be entitled to a day for day abatement of Annual Fixed Rent for each day
thereafter until the Delivery Date. Any such abatement shall be added to the Rent Abatement Period. For purposes hereof, a “Force Majeure Delay” means an actual delay in either the commencement of construction of, or substantial
completion of, the Landlord Improvements, or an actual delay in delivering the Premises to Tenant with Landlord’s Improvements substantially completed, due to labor strike or labor stoppage, unusual inability to obtain material on a timely
basis, unusual transportation delays, riots, floods, washouts, explosions, earthquakes, fire, unusual weather conditions that are not contemplated by a construction schedule for the Landlord Improvements, acts of God, acts of a public enemy
(including terrorist acts), wars and insurrections, any epidemic or pandemic, any governmentally required closure resulting from any force majeure event, delays by local governmental authorities in issuing permits, governmental approvals, licenses,
variances, consents, authorizations or certificates (including any certificate of occupancy), delays by local governmental authorities in conducting inspections that are required to achieve substantial completion, or similar matters not reasonably
within the expectation or control of Landlord or any of Landlord’s agents or employees; provided, however, a Force Majeure Delay shall not include any delay resulting from the negligence or willful misconduct of Landlord. 

  
 4 

 Tenant shall have access to the Premises thirty (30) days prior to the estimated
Commencement Date (based on Landlord’s estimate of the Commencement Date), for the sole purpose of installing fixtures, furniture and equipment in the Premises and move-in activities, provided that Tenant
does not interfere with the completion of the Landlord Improvements and, prior to any such access, Tenant delivers to Landlord: (i) a copy of its certificate of insurance for the Premises (complying with the terms hereof) naming Landlord and
Landlord’s agent, The RMR Group LLC, as an additional insured; (ii) the Security Deposit; and (iii) the Advance Rent Amount. During such early access period, Tenant shall not use the Premises to conduct any business whatsoever at the
Premises. Such access shall be subject to all of the provisions hereof (except that prior to the Commencement Date no Annual Fixed Rent or Additional Rent will accrue) and such early access shall not advance the Lease Expiration Date. 

2.3 Extension Option. Notwithstanding the foregoing, so long as this Lease is still in full force and effect, and subject to each of
the “Conditions” (as hereinafter defined), which Landlord may waive, in its discretion, at any time, but only by written notice to Tenant, Tenant shall have the right to extend the Original Term for one (1) additional period of five
(5) years (the “Extended Term”). The Extended Term shall commence on the day succeeding the expiration of the Original Term, and shall end on the day immediately preceding the fifth (5th) anniversary of the commencement of the
Extended Term. The Extended Term shall be upon all of the same terms and conditions as provided elsewhere in this Lease, except that (a) Tenant shall have no further right to extend the term of this Lease beyond the Extended Term hereinabove
provided, (b) Landlord shall have no obligation to install improvements in the Premises, and (c) the Annual Fixed Rent for the Extended Term, payable in monthly installments, shall be for the first year of the Extended Term an amount equal
to the greater of (i) one hundred three percent (103%) of the Annual Fixed Rent for the twelve (12) month period immediately preceding the commencement of the Extended Term and (ii) the “Market Rate” (as hereinafter defined)
for the Premises as of the commencement of the Extended Term (and for each additional year of the Extended Term shall increase by a “Market Percentage” (as hereinafter defined)), all as designated by Landlord in a written notice
(“Landlord’s Notice”) delivered to Tenant on or before the thirtieth (30th) day after Landlord’s receipt of “Tenant’s Election Notice” (as hereinafter defined). If Tenant shall elect to exercise the
aforesaid option, it shall do so by delivering written notice (“Tenant’s Election Notice”) of its election to Landlord no later than twelve (12) months but no earlier than fifteen (15) months prior to the expiration
of the Original Term. If Tenant fails to timely give Tenant’s Election Notice to Landlord, the term of this Lease shall automatically terminate no later than the Lease Expiration Date and Tenant shall have no further option to extend the term
of this Lease, it being agreed that time is of the essence with respect to the giving of Tenant’s Election Notice. If Tenant shall extend the term of this Lease pursuant to the provisions hereof, such extension shall (subject to the
satisfaction of the Conditions, unless waived by Landlord) be automatically effected without the execution of any additional documents, but Tenant shall, at Landlord’s request, execute an agreement confirming the Annual Fixed Rent for the
Extended Term. The “Conditions” are that, at the time of exercise of such renewal option and at the time the Extended Term would begin, there shall exist no Default of Tenant under this Lease or event or conditions which, with the giving
of notice, the passage of time, or both, could mature into a Default of Tenant under this Lease. 

  
 5 

 As used herein, (x) “Market Rate” shall mean the then fair market annual
rent for the Premises for the Extended Term commensurate with the fixed annual rents then being charged in comparable buildings located in the Fremont, California sub-market for premises of a similar size and
quality of build-out to the Premises under leases for a similar term, taking into account all relevant factors, and (y) “Market Percentage” shall mean the greater of (i) a percentage that
is typical for annual rent escalations as of the commencement of the Extended Term in the market in which the Premises are located and (ii) three percent (3%). If Tenant disagrees with Landlord’s designation of the Market Rate and/or
Market Percentage, then Tenant shall give written notice thereof to Landlord within twenty (20) days after receipt of Landlord’s Notice (failure to provide such notice of disagreement within such twenty (20) day period constituting
acceptance by Tenant of the Market Rate and Market Percentage as set forth in Landlord’s Notice); and if the parties cannot agree upon the Market Rate and/or Market Percentage by the date that is thirty (30) days following Landlord’s
Notice, then the Market Rate and/or Market Percentage (as applicable) shall be submitted to appraisal as follows: Within fifteen (15) days after the expiration of such thirty (30) day period, Landlord and Tenant shall each give notice to
the other specifying the name and address of the appraiser each has chosen. The two appraisers so chosen shall meet within ten (10) days after the second appraiser is appointed and if, within twenty (20) days after the second appraiser is
appointed, the two appraisers shall not agree upon a determination of the Market Rate and/or Market Percentage in accordance with the following provisions of this Section 2.3 they shall together appoint a third appraiser. If only one appraiser
shall be chosen whose name and address shall have been given to the other party within such fifteen (15) day period and who shall have the qualifications hereinafter set forth, that sole appraiser shall render the decision which would otherwise
have been made as hereinabove provided. 
 If said two appraisers cannot agree upon the appointment of a third appraiser within ten
(10) days after the expiration of such twenty (20) day period, then either party, on behalf of both and on notice to the other, may request such appointment by the then President of the Real Estate Board (or any similar or successor
organization) for the Fremont, California sub-market in accordance with its then prevailing rules. If said President shall fail to appoint said third appraiser within ten (10) days after such request is
made, then either party, on behalf of both and on notice to the other, may request such appointment by the American Arbitration Association (or any successor organization) in accordance with its then prevailing rules. In the event that all three
appraisers cannot agree upon such Market Rate and/or Market Percentage within ten (10) days after the third appraiser shall have been selected, then each appraiser shall submit his or her designation of such Market Rate and/or Market Percentage
to the other two appraisers in writing; and the Market Rate and/or Market Percentage shall be determined by calculating the average of the two numerically closest (or, if the values are equidistant, all three) values so determined. 

Each of the appraisers selected as herein provided shall have at least ten (10) years’ experience as a commercial real estate broker
in the Fremont, California sub-market dealing with properties of the same type and quality as the Building and shall not be an appraiser then representing either party hereto. Each party shall pay the fees and
expenses of the appraiser it has selected and the fees of its own counsel. Each party shall pay one half (1/2) of the fees and expenses of the third appraiser (or the sole appraiser, if applicable) and all other expenses of the appraisal. The
decision and award of the appraiser(s) shall be in writing and shall be final and 

  
 6 

 
conclusive on all parties, and counterpart copies thereof shall be delivered to both Landlord and Tenant. Judgment upon the award of the appraiser(s) may be entered in any court of competent
jurisdiction. 
 The appraiser(s) shall determine the Market Rate and/or Market Percentage of the Premises for the Extended Term and render
a decision and award as to their determination to both Landlord and Tenant (A) within twenty (20) days after the appointment of the second appraiser, (B) within twenty (20) days after the appointment of the third appraiser or
(C) within fifteen (15) days after the appointment of the sole appraiser, as the case may be. In rendering such decision and award, the appraiser(s) shall assume (I) that neither Landlord nor the prospective tenant is under a
compulsion to rent, and that Landlord and Tenant are typically motivated, well-informed and well-advised, and each is acting in what it considers its own best interest, (II) the Premises are fit for immediate occupancy and use “as
is”, and (III) that in the event the Premises have been damaged by fire or other casualty prior to the commencement of the Extended Term, they have been fully restored. The appraisers shall also take into consideration the rents contained
in leases for comparable space in the center containing the Building, and in comparable buildings in the Fremont, California sub-market, for comparable periods of time. 

If the dispute between the parties as to the Market Rate and/or Market Percentage has not been resolved before the commencement of
Tenant’s obligation to pay the Annual Fixed Rent based upon determination of such Market Rate and/or Market Percentage, then Tenant shall pay the Annual Fixed Rent under this Lease based upon the Market Rate and Market Percentage designated by
Landlord in Landlord’s Notice until either the agreement of the parties as to the Market Rate and/or Market Percentage (as applicable), or the decision of the appraiser(s), as the case may be, at which time Tenant shall pay any underpayment of
the Annual Fixed Rent to Landlord, or Landlord shall refund any overpayment of the Annual Fixed Rent to Tenant. 
 Landlord and Tenant
hereby waive the right to an evidentiary hearing before the appraiser(s) and agree that the appraisal shall not be an arbitration nor be subject to state or federal law relating to arbitrations. 

2.4 Parking. During the term of this Lease and any extension thereof, Tenant shall be entitled to use, without charge, parking spaces
in the Parking Facility as follows: 
 (a) Tenant shall be entitled to use, in common with Landlord and other occupants of the Property, up
to 3.43 parking spaces per 1,000 rentable square feet of the Premises rounded down to the nearest whole number (i.e., 340 parking spaces). All parking spaces shall be on an unreserved unassigned basis, until further notice. 

(b) Tenant shall use the Parking Facility for the parking of passenger vehicles only. 

(c) Landlord reserves the right to implement and modify systems to regulate access to and use of the Parking Facility, including, without
limitation, parking passes, parking stickers, and card key access, or any other system reasonably designated by Landlord upon written notice to Tenant. 

  
 7 

 (d) Tenant acknowledges that Landlord is not required to provide any security or security
services for the Parking Facility. Tenant hereby indemnifies and agrees to hold Landlord harmless from and against all claims, loss, cost, or damage arising out of the use by Tenant and its employees and invitees of the Parking Facility. 

(e) Landlord reserves the right to change entrances or exits and alter traffic flow within the Parking Facility, and to modify the Parking
Facility to any extent, provided such changes shall not materially and adversely affect Tenant’s rights in this Section 2.4. 

(f) Tenant shall cause its employees and invitees to comply with any reasonable rules and regulations pertaining to the Parking Facility
established by Landlord from time to time and provided to Tenant in writing. 
 ARTICLE 3 

Condition of Premises 

Tenant hereby acknowledges that the Premises are as of the date hereof in good condition and are appropriate for its use and occupancy
throughout the term of this Lease, and that Landlord shall have no obligation to perform any alterations or improvements thereto. Landlord shall, however, one time only, cause to be made to the Premises, at Landlord’s sole cost and expense, the
following improvements (collectively, the “Landlord Improvements”): (a) cause to be made to the Premises the “turnkey” improvements set forth on the plans prepared by AP+I Design, dated September 9, 2020, copies of
which are attached hereto as Exhibit B (the “Plans”), and (b) ensure the roof and all building systems and components (“Building Systems and Components”) are in good working condition and repair including doors and
existing electrical, plumbing, fire sprinkler, security, lighting, water, gas, ceiling, and HVAC (as hereinafter defined) systems. 

