Document:

Joinder Agreement by and among Goldman Sachs Credit Partners L.P.

 Exhibit 10.21 
 Execution Version 
 JOINDER AGREEMENT 

THIS JOINDER AGREEMENT, dated as of May 23, 2012 (this “Agreement”), by and among GOLDMAN SACHS CREDIT
PARTNERS L.P. (“GSCP”) (as a “Lender”), BRIGHT HORIZONS FAMILY SOLUTIONS LLC, a Delaware limited liability company, as successor in interest to Bright Horizons Family Solutions, Inc.
(“Borrower”), BRIGHT HORIZONS CAPITAL CORP., a Delaware corporation (“Holdings”), and CERTAIN SUBSIDIARIES OF THE BORROWER, as Guarantors (“Guarantors”), GSCP, as Syndication Agent,
and GENERAL ELECTRIC CAPITAL CORPORATION, as Administrative Agent and Collateral Agent. 
 RECITALS: 

WHEREAS, reference is hereby made to the Credit and Guaranty Agreement, dated as of May 28, 2008, as amended by Amendment
No. 1 to Credit and Guaranty Agreement, dated as of July 14, 2011 and as amended by Amendment No. 2 to Credit and Guaranty Agreement, dated as of May 23, 2012 (as it may be further amended, restated, supplemented or otherwise
modified, the “Credit Agreement”; the terms defined therein and not otherwise defined herein being used herein as therein defined), by and among Borrower, Holdings, the Guarantors, the Lenders party thereto from time to time, GSCP,
as Syndication Agent, and GENERAL ELECTRIC CAPITAL CORPORATION, as Administrative Agent and Collateral Agent; and 

WHEREAS, pursuant to Section 2.24 of the Credit Agreement and subject to the terms and conditions of the Credit Agreement,
Borrower may increase the existing Revolving Loan Commitments and/or provide New Term Loan Commitments by entering into one or more Joinder Agreements with the New Term Loan Lenders and/or New Revolving Loan Lenders, as applicable. 

NOW, THEREFORE, in consideration of the premises and agreements, provisions and covenants herein contained, the parties
hereto agree as follows: 
 The Lender party hereto hereby agrees to commit to provide its respective Commitment as set forth on
Schedule A annexed hereto, on the terms and subject to the conditions set forth below: 
 The Lender (i) confirms that it
has received a copy of the Credit Agreement and the other Credit Documents, together with copies of the financial statements referred to therein and such other documents and information as it has deemed appropriate to make its own credit analysis
and decision to enter into this Joinder Agreement (this “Agreement”) and it is sophisticated with respect to decisions to make loans similar to those contemplated to be made hereunder and it is experienced in making loans of such
type; (ii) agrees that it will, independently and without reliance upon the Administrative Agent or any other Lender or Agent and based on such documents and information as it shall deem appropriate at the time, continue to make its own credit
decisions in taking or not taking action under the Credit Agreement; (iii) appoints and authorizes Administrative Agent and Syndication Agent to take such action as agent on its behalf and to exercise such powers under the Credit Agreement and
the other Credit Documents as are delegated to Administrative Agent and Syndication Agent, as the case may be, by the terms thereof, together with such powers as are reasonably incidental thereto; and (iv) agrees that it will perform in
accordance with their terms all of the obligations which by the terms of the Credit Agreement and the other Credit Documents are required to be performed by it as a Lender. 
 The Lender hereby agrees to make its Commitment on the following terms and conditions: 
  

	1.	Designation. The New Term Loans are designated: Series C New Term Loans. 

	2.	Interest Rate. The interest rate for each Series C New Term Loan shall be, as of any date of determination, (a) if a Base Rate Loan, at the Base Rate
plus 3.25% per annum or (b) if a Eurodollar Rate Loan, at the Adjusted Eurodollar Rate plus 4.25% per annum; provided, that with respect to the Series C New Term Loans, (i) the Base Rate shall at no time be
less than 2.00% per annum and (ii) the Adjusted Eurodollar Rate shall at no time be less than 1.00% per annum. 

  

	3.	Principal Payments. Borrower shall make principal payments on the Series C New Term Loans in installments on the dates and in the amounts set forth below:

  

					
	 (A) Payment Date
	  	(B)
Scheduled
Repayment of
Series C New Term Loans	 
	 June 30, 2012
	  	$	212,500	  
	 September 30, 2012
	  	$	212,500	  
	 December 31, 2012
	  	$	212,500	  
	 March 31, 2013
	  	$	212,500	  
	 June 30, 2013
	  	$	212,500	  
	 September 30, 2013
	  	$	212,500	  
	 December 31, 2013
	  	$	212,500	  
	 March 31, 2014
	  	$	212,500	  
	 June 30, 2014
	  	$	212,500	  
	 September 30, 2014
	  	$	212,500	  
	 December 31, 2014
	  	$	212,500	  
	 March 30, 2015
	  	$	212,500	  
	 June 30, 2015
	  	$	212,500	