Landlord shall pursue diligently and in good faith the completion of the Landlord Improvements. Promptly upon the commencement of the Landlord
Improvements, Landlord shall furnish Tenant with a construction schedule setting forth the projected completion dates therefor and showing the deadlines for any actions required to be taken by Tenant during such construction, and Landlord may from
time to time during construction of the Landlord Improvements modify such schedule. The Landlord Improvements shall be installed and constructed in accordance with the Plans and requirements of all applicable laws, and shall be done in a good
workmanship like manner. Tenant shall have the right to request changes to the Plans, which shall be approved by Landlord in its reasonable discretion. The date Landlord actually delivers the Premises to Tenant with the Landlord Improvements
substantially completed in accordance with the terms of this Lease shall be the “Delivery Date”. 
 Except for the Landlord
Improvements, Landlord shall have no obligation to provide or pay for any other improvements to the Premises. Tenant acknowledges that neither Landlord nor Landlord’s agent or employees (either past or present) have made any representation or
warranty as to the present or future suitability of the Premises for the conduct of Tenant’s business. Tenant further acknowledges that, except as provided in this Lease, neither Landlord nor Landlord’s agents or employees (either past or
present) have made any representation or warranty, and Landlord hereby disclaims any representation or warranty, as to the physical condition of the Premises or 

  
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anything installed or contained therein (including, without limitation, the Landlord Improvements), including, but not limited to, any express or implied warranty of habitability, merchantability
or fitness for a particular purpose. 
 As used in this Lease, the phrase “substantial completion” shall mean when the Landlord
Improvements have been completed except for items of work which can be completed after occupancy has been taken without causing undue interference with Tenant’s use of the Premises (i.e., when the Landlord Improvements have been completed
except for “punchlist” items or similar corrective work). Within thirty (30) days following the date of substantial completion of the Landlord Improvements, Tenant shall conduct a walk-through inspection of the Premises with Landlord
and deliver to Landlord a document setting forth any “punchlist” items. Landlord shall thereafter diligently complete such punchlist items within a reasonable period (not to exceed thirty (30) days) following the expiration of the
aforesaid thirty (30) day period. 
 ARTICLE 4 

Rent, Additional Rent, Insurance and Other Charges 

4.1 The Annual Fixed Rent. Tenant shall pay Annual Fixed Rent to Landlord, or as otherwise directed in writing by Landlord, without
offset, abatement (except as provided in Article 7), deduction or demand. Annual Fixed Rent shall be payable in equal monthly installments, in advance, on the first day of each and every calendar month during the term of this Lease, by electronic
transfer of immediately available funds to the account set forth in Section 1.1, by check drawn on a domestic bank and sent to the address set forth in Section 1.1, or in such other manner, or to such other account, as Landlord shall from
time to time designate by written notice to Tenant. Annual Fixed Rent for any partial month shall be prorated on a daily basis (based on a 365 day year), and if Annual Fixed Rent commences on a day other than the first day of a calendar month, the
first payment which Tenant shall make to Landlord shall be payable on the date Annual Fixed Rent commences and shall be equal to such pro-rated amount plus the installment of Annual Fixed Rent for the
succeeding calendar month. 
 4.2 Additional Rent. Tenant shall pay to Landlord, as Additional Rent, Tenant’s Percentage of
Taxes (as hereinafter defined) and Operating Costs (as hereinafter defined) as provided in Sections 4.2.1 and 4.2.2, and all other charges and amounts payable by or due from Tenant to Landlord (all such amounts referred to in this sentence being
“Additional Rent”). 
 4.2.1 Real Estate Taxes. Tenant shall pay to Landlord, as Additional Rent, an amount
(“Tenant’s Tax Share”) equal to Tenant’s Percentage of the Taxes (as hereinafter defined) due (or estimated to be due by governmental authority) for any twelve-month period established by Landlord (an “Operating
Year”) during the term of this Lease. Except as otherwise provided in the immediately following paragraph, Tenant shall pay Tenant’s Tax Share to Landlord at least ten (10) days prior to the date or dates within any year during
the term hereof that the same, or any fractional share thereof, shall be due and payable to any governmental authority responsible for collection of same (as stated in a notice to Tenant given at least thirty (30) days prior to the date or
dates any such payment shall be due, which notice shall set forth in reasonable detail the manner of 

  
 9 

 
computation of any Tenant’s Tax Share due from Tenant), except that such payment shall be made to Landlord not later than ten (10) days after such notice to Tenant, if such notice is
given subsequent to the date thirty (30) days prior to the date the same is due and payable as aforesaid. 
 At Landlord’s
election, Tenant shall pay to Landlord, as Additional Rent on the first day of each calendar month during the term but otherwise in the manner provided for the payment of Annual Fixed Rent, estimated payments on account of Tenant’s Tax Share,
such monthly amounts to be sufficient to provide Landlord by the time Tax payments are due or are to be made by Landlord a sum equal to Tenant’s Tax Share for the then current Operating Year, as reasonably estimated by Landlord from time to
time. Prior to the beginning of each Operating Year during the term of this Lease, or within a reasonable period of time thereafter, Landlord shall give to Tenant in writing its reasonable estimate of Tenant’s Tax Share for such Operating Year
(which estimate Landlord may subsequently change), and Tenant shall pay to Landlord each month with Tenant’s monthly installment of Annual Fixed Rent, one-twelfth (1/12th) of such most recent estimate
(prorated with respect to any partial month at the beginning or end of the term), provided, however, if Landlord shall fail to give Tenant a revised estimate of Tenant’s Tax Share for any Operating Year, Tenant shall continue to pay to Landlord
Additional Rent on account of Tenant’s Tax Share based upon Landlord’s most recent estimate of Tenant’s Tax Share until Landlord gives Tenant a new estimate thereof. Within a reasonable period of time after the end of each Operating
Year during the term (but Landlord shall endeavor to provide within one hundred twenty (120) days of the end of the Operating Year), Landlord shall give Tenant a written notice setting forth the amount of Taxes for the preceding Operating Year
and a computation of Tenant’s Tax Share in reasonable detail. If the total of Tenant’s monthly remittances on account of Tenant’s Tax Share for any Operating Year is greater than Tenant’s Tax Share for such Operating Year,
Landlord shall credit such overpayment against Tenant’s subsequent obligations on account of Taxes (or refund such overpayment within thirty (30) days if the term of this Lease has ended and Tenant has no further obligations to Landlord);
if the total of such remittances is less than Tenant’s Tax Share for such Operating Year, Tenant shall pay the difference to Landlord within thirty (30) days after being so notified by Landlord. 

In the event that the Commencement Date shall occur or the term of this Lease shall expire or be terminated during any Operating Year, or
should the Operating Year or period of assessment of real estate taxes be changed or be more or less than one (1) year, or should Tenant’s Percentage be modified during any Operating Year due to a change in the rentable area of the
Property and/or the Premises or otherwise, as the case may be, then the amount of Tenant’s Tax Share which may be otherwise payable by Tenant as provided in this Subsection 4.2.1 shall be pro-rated on a
daily basis based on a 365 day Operating Year. 
 “Taxes” shall mean all taxes, assessments, excises and other charges and
impositions which are general or special, ordinary or extraordinary, foreseen or unforeseen, of any kind or nature which are levied, assessed or imposed by any governmental authority upon or against or with respect to the Property, Landlord or the
owner or lessee of personal property used by or on behalf of Landlord in connection with the Property, or taxes in lieu thereof, and additional types of taxes to supplement real estate taxes due to legal limits imposed thereon. If, at any time, any
tax or excise on rents or other taxes, however described, are levied or assessed against Landlord, either wholly or 

  
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partially in substitution for, or in addition to, real estate taxes assessed or levied on the Property, such tax or excise on rents or other taxes shall be included in Taxes; however, Taxes shall
not include franchise, transfer, gift estate, inheritance, succession, capital levy, income (except to the extent that a tax on income or revenue is levied solely on rental revenues and not on other types of income and then only from rental revenue
generated by the Property), excess profits taxes assessed on Landlord, or penalties or interest for impermissible late payment of any Taxes by Landlord. Taxes also shall include all court costs, reasonable attorneys’, consultants’ and
accountants’ fees, costs and disbursements and other expenses incurred by Landlord in analyzing and contesting Taxes through and including all appeals. Taxes shall include any estimated payment made by Landlord on account of a fiscal tax period
for which the actual and final amount of taxes for such period has not been determined by the governmental authority as of the date of any such estimated payment. 

4.2.2 Operating Costs. Tenant shall pay to Landlord, as Additional Rent, an amount (“Tenant’s Operating Cost
Share”) equal to Tenant’s Percentage of Operating Costs (as hereinafter defined) paid or incurred by Landlord in any Operating Year. Except as otherwise provided in the immediately following paragraph, Tenant shall pay Tenant’s
Operating Cost Share to Landlord within twenty (20) days from the date Landlord shall furnish to Tenant an itemized written statement thereof, prepared, allocated and computed in accordance with then prevailing customs and practices of the real
estate industry in the Fremont area, consistently applied. Any year-end statement by Landlord relating to Operating Costs (other than an invoice for a monthly estimate) shall be final and binding upon Tenant
unless Tenant shall within sixty (60) days after receipt thereof, contest any items therein by giving notice to Landlord specifying each items contested and the reasons therefor. 

At Landlord’s election, Tenant shall pay to Landlord, as Additional Rent, on the first day of each calendar month during the term but
otherwise in the manner provided for the payment of Annual Fixed Rent, estimated payments on account of Tenant’s Operating Cost Share, such monthly amounts to be sufficient to provide to Landlord, by the end of each Operating Year, a sum equal
to Tenant’s Operating Cost Share for such Operating Year, as estimated by Landlord from time to time. Prior to the beginning of each Operating Year during the term of this Lease, or within a reasonable period of time thereafter, Landlord shall
give to Tenant in writing its reasonable estimate of Tenant’s Operating Cost Share for such Operating Year (which estimate Landlord may subsequently change), and Tenant shall pay to Landlord each month with Tenant’s monthly installment of
Annual Fixed Rent, one-twelfth (1/12th) of such most recent estimate (prorated with respect to any partial month at the beginning or end of the term), provided, however, if Landlord shall fail to give Tenant a
revised estimate of Tenant’s Operating Cost Share for any Operating Year, Tenant shall continue to pay to Landlord Additional Rent on account of Tenant’s Operating Cost Share based upon Landlord’s most recent estimate of Tenant’s
Operating Cost Share until Landlord gives Tenant a new estimate thereof. Within a reasonable period of time after the end of each Operating Year during the term (but Landlord shall endeavor to provide within one hundred twenty (120) days of the
end of the Operating Year), Landlord shall furnish to Tenant an itemized statement setting forth the amount of Operating Costs for the preceding Operating Year and a computation of Tenant’s Operating Cost Share, prepared and computed in
accordance with then prevailing customs and practices of the real estate industry in the greater Fremont area, consistently applied. Any such year-end statement by Landlord relating to Operating Costs shall be
final and 

  
 11 

 
binding upon Tenant unless it shall within sixty (60) days after receipt thereof, contest any items therein by giving notice to Landlord specifying each item contested and the reasons
therefor. If, at the expiration of each Operating Year in respect of which monthly installments on account of Tenant’s Operating Cost Share shall have been made as aforesaid, the total of such monthly remittances is greater than Tenant’s
Operating Cost Share for such Operating Year, Landlord shall credit such overpayment against Tenant’s subsequent obligations on account of Operating Costs (or refund such overpayment within thirty (30) days if the term of this Lease has
ended and Tenant has no further obligation to Landlord); if the total of such remittances is less than Tenant’s Operating Cost Share for such Operating Year, Tenant shall pay the difference to Landlord within thirty (30) days after being
so notified in writing by Landlord. 
 In the event that the Commencement Date shall occur or the term of this Lease shall expire or be
terminated during any Operating Year or Tenant’s Percentage shall be modified during any Operating Year due to a change in the rentable area of the Property and/or the Premises or otherwise, as the case may be, then the amount of Tenant’s
Operating Cost Share which may be payable by Tenant as provided in this Subsection 4.2.2 shall be pro-rated on a daily basis based on a 365 day Operating Year. 

“Operating Costs” shall be all costs and expenses paid or incurred for the operation, cleaning, management, maintenance,
insurance, repair, replacement, decoration, upkeep, protection and security of the Property or any part or component thereof, together with a management fee equal to three percent (3%) of gross rents. 

Operating Costs shall not include the following: 

(a) costs, including marketing costs, legal fees, space planner’s fees, and brokerage fees incurred in connection with the original
construction and development of the Property or the original or future leasing of the Property, and costs, including permit, license and inspection costs and allowances and other costs incurred with respect to the installation of tenant improvements
made for new tenants in the Property or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant leasable space for tenants or other occupants (or prospective tenants or occupants) of the Property; 

(b) the cost of capital expenditures except as expressly provided herein; 

(c) depreciation, interest and principal payments on mortgages, and other debt costs except for the interest factor included in the annual
charge off of those capital expenditures that may be included in Operating Costs as herein provided; 
 (d) costs for which Landlord is
separately reimbursed by any tenant or occupant of the Property (other than pursuant to an operating cost clause) or by insurance by its carrier or any tenant’s carrier or by any other third party, and electric power costs for which any tenant
directly contracts with the local utility; 
 (e) any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

  
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 (f) any amounts paid as ground rental for the Property of Landlord; 

(g) all items and services for which Tenant or any other tenant in the Property separately reimburses Landlord or which Landlord provides
selectively to one or more tenants (but not to Tenant) without reimbursement; 
 (h) the costs of removing or remediating Hazardous
Materials (as hereinafter defined) that were placed or released in, on or under the Property by Landlord or Landlord’s agents, contractors or employees; 

(i) costs arising from Landlord’s charitable or political contributions; 

(j) the amount of any payments by Landlord to its affiliates for goods or services for the Property in excess of a competitive rate, except as
otherwise provided in this Lease; 
 (k) costs incurred in connection with the financing, refinancing, mortgaging, selling or change of
ownership of the Property, including brokerage commissions, fees of consultants, attorneys, and accountants, closing costs, title insurance premiums, transfer taxes and interest charges; 

(l) all costs associated with the operation of the business of the entity which constitutes Landlord as distinguished from costs incurred in
the operation of the Property (e.g., placement fees for employees, corporate accounting and employee training costs); 
 (m) costs arising
from the negligence or intentional misconduct of Landlord or 
 Landlord’s agents or employees; and 

(n) costs incurred by Landlord to correct any condition of the Building or Property that is in violation of any applicable laws as of the
Commencement Date. 
 Operating Costs shall be reduced by all cash discounts, trade discounts or quantity discounts received by Landlord or
Landlord’s managing agent in the purchase of any goods, utilities or services in connection with the prudent operation of the Building. In the calculation of any expenses hereunder, it is understood that no expense shall be charged more than
once. 
 If, during the term of this Lease, Landlord shall make any capital expenditure, the total cost thereof shall not be included in
Operating Costs for the Operating Year in which it was made, but Landlord may include in Operating Costs for such Operating Year in which such expenditure was made and in Operating Costs for each succeeding Operating Year an annual charge-off of such capital expenditure; provided such expenditure is (i) made to comply with any law, rule, regulation, order or ordinance, or any amendment thereto or interpretation thereof, first enacted
after the date the Building was constructed, or (ii) made to protect the health, safety of the occupants of the Property, or (iii) made to replace worn out or obsolete items or to keep the Property in first-class condition, or
(iv) designed to reduce Operating Costs. Annual charge-offs shall be determined by dividing the original capital expenditure plus an interest factor, reasonably determined by Landlord as being the interest rate then being charged for long-term
mortgages by institutional lenders on like 

  
 13 

 
properties within the locality in which the Property is located, by the number of years of useful life of the improvement, repair, alteration or replacement made with the capital expenditure; as
determined reasonably by Landlord. 
 4.3 Personal Property and Sales Taxes. Tenant shall pay all taxes charged, assessed or imposed
upon the personal property of Tenant and all taxes on the sales of inventory, merchandise and any other goods by Tenant in or upon the Premises. 

4.4 Insurance. 
 4.4.1
Insurance Policies. Tenant shall, at its expense, take out and maintain, throughout the term of this Lease, the following insurance: 

4.4.1.1 Commercial general liability insurance (on an occurrence basis, including without limitation, broad form contractual liability,
bodily injury, property damage, fire legal liability, and products and completed operations coverage) under which Tenant is named as an insured and Landlord and Landlord’s agent The RMR Group LLC (and the holder of any mortgage on the Premises
or Property, as set out in a notice from time to time) are named as additional insureds as their interests may appear, in an amount which shall, at the beginning of the term, be at least equal to the Commercial General Liability Insurance Limits,
and, which, from time to time during the term, shall be for such higher limits, if any, as Landlord shall determine to be customarily carried in the area in which the Premises are located at property comparable to the Premises and used for similar
purposes; provided, however, Landlord agrees that Landlord shall not request higher limits to the Commercial General Liability Insurance Limits during the Original Term; 

4.4.1.2 Worker’s compensation insurance with statutory limits covering all of Tenant’s employees working on the Premises, with a
limit not less than $1,000,000 per occurrence; 
 4.4.1.3 So-called “special form”
property insurance on a “replacement cost” basis with an agreed value endorsement covering all furniture, furnishings, fixtures and equipment and other personal property brought to the Premises by Tenant and anyone acting under Tenant and
all improvements and betterments to the Premises performed at Tenant’s expense; and 
 4.4.1.4 So-called “business income and
extra expense” insurance covering twelve months loss of income and business interruption. 
 4.4.2 Requirements. All such
policies shall contain a clause confirming that such policy and the coverage evidenced thereby shall be primary with respect to any insurance policies carried by Landlord and shall be obtained from responsible companies qualified to do business and
in good standing in the State of California and shall have a general policy holder’s rating in Best’s of at least A- VIII. A certificate of the insurer, certifying that such policy has been issued
and paid in full, providing the coverage required by this Section and containing provisions specified herein, shall be delivered to Landlord prior to the commencement of the term of this Lease and, upon renewals, not less than thirty (30) days
prior to the expiration of such coverage. Each such policy shall be non-cancelable and not materially changed with respect to the interest of Landlord and such mortgagees of the Property without at least
thirty (30) days’ prior written notice thereto. 

  
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 4.4.3 Waiver of Subrogation. Landlord and Tenant shall each endeavor to secure an
appropriate clause in, or an endorsement upon, each property damage insurance policy obtained by it and covering the Building, the Premises or the personal property, fixtures and equipment located therein or thereon, pursuant to which the respective
insurance companies waive subrogation and permit the insured, prior to any loss, to agree with a third party to waive any claim it might have against said third party. The waiver of subrogation or permission for waiver of any claim hereinbefore
referred to shall extend to the agents of each party and its employees and, in the case of Tenant, shall also extend to all other persons and entities occupying or using the Premises by, through or under Tenant. 

Subject to the foregoing provisions of this Subsection 4.4.3, and insofar as may be permitted by the terms of the property insurance policies
carried by it, each party hereby releases the other with respect to any claim which it might otherwise have against the other party for any loss or damage to its property to the extent such damage is actually covered or would have been covered by
policies of property insurance required by this Lease to be carried by the respective parties hereunder. In addition, each party agrees to exhaust any and all claims against its insurer(s) prior to commencing an action against the other for any loss
covered by insurance required to be carried by either party hereunder. 
 4.5 Utilities. Tenant shall make its own arrangements for
the installation and provision of all utilities with respect to the Premises, including, without limitation, electricity (including electricity to operate the heating ventilation and air-conditioning
(“HVAC”) equipment serving the Premises), and Landlord shall be under no obligation to install any utility system in addition to those existing as of the Date of this Lease or to furnish any utilities to the Premises. All utilities
furnished to the Premises shall be separately metered, and the cost of installing, maintaining and repairing each separate metering device shall be borne by Tenant. Tenant shall contract directly for each utility service furnished to the Premises
and shall pay all charges for said utilities when due. If Tenant’s electricity consumption is not separately metered in all or any portion of the Premises during all or any portion of the term, Tenant shall reimburse Landlord for the costs
incurred by Landlord (including any associated fees and expenses) in supplying electricity to those portions of the Premises which are not separately metered, within thirty (30) days of Landlord’s written invoice therefor. Except as
otherwise expressly set forth herein, Landlord shall in no way be liable or responsible for any loss, damage or expense that Tenant may sustain or incur by reason of any change, failure, interference, disruption, or defect in the supply or character
of electricity, water or any other utility, or if the quantity or character of any utility is no longer available from the utility company or suitable for Tenant’s requirements, and no such change, failure, defect, unavailability, or
unsuitability shall constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of rent or relieve Tenant from any of its obligations under this Lease. Tenant acknowledges that Annual Fixed
Rent does not include the cost of providing such utilities and services to the Premises. 
 4.6 Late Payment of Rent. If any
installment of Annual Fixed Rent or any Additional Rent is not paid on or before the date the same is due, it shall bear interest (as Additional Rent) from 

  
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the date due until the date paid at the Default Rate (as defined in Section 8.4). In addition, if any installment of Annual Fixed Rent or Additional Rent is unpaid for more than five
(5) days after the date due, Tenant shall pay to Landlord a late charge equal to the greater of One Hundred Dollars ($100) or ten percent (10%) of the delinquent amount. Notwithstanding the foregoing, Tenant shall not be liable for interest or
a late charge as aforesaid as to the first such late payment during the term of this Lease unless Tenant fails to make payment within three (3) days after written notice from Landlord that payment is overdue (but no such notice shall be
required as to any subsequent late payment during the term of this Lease). The parties agree that the amount of such late charge represents a reasonable estimate of the cost and expense that would be incurred by Landlord in processing and
administration of each delinquent payment by Tenant, but the payment of such late charges shall not excuse or cure any default by Tenant under this Lease. Absent specific provision to the contrary, all Additional Rent shall be due and payable in
full thirty (30) days after written demand by Landlord. 
 4.7 Security Deposit. Upon execution of this Lease, Tenant shall
deposit with Landlord the Security Deposit. The Security Deposit shall be held by Landlord as security for the faithful performance of all the terms of this Lease to be observed and performed by Tenant. The Security Deposit shall not be mortgaged,
assigned, transferred or encumbered by Tenant and any such act on the part of Tenant shall be without force and effect and shall not be binding upon Landlord. Tenant shall cause the Security Deposit to be maintained throughout the term in the amount
set forth in Section 1.1. 
 If the Annual Fixed Rent or Additional Rent payable hereunder shall be overdue and unpaid beyond any
applicable notice and/or cure periods, if any, or should Landlord make any payment on behalf of Tenant, or Tenant shall fail to perform any of the terms of this Lease beyond any applicable notice and/or cure periods, if any, or upon any other
Default of Tenant or default by Tenant under this Lease, then Landlord may, at its option and without notice or prejudice to any other remedy which Landlord may have on account thereof, appropriate and apply the entire Security Deposit or so much
thereof as may be necessary to compensate Landlord toward the payment of Annual Fixed Rent, Additional Rent or other sums or loss or damage sustained by Landlord due to such breach by Tenant (including, without limitation, past due and thereafter
due rent), and Tenant shall forthwith upon demand restore the Security Deposit to the amount stated in Section 1.1. Notwithstanding the foregoing, upon the application by Landlord of all or any portion of the Security Deposit (with or without
notice thereof to Tenant) to compensate Landlord for a failure by Tenant to pay any Annual Fixed Rent or Additional Rent when due or to perform any other obligation hereunder, and until Tenant shall have restored the Security Deposit to the amount
required by Section 1.1, Tenant shall be deemed to be in default in the payment of Additional Rent for purposes of Section 8.1(a) hereof. Tenant hereby waives any and all rights Tenant may have with respect to the Security Deposit under
California Civil Code Section 1950.7(c). So long as Tenant shall not be in default of its obligations under this Lease beyond any applicable notice and/or cure periods, if any, Landlord shall return the Security Deposit, or so much thereof as
shall have not theretofore been applied in accordance with the terms of this Section 4.7 (and less any amounts Landlord shall estimate shall be due from Tenant following year-end reconciliation of
Operating Costs and Taxes), to Tenant within thirty (30) days following the expiration or earlier termination of the term of this Lease and the surrender of possession of the Premises by Tenant to

  
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Landlord in accordance with the terms of this Lease. While Landlord holds the Security Deposit, Landlord shall have no obligation to pay interest on the same and shall have the right to commingle
the same with Landlord’s other funds. If Landlord conveys Landlord’s interest under this Lease, the Security Deposit, or any part thereof not previously applied, shall be turned over by Landlord to Landlord’s grantee, and Tenant shall
look solely to such grantee for proper application of the Security Deposit in accordance with the terms of this Section 4.7 and the return thereof in accordance herewith. The holder of a mortgage on the Property shall not be responsible to
Tenant for the return or application of the Security Deposit, whether or not it succeeds to the position of Landlord hereunder, unless such holder actually receives the Security Deposit. 

ARTICLE 5 

Landlord’s Covenants 

5.1 Repairs. During the term of this Lease, except as otherwise expressly provided herein, Landlord shall maintain and make such
repairs and replacements to the exterior walls, floor slabs and other structural components and envelope of the Building, and to the exterior grounds and landscaping of the Building as may be necessary to keep them in good repair and condition
(exclusive of equipment installed by Tenant and except for those repairs required to be made by Tenant pursuant to Subsection 6.1.3 hereof and repairs or replacements occasioned by any act or negligence of Tenant, its servants, agents, customers,
contractors, employees, invitees, or licensees). Notwithstanding anything to the contrary contained in this Lease, for the first nine (9) months of the term of this Lease, Landlord shall repair or replace, at Landlord’s sole cost and
expense (and such costs shall not be included in Operating Costs), any Building Systems and Components which are not in good working condition and repair, as reasonably determined by Landlord, after Tenant provides Landlord with written notice that
any Building Systems and Components require repair or replacement. 
 5.2 Interruption. Landlord shall have no responsibility or
liability to Tenant for failure, interruption, inadequacy, defect or unavailability of any services, facilities, utilities, repairs or replacements or for any failure or inability to provide access or to perform any other obligation under this Lease
caused by breakage, accident, fire, flood or other casualty, strikes or other labor trouble, order or regulation of or by any governmental authority, inclement weather, repairs, inability to obtain or shortages of utilities, supplies, labor or
materials, war, civil commotion or other emergency, transportation difficulties or due to any act or neglect of Tenant or Tenant’s servants, agents, employees or licensees or for any other cause beyond the reasonable control of Landlord, and in
no event shall Landlord be liable to Tenant for any indirect or consequential damages suffered by Tenant due to any such failure, interruption, inadequacy, defect or unavailability; and failure or omission on the part of Landlord to furnish any of
same for any of the reasons set forth in this paragraph shall not be construed as an eviction of Tenant, actual or constructive, nor entitle Tenant to an abatement of rent, nor render Landlord liable in damages, nor release Tenant from prompt
fulfillment of any of its covenants under this Lease. 
 Landlord reserves the right to deny access to the Building and to interrupt the
services of the HVAC, plumbing, electrical or other mechanical systems or facilities in the Building when necessary from time to time by reason of accident or emergency, or for repairs, alterations, replacements or improvements which in the
reasonable judgment of Landlord are desirable or 

  
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necessary, until such repairs, alterations, replacements or improvements shall have been completed. Landlord shall use reasonable efforts to minimize the duration of any such interruption and to
give to Tenant at least three (3) days’ notice if service is to be interrupted, except in cases of emergency. 
 Notwithstanding
the foregoing, if due to Landlord’s default (a) the Premises or any portion thereof are unusable by Tenant for a period of more than ten (10) consecutive business days following notice from Tenant due to (i) a lack of any water,
sewer, access or electricity or (ii) the failure by Landlord to perform repairs which Landlord is obligated to perform under the terms of this Lease, and (b) Tenant shall, concurrently with the giving of such notice, discontinue the use of
the Premises or the portion thereof which is unusable as a result (other than for sporadic purposes such as salvage, security or retrieval of property), then as Tenant’s sole remedy, the Annual Fixed Rent and Additional Rent on account of
Operating Costs and Taxes shall be equitably abated for such portion of the Premises rendered unusable for the period commencing on the expiration of such ten (10) business day period and ending on the date that the Premises (or such portion)
is rendered usable. If more than fifty percent (50%) of the Premises is rendered unusable and if Tenant shall vacate the entire Premises, then the aforesaid abatement shall be a full abatement. Any notice from Tenant pursuant to the first sentence
of this paragraph shall expressly state that the failure of Landlord to cure any claimed default timely shall give rise to Tenant’s rights of rent abatement. 

5.3 Access to Building. During the term of this Lease, except as provided elsewhere in this Lease, Tenant shall have access to the
Premises at all times, subject to the Rules and Regulations (as hereinafter defined). Tenant acknowledges that Tenant is responsible for providing security to the Premises following Tenant’s entry onto the Premises for any reason and for its
own personnel whenever located therein. 
 5.4 Landlord’s Insurance. Landlord shall, as part of Operating Costs, at all times
during the term of this Lease, so long as available at commercially reasonable rates and terms, keep in full force and effect (a) property insurance on the Building, in an amount not less than the full replacement value thereof (subject to
reasonable deductibles and excluding footings and foundations and any leasehold betterments or improvements performed by tenants) and (b) any combination of commercial general liability insurance policy (or an equivalent), excess liability
policy and/or umbrella liability policy in the amount of Three Million Dollars ($3,000,000) combined single limit for injury to, or death of, one or more persons in an occurrence. 

5.5 Legal Compliance. Landlord shall, as part of Operating Costs, keep the structure and the common areas and systems of the Building
and Property, to the extent necessary for the use and enjoyment of the Premises, in material compliance with all laws, building codes and regulations applicable thereto (including the Americans With Disabilities Act) after giving effect to any so-called grandfathering provisions (provided Tenant shall have complied with its obligations under Sections 6.1.3 and 6.1.4). Landlord shall deliver the Premises to Tenant on the Commencement Date with the common
areas and facilities of the Building in material compliance with all applicable laws, codes and regulations of applicable governmental authorities. 

5.6 Indemnification. Subject to all limitations, waivers, exclusions and conditions contained in this Lease (each of which shall
control in the event of any conflict or inconsistency 

  
 18 

 
with this Section 5.6), Landlord shall indemnify Tenant and hold Tenant harmless from and against any and all claims, liabilities or penalties asserted by or on behalf of any third party on
account of bodily injury or death arising out of (a) Landlord’s breach of Landlord’s obligations under this Lease, or (b) the negligence or other wrongful conduct of Landlord or its agents, contractors or employees during the
term of this Lease; and, in case of any action or proceeding brought against Tenant by reason of any such claim, Landlord, upon notice from Tenant and at Landlord’s expense, shall resist or defend such action or proceeding. 

ARTICLE 6 

Tenant’s Additional Covenants 

6.1 Affirmative Covenants. Tenant shall do the following: 

6.1.1 Perform Obligations. Tenant shall perform promptly all of the obligations of Tenant set forth in this Lease, and pay when due the
Annual Fixed Rent and Additional Rent and all other amounts which by the terms of this Lease are to be paid by Tenant. 
 6.1.2 Use.
Tenant shall, during the term of this Lease, use the Premises only for the Permitted Uses and procure and maintain all licenses and permits necessary therefor and for any other use or activity conducted at the Premises, at Tenant’s sole
expense. The Permitted Uses shall expressly exclude use for utility company offices, or employment agency or governmental or quasi-governmental offices. 

6.1.3 Repair and Maintenance. Tenant shall, during the term of this Lease, maintain the Premises in neat and clean order and condition,
shall purchase and install (in accordance with Building standards) all tubes, bulbs, starters and ballasts for lighting fixtures in the Premises and shall perform all daily cleaning and perform all repairs to the Premises and all fixtures, systems,
and equipment therein (including Tenant’s equipment and other personal property and any HVAC equipment serving all or any portion of the Premises (“Separate HVAC Equipment”)) as are necessary to keep them in good and clean
working order, appearance and condition, reasonable use and wear thereof and damage by fire or by unavoidable casualty only excepted and shall replace any damaged or broken glass in windows and doors of the Premises (except glass in the exterior
walls of the Building) with glass of the same quality as that damaged or broken. Tenant shall provide to Landlord, within five (5) days of Landlord’s written request, copies of all service records and service contracts for any equipment
located in or serving the Premises. 
 Notwithstanding anything to the contrary contained in this Lease, during the term of this Lease,
Tenant shall also be responsible for, at Tenant’s sole cost and expense, the regular maintenance and repair of (a) the roof of the Building and (b) the HVAC system serving the Building. Notwithstanding the foregoing, during the term
of this Lease, if (i) replacement of such roof is required, as reasonably determined by an independent engineer selected by Landlord, Landlord shall replace such roof, at Landlord’s sole cost and expense (and such costs shall not be
included in Operating Costs), so long as such replacement is not required as a result of Tenant’s use of such roof pursuant to Subsection 6.2.5 or Tenant’s failure to maintain such roof pursuant to the terms of this Subsection 6.1.3, and
(ii) any repairs (or replacement) are required to such HVAC system, as reasonably determined by Landlord, and such repairs (or replacement) would cost more 

  
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than five thousand dollars ($5,000), Landlord shall repair (or replace) such HVAC system, at Landlord’s sole cost and expense (and such costs shall not be included in Operating Costs), so
long as such repair (or replacement) of such HVAC system is not required as a result of Tenant’s failure to regularly maintain and repair such HVAC system pursuant to the terms of this Subsection 6.1.3. 

6.1.4 Compliance with Law. Tenant shall, during the term of this Lease, make all repairs, alterations, additions or replacements to the
Premises required by any law or ordinance or any order or regulation of any public authority, keep the Premises safe and equipped with all safety appliances so required, and comply with, and perform all repairs, alterations, additions or
replacements required by, the orders and regulations of all governmental authorities with respect to zoning, building, fire, health and other codes, regulations, ordinances or laws applicable to the Premises or applicable to the Building or other
portions of the Property. Notwithstanding the foregoing, Tenant shall only be responsible for such repairs, alterations, additions, replacements or safety appliances to the extent the need therefor arises out of any particular use or manner of use
of the Premises by Tenant (i.e. other than mere occupancy for the Permitted Use granted hereunder) or arising out of any work performed by Tenant. 

6.1.5 Indemnification. Tenant shall neither hold, nor attempt to hold, Landlord or its employees or Landlord’s agents or their
employees liable for, and Tenant shall indemnify and hold harmless Landlord, its employees and Landlord’s agents and their employees from and against, any and all demands, claims, causes of action, fines, penalties, damage, liabilities,
judgments and expenses (including, without limitation, out-of-pocket attorneys’ fees, costs and disbursements) actually incurred by Landlord in connection with or
arising from: (a) the use or occupancy or manner of use or occupancy of the Premises by Tenant or any person claiming under Tenant; (b) any matter occurring on the Premises during the term; (c) any acts, omissions or negligence of
Tenant or any person claiming under Tenant, or the contractors, agents, employees, invitees or visitors of Tenant or any such person; (d) any breach, violation or nonperformance by Tenant or any person claiming under Tenant or the employees,
agents, contractors, invitees or visitors of Tenant or any such person of any term, covenant or provision of this Lease or any law, ordinance or governmental requirement of any kind; (e) claims of brokers or other persons for commissions or
other compensation arising out of any actual or proposed sublease of any portion of the Premises or assignment of Tenant’s interest under this Lease, or Landlord’s denial of consent thereto or exercise of any of Landlord’s other
rights under Section 6.2.1; and (f ) any injury or damage to the person, property or business of Tenant, its employees, agents, contractors, invitees, visitors or any other person entering upon the Property under the express or implied
invitation of Tenant. If any action or proceeding is brought against Landlord or its employees or Landlord’s agents or their employees by reason of any such claim, Tenant, upon written notice from Landlord, shall defend the same, at
Tenant’s expense, with counsel reasonably satisfactory to Landlord. Notwithstanding the foregoing in no event shall this Section 6.1.5 require Tenant to indemnify or defend Landlord or its employees or Landlord’s agents or their
employees against any loss, cost, damage, liability, claim, or expense to the extent arising out of the gross negligence or willful misconduct of Landlord or its employees or Landlord’s agents or their employees. 

6.1.6 Landlord’s Right to Enter. Tenant shall, during the term of this Lease, permit Landlord and its agents and invitees to enter
into and examine the Premises at reasonable 

  
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times and to show the Premises to prospective lenders, partners and purchasers and others having a bonafide interest in the Premises, and to make such repairs, alterations and improvements and to
perform such testing and investigation as Landlord shall reasonably determine to make or perform. In addition, Landlord may, during the last twelve (12) months prior to the expiration of this Lease (or any time during a Default of Tenant), show
the Premises to prospective lessees and keep affixed in suitable places notices of availability of the Premises. In all cases except instances posing an imminent threat to life or property, and except for any entry pursuant to the performance of
Landlord’s routine obligations under Article 5, Landlord shall give Tenant not less than twenty-four (24) hours’ notice prior to making any entry into the Premises. 

6.1.7 Payment of Landlord’s Cost of Enforcement. Tenant shall pay, within thirty (30) days following written demand therefor,
Landlord’s expenses, including, without limitation, reasonable attorneys’ fees, costs and disbursements, incurred in enforcing any obligation of Tenant under this Lease. 

6.1.8 Yield Up. Tenant shall, at the expiration or earlier termination of the term of this Lease: surrender all keys to the Premises;
remove all of its trade fixtures and personal property in the Premises; remove such installations (including wiring and cabling wherever located), alterations and improvements made (or if applicable, restore any items removed) by or on behalf of
Tenant as Landlord may request (provided in the case of alterations made by Tenant which both require and receive Landlord’s prior consent, Tenant shall not be required to remove such alterations Landlord does not require or reserve the right
to require to be removed at the time Landlord consents to such alterations) and all Tenant’s signs wherever located; remove all laboratory equipment and special purpose equipment in the Premises as Landlord may request; repair all damage caused
by such removal; and vacate and yield up the Premises (including all installations, alterations and improvements made by or on behalf of Tenant except as Landlord shall request Tenant to remove), broom clean and in the same or similar good order and
repair in which the Premises were delivered to Tenant at the beginning of the term of this Lease. Any property not so removed shall be deemed abandoned and may be removed and disposed of by Landlord in such manner as Landlord shall determine and
Tenant shall pay Landlord the entire cost and expense incurred by it in effecting such removal and disposition. 
 6.1.9 Rules and
Regulations. Tenant shall, during the term of this Lease, observe and abide by the Rules and Regulations of the Property set forth as Exhibit C, as the same may from time to time be amended, revised or supplemented (the “Rules and
Regulations”) provided, however, the Rules and Regulations shall not be amended, revised or supplemented (except to the extent required to comply with changes in applicable laws, codes or regulations) so as to cause material interference
with Tenant’s use of the Premises for the Permitted Uses. Tenant shall further be responsible for compliance with the Rules and Regulations by the employees, servants, agents and visitors of Tenant. 

6.1.10 Estoppel Certificate. Tenant shall, within ten (10) days’ following written request by Landlord, execute, acknowledge
and deliver to Landlord a statement in form satisfactory to Landlord in writing certifying that this Lease is unmodified and in full force and effect and that Tenant has no defenses, offsets or counterclaims against its obligations to pay the Annual
Fixed Rent and Additional Rent and any other charges and to perform its other covenants under this Lease 

  
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(or, if there have been any modifications, that this Lease is in full force and effect as modified and stating the modifications and, if there are any defenses, offsets or counterclaims, setting
them forth in reasonable detail), the dates to which the Annual Fixed Rent and Additional Rent and other charges have been paid, and any other factual matter pertaining to this Lease. Any such statement delivered pursuant to this Subsection 6.1.10
may be relied upon by any prospective purchaser or mortgagee of the Property, or any prospective assignee of such mortgage. 
 6.1.11
Landlord’s Expenses For Consents. Tenant shall reimburse Landlord, as Additional Rent, promptly following written demand for all reasonable legal, engineering and other professional services expenses incurred by Landlord in connection
with all requests by Tenant for consent or approval hereunder. 
 6.1.12 Financial Information. Tenant shall provide Landlord (no
more than twice per any calendar year during the term of this Lease) with Tenant’s most recent financial statements and confirmation of Tenant’s organizational structure as Landlord or the holder of any mortgage of the Building reasonably
requires, within fifteen (15) days of written request. All of Tenant’s financial information furnished to Landlord or the holder of any mortgage of the Building shall be kept confidential and may not be disclosed by Landlord or the holder
of any mortgage of the Building to anyone other than Landlord’s employees or agents (including advisers, consultants, accountants and attorneys), by any manner or means, directly or indirectly, without Tenant’s prior written consent;
provided, however, Tenant’s consent shall not be required in the event Landlord is reasonably required to disclose the terms of this Lease to its lenders or potential advisors, business partners or buyers (provided such parties agree to hold
the same confidentially in the same manner as Landlord is required to hold the same confidentially), or by reason of an order from any competent public authority. 

6.1.13 Data Obligations. Tenant shall submit to Landlord, within thirty (30) days of written request, but not more frequently than
semi-annually, any waste management, recycling, energy and water consumption data, including usage and charges as they may appear on any utility bills received by Tenant, in a format and covering a period of time reasonably acceptable to Landlord.
Landlord shall provide such non-proprietary, current information relating to Property energy and water consumption, waste management and recycling as Landlord has readily available, within thirty
(30) days of request by Tenant, not more frequently than semi-annually. 
 6.2 Negative Covenants. Tenant shall not do the
following. 
 6.2.1 Assignment and Subletting. Except as otherwise expressly set forth herein, Tenant shall not assign, mortgage,
pledge, hypothecate, encumber or otherwise transfer this Lease or any interest herein or sublease (which term shall be deemed to include the granting of concessions and licenses and the like) all or any part of the Premises or suffer or permit this
Lease or the leasehold estate hereby created or any other rights arising under this Lease to be assigned, transferred, mortgaged, pledged, hypothecated or encumbered, in whole or in part, whether voluntarily, involuntarily or by operation of law, or
permit the use or occupancy of the Premises by anyone other than Tenant, except with Landlord’s prior written consent, which such consent shall not be unreasonably withheld, conditioned or delayed by Landlord. 

  
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 Any transaction or series of transactions, whether by merger, transfer of stock, partnership
interests, membership interests or other equitable and/or beneficial interests, or otherwise (excluding transfers of stock, partnership interests, membership interests or other equitable and/or beneficial interests effected through a nationally
recognized securities exchange), that results in a Change of Control (as hereinafter defined) shall be deemed to be an assignment of this Lease. “Change of Control” means (a) any change of direct or indirect ownership of more
than fifty percent (50%) of the voting stock, partnership interests, membership interests or other equitable and/or beneficial interests of Tenant, (b) any change of direct or indirect power (whether or not exercised) to elect a majority of the
directors of Tenant, or (c) the transfer of all or substantially all of Tenant’s assets. 
 Notwithstanding the foregoing, subject
to the Affiliate Transfer Conditions (as hereinafter defined), Tenant may, without the need for Landlord’s consent, assign its interest in this Lease or sublet the whole or any portion of the Premises to any entity (an
“Affiliate”) which is a direct or indirect subsidiary or parent (or a direct or indirect subsidiary of a parent) of Cytek Biosciences, Inc. The “Affiliate Transfer Conditions” are that (i) Tenant shall provide
Landlord with written notice of such assignment or sublet on or before the tenth (10th) day prior to such assignment or the effective date of the sublease, (ii) as of the date such assignment or sublease becomes effective there shall exist no
Default of Tenant under this Lease, or event or conditions which, with the giving of notice, the passage of time, or both, could mature into an Default of Tenant under this Lease, (iii) the principal purpose of such assignment is not the
transfer of Tenant’s interest in this Lease (except if such assignment is made for a valid intracorporate business purpose to an Affiliate and is not made to circumvent the provisions of this Section 6.2.1), and (iv) Tenant shall,
contemporaneously with such assignment or sublease, provide Landlord with a fully-executed counterpart of such assignment or sublease, which shall include an agreement by the assignee in form reasonably satisfactory to Landlord, to be bound by all
of the terms of this Lease. 
 No subletting or assignment shall in any way impair the continuing primary liability of Tenant hereunder, and
no consent to any subletting or assignment in a particular instance shall be deemed to be a waiver of the obligation to obtain Landlord’s written approval in the case of any other subletting or assignment. Tenant shall reimburse Landlord
promptly following written demand for its reasonable attorneys’ fees, costs and disbursements incurred in connection with documenting Landlord’s consent to any assignment or sublease. 

6.2.2 Nuisance. Tenant shall not: injure, deface or otherwise harm the Premises; commit any nuisance; permit in the Premises any
inflammable fluids or chemicals (except such as are customarily used in connection with standard office equipment); permit any cooking to such extent as requires special exhaust venting; permit the emission of any objectionable noise or odor; make,
allow or suffer any waste; make any use of the Premises which is improper, offensive or contrary to any law or ordinance or which will invalidate or increase the premiums for any of Landlord’s insurance or which is liable to render necessary
any alteration or addition to the Property; or conduct any auction, fire, “going out of business” or bankruptcy sales. 
 6.2.3
Floor Load; Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the lesser of the floor load capacity which such floor was designed to carry or which is allowed by law. Landlord reserves the right to
prescribe the weight and 

  
 23 

 
position of all heavy business machines and equipment, including safes, which shall be placed so as to distribute the weight. Business machines and mechanical equipment which cause vibration or
noise shall be placed and maintained by Tenant at Tenant’s expense in settings sufficient to absorb and prevent vibration, noise and annoyance. 

6.2.4 Electricity. Tenant shall not connect to the electrical distribution system serving the Premises a total load exceeding the
lesser of the capacity of such system or the maximum load permitted from time to time under applicable governmental regulations. The capacity of the electrical distribution system serving the Premises shall be the lesser of (a) the capacity of
the branch of the system serving the Premises exclusively or (b) the allocation to the Premises of the capacity of the system serving the entire Property, Landlord and Tenant agreeing that such capacity shall be allocated equally over the
entire rentable area of the Property. 
 6.2.5 Installation, Alterations or Additions. Tenant shall not make any installations,
alterations or additions in, to or on the Premises nor permit the making of any holes in the walls, partitions, ceilings or floors without on each occasion obtaining the prior consent of Landlord, and then only pursuant to plans and specifications
approved by Landlord in advance in each instance. Landlord’s consent shall not be unreasonably withheld, conditioned or delayed with respect to installations, alterations, additions or improvements that are consistent with Building standards,
do not affect the plumbing, HVAC, mechanical, electrical or life safety systems or the structural elements of the Building, are not visible from the outside of the Premises, do not require a building permit and shall not increase Operating Costs or
Taxes or require Landlord to perform any work to the Building. Notwithstanding the foregoing, repainting, recarpeting and/or the making of any alteration that (a) does not affect the Building Structure or the Building Systems and Components and
(b) does not require a permit or other government approval to undertake, shall not require the prior written consent of Landlord, provided that Tenant shall provide Landlord with prior notice thereof. Subject to the provisions of this
Subsection 6.2.5, during the term of this Lease, Tenant shall have the exclusive right, at Tenant’s sole cost and expense, to install and operate solar panels, satellite dishes or similar antennas, and other telecommunication devices on the
roof of the Building. All work to be performed to the Premises by Tenant shall (i) be performed in a good and workmanlike manner by contractors approved in advance by Landlord and in compliance with all applicable zoning, building, fire, health
and other codes, regulations, ordinances and laws, (ii) be made at Tenant’s sole cost and expense and at such reasonable times and in such a manner as Landlord may from time to time designate, and (iii) become part of the Premises and
the property of Landlord without being deemed additional rent for tax purposes, Landlord and Tenant agreeing that Tenant shall be treated as the owner for tax purposes until the expiration or earlier termination of the term hereof, subject to
Landlord’s rights pursuant to Section 6.1.8 to require Tenant to remove the same at or prior to the expiration or earlier termination of the term hereof. For the avoidance of doubt and notwithstanding the foregoing, Landlord shall be
treated as the owner for tax purposes of the Landlord Improvements. Tenant shall pay promptly when due the entire cost of any work to the Premises so that the Premises, Building and Property shall at all times be free of liens for labor and
materials, and, at Landlord’s written request, Tenant shall furnish to Landlord a bond or other security acceptable to Landlord assuring that any such work will be completed in accordance with the plans and specifications theretofore approved
by Landlord and assuring that the Premises will remain free of any mechanics’ lien or other encumbrances that may 

  
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arise out of such work. Prior to the commencement of any such work, and throughout and until completion thereof, Tenant shall maintain, or cause to be maintained, such insurance with coverage
limits as shall be reasonably required by Landlord. Whenever and as often as any mechanic’s or materialmen’s lien shall have been filed against the Property based upon any act of Tenant or of anyone claiming through Tenant, Tenant shall
within three (3) business days of notice from Landlord to Tenant take such action by bonding, deposit or payment as will remove or satisfy the lien. 

6.2.6 Signs. Tenant shall not paint or place any signs or place any curtains, blinds, shades, awnings, aerials, or the like, visible
from outside the Premises; provided, however, that Tenant shall be granted the exclusive right to install signage (including on the monument and façade signage for the Building) consistent with any existing signage program then currently
existing within the center containing the Building (provided that such signage is reviewed and approved in advance in writing by Landlord and the City of Fremont, and Landlord’s approval shall not be unreasonably withheld, conditioned or
delayed). The costs associated with the purchase, installation, maintenance and eventual removal (upon expiration of the term of this Lease if requested by Landlord at the time of Landlord’s approval of said signage) of such signage shall be
borne exclusively by Tenant. All signage shall conform to all applicable laws. 
 6.2.7 Oil and Hazardous Materials. Tenant shall
not, without Landlord’s prior written consent, which consent may be withheld by Landlord in its sole discretion: introduce on or transfer to the Premises or Property, any Hazardous Materials (as hereinafter defined); dump, flush or otherwise
dispose of any Hazardous Materials into the drainage, sewage or waste disposal systems serving the Premises or Property; generate, store, use, release, spill or dispose of any Hazardous Materials in or on the Premises or the Property, or transfer
any Hazardous Materials from the Premises to any other location; or commit or suffer to be committed in or on the Premises or Property any act which would require any reporting or filing of any notice with any governmental agency pursuant to any
statutes, laws, codes, ordinances, rules or regulations, present or future, applicable to the Property or to Hazardous Materials. Tenant agrees that, if permitted by Landlord, Tenant’s use, generation or storage of Hazardous Materials in or on
the Premises or Property shall comply with all Environmental Laws (as hereinafter defined). Notwithstanding the foregoing, Tenant shall be permitted to use and store within the Premises de minimus quantities of cleaning fluids, office supplies and
similar substances and materials typically used for general office purposes, which may be classified as Hazardous Materials, so long as such substances and materials are used, stored and removed in accordance with all Environmental Laws. 

Unless otherwise permitted by Landlord, Tenant agrees that if it shall generate, store, release, spill, dispose of or transfer to the Premises
or Property any Hazardous Materials, it shall forthwith remove the same, at its sole cost and expense, in the manner provided by all applicable Environmental Laws, regardless of when such Hazardous Materials shall be discovered. Furthermore, Tenant
shall pay any fines, penalties or other assessments imposed by any governmental agency with respect to any such Hazardous Materials and shall forthwith repair and restore any portion of the Premises or Property which it shall disturb in so removing
any such Hazardous Materials to the condition which existed prior to Tenant’s disturbance thereof. 

  
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 Tenant agrees to deliver promptly to Landlord any notices, orders or similar documents
received from any governmental agency or official concerning any violation of any Environmental Laws or with respect to any Hazardous Materials affecting the Premises or Property. In addition, Tenant shall, within ten (10) days of receipt,
accurately complete any questionnaires from Landlord or other informational requests relating to Tenant’s use of the Premises and, in particular, to Tenant’s use, generation, storage and/or disposal of Hazardous Materials at, to, or from
the Premises. 
 Tenant shall indemnify, defend (by counsel satisfactory to Landlord), protect, and hold Landlord free and harmless from and
against any and all claims, or threatened claims, including without limitation, claims for death of or injury to any person or damage to any property, actions, administrative proceedings, whether formal or informal, judgments, damages, punitive
damages, liabilities, penalties, fines, costs, taxes, assessments, forfeitures, losses, expenses, out-of-pocket attorneys’ fees, costs and disbursements, consultant
fees, and expert fees that arise from or are caused in whole or in part, directly or indirectly, by (a) Tenant’s use, analysis, storage, transportation, disposal, release, threatened release, discharge or generation of Hazardous Materials
to, in, on, under, about or from the Premises, or (b) Tenant’s failure to comply with any Environmental Laws. Tenant’s obligations hereunder shall include, without limitation, and whether foreseeable or unforeseeable, all costs
(including, without limitation, capital, operating and maintenance costs) incurred in connection with any investigation or monitoring of site conditions, repair, cleanup, containment, remedial, removal or restoration work, or detoxification or
decontamination of the Premises, and the preparation and implementation of any closure, remedial action or other required plans in connection therewith. For purposes of this Section 6.2.7, any acts or omissions of Tenant, or its subtenants or
assignees or its or their employees, agents, or contractors (whether or not they are negligent, intentional, willful or unlawful) shall be attributable to Tenant. 

Landlord represents that, to Landlord’s knowledge, (i) Hazardous Materials have not been used, generated, manufactured, produced,
stored, released, discharged or disposed of on, under or about the Property or transferred to or from the Property, except in material compliance with Environmental Laws and (ii) Landlord has not received any notice from any governmental
authority that Hazardous Materials are present in, on or under the Property in violation of Environmental Laws. Landlord shall comply with all Environmental Laws in its operation of the Property. So long as not caused by Tenant or any subtenant of
Tenant or any of its or their agents, contractors, employees or invitees, Landlord shall, in a manner that complies with all Environmental Laws, remove, transport and dispose of any Hazardous Material and perform all remediation and cleanup of the
Premises, the Building and Property necessary to cause the Property to comply in all material respects with Environmental Laws. Except to the extent caused by Tenant or any subtenant of Tenant or any of its or their agents, contractors, employees or
invitees, Tenant shall not be liable for the removal or remediation of any Hazardous Materials that are discovered on, under or about the Premises during the completion of the Landlord Improvements prior to the Commencement Date. 

The term “Hazardous Materials” shall mean and include any oils, petroleum products, asbestos, radioactive, biological,
medical or infectious wastes or materials, and any other toxic or hazardous wastes, materials and substances which are defined, determined or identified as such in any Environmental Laws, or in any judicial or administrative interpretation of
Environmental Laws. 

  
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 The term “Environmental Laws” shall mean any and all federal, state and
municipal statutes, laws, regulations, ordinances, rules, judgments, orders, decrees, codes, plans, injunctions, permits, concessions, grants, franchises, licenses, agreements or other governmental restrictions relating to the environment or to
emissions, discharges or releases of pollutants, contaminants, petroleum or petroleum products, medical, biological, infectious, toxic or hazardous substances or wastes into the environment including, without limitation, ambient air, surface water,
ground water or land, or otherwise relating to the manufacture, processing, distribution, use, treatment, storage, disposal, transport or handling of pollutants, contaminants, petroleum or petroleum products, medical, biological, infectious, toxic
or hazardous substances or wastes or the cleanup or other remediation thereof. 
 ARTICLE 7 

Casualty or Taking 
 7.1
Termination. In the event that the Premises or the Property, or any material part thereof shall be destroyed or damaged by fire or casualty, shall be taken by any public authority or for any public use or shall be condemned by the action of
any public authority, then the term of this Lease may be terminated at the election of Landlord. Such election, which may be made notwithstanding the fact that Landlord’s entire interest may have been divested, shall be made by the giving of
notice by Landlord to Tenant not later than one hundred twenty (120) days after the date of the taking or casualty. 
 In the event
that any material portion of the Premises is made unusable for the conduct of Tenant’s business due to a taking or condemnation by any public authority (other than temporarily for a period of less than one hundred eighty (180) days), then
the term of this Lease may be terminated at the election of Tenant by the giving of notice by Tenant to Landlord within sixty (60) days after the date of the taking or condemnation. In the event any material part of the Premises shall be
destroyed or damaged or shall be made inaccessible or untenantable by fire or other casualty (and Landlord has not elected to terminate the term of this Lease pursuant to the preceding paragraph), then within a reasonable time after the occurrence
of such casualty damage, Landlord shall give Tenant a notice (the “Restoration Notice”) advising Tenant whether or not Landlord intends to restore the Premises and access thereto to a condition substantially the same as existed
immediately prior to such damage (subject to any modification required by then current laws, rules, regulations and ordinances and excluding any improvements to the Premises made by or on behalf of Tenant) and if Landlord intends to so restore, of
the time required to substantially complete such work, as reasonably estimated by an architect or general contractor selected by Landlord. If the Restoration Notice indicates either that (a) Landlord shall not restore the Premises as provided
above, or (b) the estimated time required for Landlord to substantially complete such restoration work shall exceed one hundred and eighty (180) days from the occurrence of such casualty damage or the number of days which as of the date of
the casualty constitutes more than half of the then remainder of the term of this Lease, whichever period is shorter, Tenant may elect to terminate the term of this Lease by giving notice to Landlord not later than thirty (30) days after the
date on which Landlord gives Tenant the Restoration Notice. Tenant may also elect to terminate the term of 

  
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this Lease by notice to Landlord if Landlord shall not have caused the restoration work to have been substantially completed on or before the date thirty (30) days after the date identified
therefor in the Restoration Notice, subject to extension for force majeure events, whereupon the term of this Lease shall terminate thirty (30) days following the date of such notice, unless Landlord substantially completes such restoration
work within such thirty (30)-day period, in which case such notice of termination shall be a nullity. Notwithstanding the foregoing, Tenant shall have no right to terminate the term of this Lease due to a fire
or other casualty if the cause thereof was due to the gross negligence or intentional misconduct of Tenant or any subtenant of Tenant or any agent or employee of Tenant or its subtenant(s). 

7.2 Restoration. If neither party elects to terminate this Lease pursuant to the terms of Section 7.1, this Lease shall continue
in force and (so long as the damage is not caused by the negligence or other wrongful act of Tenant or its employees, agents, contractors or invitees) a just proportion of the Annual Fixed Rent and Additional Rent for Taxes and Operating Costs,
according to the nature and extent of the damages sustained by the Premises, shall be suspended or abated until the Premises (excluding any improvements to the Premises made at Tenant’s expense), or what may remain thereof, shall be put by
Landlord in proper condition for use, which Landlord covenants to do with reasonable diligence to the extent permitted by the net proceeds of insurance recovered or damages awarded for such destruction, taking, or condemnation and subject to zoning
and building laws or ordinances then in existence. “Net proceeds of insurance recovered or damages awarded” means the gross amount of such insurance or damages actually made available to Landlord (and not retained by any Superior
Lessor (as hereinafter defined) or Superior Mortgagee (as hereinafter defined)) less the reasonable expenses of Landlord incurred in connection with the collection of the same, including without limitation, reasonable fees and expenses for legal and
appraisal services. 
 7.3 Award. Irrespective of the form in which recovery may be had by law, all rights to seek reimbursement for
damages or compensation arising from fire or other casualty or any taking by eminent domain or condemnation shall belong to Landlord in all cases. Tenant hereby grants to Landlord all of Tenant’s rights to such claims for damages and
compensation and covenants to deliver such further assignments thereof as Landlord may from time to time request. Nothing contained herein shall be construed to prevent Tenant from prosecuting in any condemnation proceedings a claim for relocation
expenses, provided that such action shall not affect the amount of compensation otherwise recoverable by Landlord from the taking authority. 

ARTICLE 8 
 Defaults

 8.1 Default of Tenant. (a) If Tenant shall default in its obligations to pay the Annual Fixed Rent or Additional Rent or
any other charges under this Lease when due or shall default in complying with its obligations under Subsection 6.1.11 of this Lease and if any such default shall continue for five (5) days after written notice from Landlord designating such
default, or (b) if as promptly as possible but in any event within thirty (30) days after written notice from Landlord to Tenant specifying any default or defaults other than those set forth in clause (a) Tenant has not cured the
default or defaults so specified, or if such default is of such a nature that it cannot be cured 

  
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within thirty (30) days, if Tenant does not commence the curing of such default within such thirty (30)-day period and thereafter diligently and
continuously prosecute such cure to completion as soon as possible, but in no event later than sixty (60) days from the date of Landlord’s notice to Tenant specifying the default, then, and in any of such cases indicated in clauses
(a) and (b) hereof (collectively and individually, a “Default of Tenant”), Landlord may, in addition to and not in derogation of any remedies for any preceding breach of covenant, acting through its employees, agents or
servants, immediately or at any time thereafter, terminate this Lease by notice to Tenant in the manner provided in Section 10.1, and shall have the immediate right to re-enter and repossess the Premises,
whereupon on the date specified in such notice, the term of this Lease and all of Tenant’s rights and privileges under this Lease shall expire and terminate but Tenant shall remain liable as hereinafter provided. 

8.2 Remedies. In the event Landlord shall elect to re-enter pursuant to Section 8.1, or in
the event Landlord shall take possession of the Premises pursuant to legal proceedings or pursuant to any notice provided by law, and should Landlord elect to terminate this Lease, Landlord may recover from Tenant: 

(a) the worth at the time of the award of the unpaid Annual Fixed Rent, Additional Rent and other charges payable hereunder which are due,
owing and unpaid by Tenant to Landlord at the time of termination; and 
 (b) the worth at the time of the award of the amount by which
(i) the unpaid Annual Fixed Rent, Additional Rent and other charges payable hereunder which would have been earned after termination until the time of the award exceeds (ii) the amount of such rental loss for such period that Tenant proves
could have been reasonably avoided; and 
 (c) the worth at the time of the award of the amount by which (i) the unpaid Annual Fixed
Rent, Additional Rent and other charges payable hereunder for the balance of the term of this Lease after the time of such award exceeds (ii) the amount of such rental loss for such period that Tenant proves could be reasonably avoided; and

 (d) all other amounts necessary to compensate Landlord for all the detriment proximately caused by Tenant’s failure to perform its
obligations under this Lease or which in the ordinary course of events are likely to result therefrom, including, without limitation, all costs (including reasonable attorneys’ fees, costs and disbursements) of recovering possession of the
Premises, removing persons or property from the Premises, repairs, brokers’ fees, advertising and alterations to the Premises in connection with reletting the Premises; and 

(e) at Landlord’s election, other amounts in addition to or in lieu of the above as may be permitted from time to time by applicable law.

 All computations of the worth at the time of amounts recoverable by Landlord under clauses (a), (b), and (d) shall be computed by
allowing interest at the Default Rate. The worth at the time of award recoverable by Landlord under clause (c) above shall be computed by discounting the amount otherwise recoverable by Landlord at the discount rate of the Federal Reserve Bank
of San Francisco plus one percent (1%). 

  
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 If the Premises or any part of the Premises are vacated or abandoned (except with
Landlord’s prior written consent or in connection with the performance of any alterations approved pursuant to Section 6.2.5), or if Landlord takes possession of the Premises pursuant to legal proceedings or pursuant to any notice provided
by applicable law, and if Landlord does not elect to terminate this Lease, Landlord may from time to time, without terminating this Lease, recover all Annual Fixed Rent, Additional Rent and other charges payable hereunder as it becomes due, and at
Landlord’s election, relet the Premises or any part of the Premises upon such terms, at such rent, upon such conditions and for such a period of time as Landlord in its sole discretion may deem advisable. Landlord shall also have the right to
make such alterations, repairs and decorations in the Premises as Landlord in its sole judgment considers advisable and necessary for the purpose of reletting the Premises; and the making of such alterations, repairs and decorations shall not
operate or be construed to release Tenant from liability hereunder as aforesaid. Landlord shall apply to any unpaid amounts due Landlord hereunder the net proceeds, if any, of any reletting of the Premises, after deducting all expenses in connection
therewith, including, without limitation, all repossession costs, brokerage commissions, legal expenses, attorneys’ fees, costs and disbursements, advertising, expenses of employees, alteration costs and expenses of preparing the Premises for
such reletting. Tenant hereby waives all right to receive all or any portion of the net proceeds of any such reletting. Landlord shall in no event be liable in any way whatsoever for failure to relet the Premises, or, in the event that the Premises
are relet, for failure to collect the rent under such reletting. 
 In the event of a Default of Tenant, Landlord may, at its option,
enforce all of its rights and remedies under this Lease, including the right to recover the Annual Fixed Rent, Additional Rent and other charges payable hereunder as it becomes due hereunder. Additionally, Landlord shall be entitled to recover from
Tenant all costs of maintenance and preservation of the Premises, and all costs, including out-of-pocket attorneys’ fees, costs and disbursement, to protect the
Premises and Landlord’s interest under this Lease. 
 At any time after a Default of Tenant occurs, Landlord may re-enter the Premises and remove all persons and property from the Premises; such 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 into the Premises by Landlord pursuant to this paragraph shall be construed as an election to terminate this Lease unless a written notice of such intention is given to Tenant. 

To the fullest extent permitted by law, Tenant hereby expressly waives any and all rights of redemption or relief from forfeiture under
California Civil Procedure Sections 1174 and 1179, or any other present or future laws in the event of Tenant being evicted or dispossessed, or in the event of Landlord obtaining possession of the Premises, by reason of the violation by Tenant of
any of the covenants and conditions of this Lease. 
 Nothing contained in this Lease shall limit or prejudice the right of Landlord to
prove for and obtain in proceedings for bankruptcy or insolvency 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 be greater than, equal to, or less than the amount of the loss or damages referred to above. 

  
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 8.3 Remedies Cumulative. Except as expressly provided otherwise in Section 8.2,
any and all rights and remedies which Landlord may have under this Lease, and at law and equity (including without limitation actions at law for direct, indirect, special and consequential (foreseeable and unforeseeable) damages), for Tenant’s
failure to comply with its obligations under this Lease shall be cumulative and shall not be deemed inconsistent with each other, and any two or more of all such rights and remedies may be exercised at the same time insofar as permitted by law. 

8.4 Landlord’s Right to Cure Defaults. At any time with or without notice, Landlord shall have the right, but shall not be
required, to pay such sums or do any act which requires the expenditure of monies which may be necessary or appropriate by reason of the failure or neglect of Tenant to comply with any of its obligations under this Lease (irrespective of whether the
same shall have ripened into a Default of Tenant), and in the event of the exercise of such right by Landlord, Tenant agrees to pay to Landlord forthwith upon written demand, as Additional Rent, all such sums including reasonable attorneys’
fees, costs and disbursements, together with interest thereon at a rate (the “Default Rate”) equal to ten percent (10%). 
 8.5
Holding Over. Any holding over by Tenant after the expiration or early termination of the term of this Lease without Landlord’s prior written approval shall be treated as a daily tenancy at sufferance at a rental rate equal one hundred
fifty percent (150%) of the sum of the Annual Fixed Rent in effect immediately prior to the expiration or earlier termination of the term plus Additional Rent and other charges herein provided (prorated on a daily basis). Tenant shall also pay to
Landlord all damages, direct and/or consequential (foreseeable and unforeseeable), sustained by reason of any such holding over, provided that Tenant shall not be liable for consequential damages unless Tenant shall hold over for more than forty
five (45) days. Otherwise, all of the covenants, agreements and obligations of Tenant applicable during the term of this Lease shall apply and be performed by Tenant during such period of holding over as if such period were part of the term of
this Lease. 
 8.6 Effect of Waivers of Default. Any consent or permission by Landlord to any act or omission by Tenant shall not be
deemed to be consent or permission by Landlord to any other similar or dissimilar act or omission and any such consent or permission in one instance shall not be deemed to be consent or permission in any other instance. 

8.7 No Waiver, Etc. The failure of Landlord or Tenant to seek redress for violation of, or to insist upon the strict performance of,
any covenant or condition of this Lease shall not be deemed a waiver of such violation nor 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 to have been a waiver of such breach by Landlord, or by Tenant, unless such waiver is in writing signed by the party to be charged. No consent or waiver,
express or implied, by Landlord or Tenant to or of any breach of any agreement or duty shall be construed as a waiver or consent to or of any other breach of the same or any other agreement or duty. 

8.8 No Accord and Satisfaction. No acceptance by Landlord of a lesser sum than the Annual Fixed Rent, Additional Rent or any other
charge then due shall be deemed to be other than on account of the earliest installment of such rent or charge due, nor shall any endorsement or 

  
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statement on any check or any letter accompanying any check or payment as rent or other charge 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 installment or pursue any other remedy in this Lease provided. 

ARTICLE 9 
 Rights of
Mortgagees or Ground Lessor 
 This Lease, and all rights of Tenant hereunder, are and shall be subject and subordinate to any ground or
master lease, and to any and all mortgages, which may now or hereafter affect the Building or the Property and/or any such lease. This Section shall be self-operative and no further instrument of subordination shall be required. In confirmation of
such subordination, Tenant shall promptly execute, acknowledge and deliver any commercially reasonable instrument that Landlord, the lessor under any such lease or the holder of any such mortgage or any of their respective successors in interest may
reasonably request to evidence such subordination. Any lease to which this Lease is subject and subordinate is herein called “Superior Lease” and the lessor of a Superior Lease or its successor in interest, at the time referred to,
is herein called “Superior Lessor”. Any mortgage to which this Lease is subject and subordinate is herein called “Superior Mortgage” and the holder of a Superior Mortgage is herein called “Superior
Mortgagee”. Notwithstanding the foregoing to the contrary, any Superior Lessor or Superior Mortgagee may, at its option, subordinate the Superior Lease or Superior Mortgage of which it is the lessor or holder to this Lease by giving Tenant
ten (10) days prior written notice of such election, whereupon this Lease shall, irrespective of dates of execution, delivery and recording, be superior to such Superior Lease or Superior Mortgage and no other documentation shall be necessary
to effect such change. As of the date hereof, there is no Superior Mortgage. 
 If any Superior Lessor or Superior Mortgagee or the nominee
or designee of any Superior Lessor or Superior Mortgagee shall succeed to the rights of Landlord under this Lease, whether through possession or foreclosure action or delivery of a new lease or deed, or otherwise (except pursuant to the last
sentence of the preceding paragraph), then at the written request of such party so succeeding to Landlord’s rights (herein called “Successor Landlord”) and upon such Successor Landlord’s written agreement to accept
Tenant’s attornment, Tenant shall attorn to and recognize such Successor Landlord as Tenant’s landlord under this Lease and shall promptly execute and deliver any commercially reasonable instrument that such Successor Landlord may
reasonably request to evidence such attornment. Upon such attornment, this Lease shall continue in full force and effect as a direct lease between the Successor Landlord and Tenant upon all of the terms, conditions and covenants as are set forth in
this Lease, and Tenant’s possession and this Lease shall not be disturbed so long as Tenant is not in default beyond any applicable notice and cure periods, except that the Successor Landlord (unless formerly the landlord under this Lease)
shall not be (a) liable in any way to Tenant for any act or omission, neglect or default on the part of Landlord under this Lease except for curing any continuing repair and maintenance defaults and that Successor Landlord shall be required to
perform all obligations of Landlord under this Lease attributable to any period after Successor Landlord succeeds to the interest of Landlord, (b) responsible for any monies owing by or on deposit with Landlord to the credit of Tenant except to
the extent such monies are actually delivered to the Successor Landlord, (c) subject to any counterclaim or setoff 

  
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which theretofore accrued to Tenant against Landlord, (d) bound by any modification of this Lease subsequent to such Superior Lease or Superior Mortgage, or by any previous prepayment of
Annual Fixed Rent or Additional Rent for more than one (1) month, which was not approved in writing by the Successor Landlord, (e) liable to Tenant beyond the Successor Landlord’s interest in the Property, or (f) required to
remove any person occupying the Premises or any part thereof, except if such person claims by, through or under the Successor Landlord. Tenant agrees at any time and from time to time to execute a commercially reasonable instrument in confirmation
of Tenant’s agreement to attorn, as aforesaid. 
 ARTICLE 10 

Miscellaneous Provisions 

10.1 Notices. Except as may be expressly provided herein otherwise, all notices, requests, demands, consents, approval or other
communications to or upon the respective parties hereto shall be in writing, shall be delivered by hand or mailed by certified or registered mail, return receipt requested, or by a nationally recognized courier service that provides a receipt for
delivery such as Federal Express, United Parcel Service or U.S. Postal Service Express Mail and shall be addressed as follows: if intended for Landlord, to the Original Address of Landlord set forth in Section 1.1 of this Lease (or to such
other address or addresses as may from time to time hereafter be designated by Landlord by notice to Tenant); and if intended for Tenant, addressed to Tenant at the Original Address of Tenant set forth in Section 1.1 of this Lease until the
Commencement Date and thereafter to the Premises (or to such other address or addresses as may from time to time hereafter be designated by Tenant by notice to Landlord). Notices shall be effective on the date delivered to (or the first date such
delivery is attempted and refused by) the party to which such notice is required or permitted to be given or made under this Lease. Notices from Landlord may be given by Landlord’s agent, if any, or Landlord’s attorney. Any bills or
invoices for Annual Fixed Rent or Additional Rent may be given by mail (which need not be registered or certified) and, if so given, shall be deemed given on the third business day following the date of posting. 

10.2 Quiet Enjoyment and Landlord’s Right to Make Alterations. Landlord agrees that upon Tenant’s paying the rent and
performing and observing the agreements, conditions and other provisions on its part to be performed and observed, Tenant shall and may peaceably and quietly have, hold and enjoy the Premises during the term hereof without any manner of hindrance or
molestation from Landlord or anyone claiming under Landlord, subject, however, to the terms of this Lease; provided, however, Landlord reserves the right at any time and from time to time, without the same constituting breach of Landlord’s
covenant of quiet enjoyment or an actual or constructive eviction, and without Landlord incurring any liability to Tenant or otherwise affecting Tenant’s obligations under this Lease, to make such changes, alterations, improvements, repairs or
replacements in or to the interior and exterior of the Building (including the Premises) and the fixtures and equipment thereof, and in or to the Property, or properties adjacent thereto, as Landlord may deem necessary or desirable, and to change
(provided that there be no unreasonable obstruction of the right of access to the Premises by Tenant and that Landlord use commercially reasonable efforts to minimize, to the extent practical, any interference with the conduct of business at the
Premises) the arrangement and/or location of entrances or passageways, doors and doorways, corridors or elevators of the Building and Property, provided such changes and alterations do not materially and adversely affect Tenant’s rights under
this Lease. 

  
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 10.3 Waiver of Jury Trial. LANDLORD AND TENANT HEREBY WAIVE TRIAL BY JURY IN ANY
ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THEM AGAINST THE OTHER IN CONNECTION WITH THIS LEASE. 
 10.4 Lease not to be
Recorded; Confidentiality of Lease Terms. Tenant agrees that it will not record this Lease. Both parties shall, upon the request of either (and at the expense of the requesting party), execute and deliver a notice or short form of this Lease in
such form, if any, as may be acceptable for recording with the land records of the governmental entity responsible for keeping such records for the City of Fremont. In no event shall such document set forth the rent or other charges payable by
Tenant pursuant to this Lease; and any such document shall expressly state that it is executed pursuant to the provisions contained in this Lease and is not intended to vary the terms and conditions of this Lease. 

Tenant shall not make or permit to be made any press release or other similar public statement regarding this Lease without the prior approval
of Landlord, which approval shall not be unreasonably withheld. 
 10.5 Limitation of Landlord’s Liability. The term
“Landlord”, so far as covenants or obligations to be performed by Landlord are concerned, shall be limited to mean and include only the owner or owners at the time in question of Landlord’s interest in the Property, and in the event
of any transfer or transfers of such title to said property, Landlord (and in case of any subsequent transfers or conveyances, the then grantor) shall be concurrently freed and relieved from and after the date of such transfer or conveyance, without
any further instrument or agreement, of all liability with respect to the performance of any covenants or obligations on the part of Landlord contained in this Lease thereafter to be performed, it being intended hereby that the covenants and
obligations contained in this Lease on the part of Landlord, shall, subject as aforesaid, be binding on Landlord, its successors and assigns, only during and in respect of their respective period of ownership of such interest in the Property.
Notwithstanding the foregoing, in no event shall the acquisition of Landlord’s interest in the Property by a purchaser which, simultaneously therewith, leases Landlord’s entire interest in the Property back to Landlord, be treated as an
assumption by operation of law or otherwise, of Landlord’s obligations hereunder. Tenant shall look solely to such seller-lessee, and its successors from time to time in title, for performance of Landlord’s obligations hereunder. The
seller-lessee, and its successors in title, shall be Landlord hereunder unless and until such purchaser expressly assumes in writing Landlord’s obligations hereunder. 

Tenant shall not assert nor seek to enforce any claim for breach of this Lease against any of Landlord’s assets other than
Landlord’s interest in the Property, and Tenant agrees to look solely to such interest for the satisfaction of any liability or claim against Landlord under this Lease, it being specifically agreed that in no event whatsoever shall Landlord
ever be personally liable for any such liability. In addition, Landlord hereby notifies Tenant that the Declaration of Trust of Landlord provides, and Tenant agrees, that no trustee, officer, director, general or limited partner, member,
shareholder, beneficiary, employee or agent of Landlord (including any person or entity from time to time engaged to supervise and/or manage the operation of Landlord) shall be held to any liability,

  
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jointly or severally, for any debt, claim, demand, judgment, decree, liability or obligation of any kind (in tort, contract or otherwise) of, against or with respect to Landlord or arising out of
any action taken or omitted for or on behalf of Landlord. Similarly, Landlord agrees that no trustee, officer, director, general or limited partner, member, shareholder, beneficiary, employee or agent of Tenant (including any person or entity from
time to time engaged to supervise and/or manage the operation of Tenant) shall be held to any liability, jointly or severally, for any debt, claim, demand, judgment, decree, liability or obligation of any kind (in tort, contract or otherwise) of,
against or with respect to Tenant or arising out of any action taken or omitted for or on behalf of Tenant, except pursuant to any guaranty of Tenant’s payment and performance obligations hereunder entered into by any such person or entity.

 10.6 Landlord’s Default. Landlord shall not be deemed to be in breach of, or in default in the performance of, any of its
obligations under this Lease unless it shall fail to perform such obligation(s) and such failure shall continue for a period of thirty (30) days, or such additional time as is reasonably required to correct any such breach or default, after
written notice has been given by Tenant to Landlord specifying the nature of Landlord’s alleged breach or default. Upon a Landlord default, Tenant may pursue whatever remedies it has at law or in equity or under the terms of this Lease
(including, without limitation, Tenant’s rights pursuant to Section 5.2 of this Lease). Landlord’s failure to perform any of its obligations hereunder shall not be deemed an eviction of Tenant (constructive or actual), and Tenant
shall have no right to terminate this Lease for any breach or default by Landlord hereunder and no right, for any such breach or default, to offset or counterclaim against any rent due hereunder. In no event shall Landlord ever be liable to Tenant
for any punitive damages or for any loss of business or any other indirect, special or consequential damages suffered by Tenant from whatever cause. 

Where provision is made in this Lease for Landlord’s consent and Tenant shall request such consent and Landlord shall fail or refuse to
give or shall delay in giving such consent, Tenant shall not be entitled to any damages for any withholding by Landlord of its consent, it being intended that Tenant’s sole remedy shall be an action for specific performance or injunction, and
that such remedy shall be available only in those cases where Landlord is expressly required not to withhold its consent unreasonably. 

10.7 Brokerage. Upon execution of this Lease by both parties, Landlord shall pay to Cushman & Wakefield U.S., Inc.
(“Broker”), a fee as set forth in a separate agreement between Landlord and Broker, for brokerage services rendered by Broker to Landlord and Tenant in connection with the execution of this Lease. Tenant represents and warrants to
Landlord, and Landlord represents and warrants to Tenant, that it has dealt with no broker or finder in connection with the consummation of this Lease other than Broker, and except as set forth in the preceding sentence. In the event of any other
brokerage claims, finder’s fees or similar claims or liens against either party or the Premises predicated upon or arising out of prior dealings with the other party, such other party agrees to defend the same and indemnify and hold the other
harmless against any such claim, and to discharge any such lien. 
 10.8 Intentionally Omitted. 

  
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 10.9 Applicable Law and Construction. This Lease shall be governed by and construed
in accordance with the laws of the State of California and if any provisions of this Lease shall to any extent be invalid, the remainder of this Lease shall not be affected thereby. Tenant expressly acknowledges and agrees that Landlord has not made
and is not making, and Tenant, in executing and delivering this Lease, is not relying upon, any warranties, representations, promises or statements, except to the extent that the same are expressly set forth in this Lease or in any other written
agreement which may be made between the parties concurrently with the execution and delivery of this Lease and which shall expressly refer to this Lease. All understandings and agreements heretofore made between the parties are merged in this Lease
and any other such written agreement(s) made concurrently herewith, which alone fully and completely express the agreement of the parties and which are entered into after full investigation, neither party relying upon any statement or representation
not embodied in this Lease or any other such written agreement(s) made concurrently herewith. This Lease may be amended, and the provisions hereof may be waived or modified, only by instruments in writing executed by Landlord and Tenant. The titles
of the several Articles and Sections contained herein are for convenience only and shall not be considered in construing this Lease. 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 Tenant shall have no right to the Premises hereunder until the execution and delivery hereof by both Landlord and Tenant. Except as herein otherwise provided, the terms hereof shall be binding upon
and shall inure to the benefit of the successors and assigns, respectively, of Landlord and Tenant and, if Tenant shall be an individual, upon and to his heirs, executors, administrators, successors and assigns. If two or more persons or parties are
named as Tenant herein, (a) each of such persons or parties shall be jointly and severally liable for the obligations of Tenant hereunder, and Landlord may proceed against any one without first having commenced proceedings against any other of
them, and (b) any notices, requests, demands, consents, approvals or other communications delivered by Tenant under this Lease which are not executed by each person or party named as Tenant herein may be deemed void, if Landlord shall so elect.
Each term and each provision of this Lease to be performed by Tenant shall be construed to be both an independent covenant and a condition and time is of the essence with respect to the exercise of any of Tenant’s rights under this Lease. The
reference contained to successors and assigns of Tenant is not intended to constitute a consent to assignment by Tenant. Except as otherwise set forth in this Lease, any obligations of Tenant (including, without limitation, rental and other monetary
obligations, repair and maintenance obligations and obligations to indemnify Landlord), shall survive the expiration or earlier termination of this Lease. This Lease may be signed by electronic signature. 

10.10 Force Majeure. Except as otherwise expressly provided in this Lease and except for the payment of Annual Fixed Rent, Additional
Rent or other sums due under this Lease (as to which this Section 10.10 shall not apply), where a period of time is prescribed in this Lease for any action to be taken by Landlord or Tenant, neither Landlord nor Tenant shall be liable or
responsible for, and there shall be excluded from the computation for any such period of time, any delays due to any strike or other labor trouble, fire, flood or other casualty, breakage, accident, repairs, unusually severe weather, governmental
preemption of priorities or other controls in connection with a national or other public emergency, governmental moratoria, or inaction of governmental authority (or shortages of fuel, supplies or labor resulting therefrom), acts of God, acts of a
public enemy (including terrorist acts), war or insurrection, epidemic or pandemic, civil commotion, labor or 

  
 36 

 
transportation difficulties, inability to obtain supplies, impossibility or impracticability attributable to the COVID-19 pandemic, or any other cause,
whether similar or dissimilar, beyond the reasonable control of Landlord or Tenant, as the case may be; provided, however that a party’s financial inability to perform its obligations shall in no event constitute force majeure, and nothing in
this paragraph shall excuse or delay Tenant’s obligation to pay any Annual Fixed Rent, Additional Rent or other sums due under this Lease. 

10.11 California Specific Provisions. 

(a) Tenant hereby acknowledges and agrees that on or before the day hereof it has received from Landlord the disclosures required pursuant
Section 25402.10 of the California Public Resources Code. 
 (b) Landlord hereby acknowledges that, as of the date hereof, the Premises
has not been inspected by a Certified Access Specialist (CASp). Tenant hereby acknowledges and understands that Landlord has made the foregoing statement in satisfaction of its disclosure obligations under Section 1938 of the California Civil
Code. A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not
require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or
tenant, if requested by the lessee or tenant. If Tenant requests to perform a CASp inspection of the Premises, Tenant shall, at its sole cost and expense, retain a CASp approved by Landlord (provided that Landlord may designate the CASp, at
Landlord’s option) to perform the inspection of the Premises at a time agreed upon by the parties. Tenant shall provide Landlord with a copy of any report or certificate issued by the CASp (the “CASp Report”) and,
notwithstanding anything to the contrary in this Lease, Tenant shall, at its sole cost and expense, promptly complete any modifications necessary to correct violations of construction-related accessibility standards identified in the CASp Report.
Tenant agrees to keep the information in the CASp Report confidential except as necessary for Tenant to complete such modifications. 

(Signatures on Following Page) 

  
 37 

 IN WITNESS WHEREOF, the parties have executed this Lease as of the date first written above. 

 

					
	LANDLORD:
	
	SNH MEDICAL OFFICE PROPERTIES TRUST,
	a Maryland real estate investment trust
		
	By:	 	The RMR Group LLC,
		 	a Maryland limited liability company,
		 	its managing agent
			
		 	By:	 	 

  
  

		 		 	Jennifer F. Francis
		 		 	Executive Vice President

  

			
	TENANT:
	
	CYTEK BIOSCIENCES, INC.,
	a Delaware corporation
		
	By:	 	 

  

		 	Wenbin Jiang
		 	CEO

  
 38 

 Exhibit A 

Declaration By Landlord and Tenant as to Commencement Date 

This Declaration by Landlord and Tenant as to Commencement Date (this “Declaration”) is attached to and made a part of the
Lease, dated [                , 20    ] (the “Lease”), entered into by and between SNH MEDICAL OFFICE PROPERTIES TRUST, a Maryland
real estate investment trust (“Landlord”), and CYTEK BIOSCIENCES, INC., a Delaware corporation (“Tenant”), covering space comprising approximately 99,378 square feet and known as the building located at 47215/47211
Lakeview Boulevard, Fremont, California 94538, as further described in the Lease. Initially capitalized terms used and not otherwise defined herein shall have the meanings ascribed thereto in the Lease. 

The undersigned Landlord and Tenant hereby certify that: (i) the Commencement Date under the Lease is
[                                    ]; and (ii) the Lease is in
full force and effect. 
 IN WITNESS WHEREOF, the parties have caused this Declaration to be executed as of this     
day of                 , 20    . 
  

					
	LANDLORD:
	
	SNH MEDICAL OFFICE PROPERTIES
	TRUST, a Maryland real estate investment trust
		
	By:	 	The RMR Group LLC,
		 	a Maryland limited liability
		 	company, its managing agent
			
		 	By:	 	  

		 		 	Jennifer F. Francis
		 		 	Executive Vice President

  

			
	TENANT:
	
	CYTEK BIOSCIENCES, INC.,
	a Delaware corporation
		
	By:	 	  

		 	Name:
		 	Title:

  
 A-1 

 Exhibit B 

Landlord Improvements 

(See attached) 

  
 B-1 

 

 

  
 B-2 

 

 

  
 B-3 

 Exhibit C 

Rules and Regulations 

Tenant shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant for the
nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other tenants or occupants of the Property. In the event of any conflict between the Rules and Regulations and the other provisions of
this Lease, the latter shall control. 
 1. Tenant shall not alter any lock or install any new or additional locks or bolts on any doors or
windows of the Premises without obtaining Landlord’s prior written consent. Tenant shall bear the cost of any lock changes or repairs required by Tenant. Two keys will be furnished by Landlord for the Premises, and any additional keys required
by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord. Upon the termination of this Lease, Tenant shall restore to Landlord all keys of stores, offices, and toilet rooms, either furnished to, or otherwise
procured by, Tenant and in the event of the loss of keys so furnished, Tenant shall pay to Landlord the cost of replacing same or of changing the lock or locks opened by such lost key if Landlord shall deem it necessary to make such changes. 

2. All doors opening to public corridors shall be kept closed at all times except for normal ingress and egress to the Premises. 

3. Landlord shall have the right to prescribe the weight, size and position of all safes and other heavy property brought into the Building
and also the times and manner of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports of such thickness as is necessary to properly distribute the weight. Landlord
will not be responsible for loss of or damage to any such safe or property in any case. Any damage to any part of the Building, its contents, occupants or visitors by moving or maintaining any such safe or other property shall be the sole
responsibility and expense of Tenant. 
 4. The requirements of Tenant will be attended to only upon application at the management office
for the Property or at such office location designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their regular duties unless under special instructions from Landlord. 

5. No sign, advertisement, notice or handbill shall be exhibited, distributed, painted or affixed by Tenant on any part of the Premises or the
Building without the prior written consent of the Landlord. 
 6. The toilet rooms, urinals, wash bowls and other apparatus shall not be
used for any purpose other than that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense of any breakage, stoppage or damage resulting from the violation of this rule shall be borne
by the tenant who, or whose vendors, contractors, employees, agents, visitors or licensees shall have caused same. 
 7. Tenant shall not
overload the floor of the Premises, nor mark, drive nails or screws, or drill into the partitions, woodwork or drywall or in any way deface the Premises or any part thereof without Landlord’s prior written consent. 

  
 C-1 

 8. Except for vending machines intended for the sole use of Tenant’s employees and
invitees, no vending machine or machines other than fractional horsepower office machines shall be installed, maintained or operated upon the Premises without the written consent of Landlord. 

9. Tenant shall not use or keep in or on the Premises, the Building, or the Property any kerosene, gasoline or other inflammable or
combustible fluid, chemical, substance or material. 
 10. Tenant shall not without the prior written consent of Landlord use any method of
heating or air conditioning other than that supplied by Landlord. 
 11. Tenant shall not use, keep or permit to be used or kept, any foul
or noxious gas or substance in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord by reason of noise, odors, or vibrations, whether by the use of any musical instrument,
radio, phonograph, or in any other way. Tenant shall not throw anything out of doors, windows or skylights or down passageways. 
 12.
Tenant shall not bring into or keep within the Property, the Building or the Premises any animals, birds, aquariums, or, except in areas designated by Landlord, bicycles or other vehicles. 

13. No cooking shall be done or permitted on the Premises, nor shall the Premises be used for lodging or for any improper, objectionable or
immoral purposes. Notwithstanding the foregoing, approved equipment and microwave ovens may be used in the Premises for heating food and brewing coffee, tea, hot chocolate and similar beverages for employees and visitors, provided that such use is
in accordance with all applicable federal, state, county and city laws, codes, ordinances, rules and regulations. 
 14. Tenant shall not
occupy or permit any portion of the Premises to be occupied as an office for a messenger-type operation or dispatch office, public stenographer or typist, or for the manufacture or sale of liquor, narcotics, or tobacco in any form, or as a medical
office, or as a barber or manicure shop, or as an employment bureau without the express prior written consent of Landlord. Tenant shall not engage or pay any employees on the Premises except those actually working for such tenant on the Premises nor
advertise for laborers giving an address at the Premises. 
 15. Landlord reserves the right to exclude or expel from the Property any
person who, in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in violation of any of these Rules and Regulations. 

16. There shall be no smoking tobacco products within the interior of the Building and Tenant, its employees and agents shall not loiter in or
on the entrances, corridors, sidewalks, lobbies, courts, halls, stairways, elevators, vestibules of the Building or Property for the purpose of smoking tobacco products or for any other purpose, nor in any way obstruct such areas, and shall use them
only as a means of ingress and egress for the Premises. 

  
 C-2 

 17. Tenant shall store all its trash and garbage within the interior of the Premises. No
material shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the vicinity of the Building without
violation of any law or ordinance governing such disposal. All trash, garbage and refuse disposal shall be placed in exterior bins or dumpsters for removal and there shall not be any overloading of such bins or dumpsters or any trash, garbage or
refuse placed outside or around such bins or dumpsters. 
 18. Tenant shall comply with all safety, fire protection and evacuation
procedures and regulations established by Landlord or any governmental agency. Tenant shall cooperate with Landlord in minimizing any loss or risk from fire and associated perils. 

19. No awnings or other projection shall be attached to the outside walls of the Building without the prior written consent of Landlord, and
no curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord standard blinds. All electrical ceiling fixtures hung in the Premises or spaces along the
perimeter of the Building must be fluorescent and/or of a quality, type, design and a warm white bulb color approved in advance in writing by Landlord. Neither the interior nor exterior of any windows shall be coated or otherwise sunscreened without
the prior written consent of Landlord. Tenant shall abide by Landlord’s regulations concerning the opening and closing of window coverings which are attached to the windows in the Premises, if any, which have a view of any interior portion of
the Building or Property. 
 20. The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into the halls,
passageways or other public places in the Building shall not be covered or obstructed by Tenant, nor shall any bottles, parcels or other articles be placed on the windowsills. 

21. Tenant must comply with requests by the Landlord concerning the informing of their employees of items of importance to the Landlord. 

22. Tenant must comply with the State of California “No Smoking” law set forth in California Labor Code Section 6404.5, and any
local “No Smoking” ordinance which may be in effect from time to time and which is not superseded by such State law. 
 23. Tenant
hereby acknowledges that Landlord shall have no obligation to provide guard service or other security measures for the benefit of the Premises, the Building or the Property. Tenant hereby assumes all responsibility for the protection of Tenant and
its agents, employees, contractors, invitees and guests, and the property thereof, from acts of third parties, including keeping doors locked and other means of entry to the Premises closed, whether or not Landlord, at its option, elects to provide
security protection for the Property or any portion thereof. Tenant further assumes the risk that any safety and security devices, services and programs which Landlord elects, in its sole discretion, to provide may not be effective, or may
malfunction or be circumvented by an unauthorized third party, and Tenant shall, in addition to its other insurance obligations under this Lease, obtain its own insurance coverage to the extent Tenant desires protection against losses related to
such occurrences. Tenant shall cooperate in any reasonable safety or security program developed by Landlord or required by law. 

  
 C-3 

 24. All office equipment of any electrical or mechanical nature shall be placed by Tenant in
the Premises in settings approved by Landlord, to absorb or prevent any vibration, noise and annoyance. 
 25. Tenant shall not use in any
space of the Building, any hand trucks except those equipped with rubber tires and rubber side guards. 
 26. No auction, liquidation, fire
sale, going-out-of-business or bankruptcy sale shall be conducted in the Premises without the prior written consent of Landlord.

 27. No tenant shall use or permit the use of any portion of the Premises for living quarters, sleeping apartments or lodging rooms. 

28. Tenant shall not use the Premises so as to cause any increase in insurance premiums of the Building over normal insurance premiums for the
Building. 
 29. Tenant shall allow Landlord and/or Landlord’s vendors and contractors to use artificial light and electric currents in
the Premises and around the exterior of the Building in order for Landlord to perform its obligations under the Lease. 
 Landlord reserves
the right at any time to change or rescind any one or more of these Rules and Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord’s judgment may from time to time be necessary for the management,
safety, care and cleanliness of the Premises, Building and Property, and for the preservation of good order therein. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenants, but no such waiver by
Landlord shall be construed as a waiver of such Rules and Regulations in favor of any other tenant, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants of the Property. Tenant shall be deemed to
have read these Rules and Regulations and to have agreed to abide by them as a condition of its occupancy of the Premises. 

  
 C-4

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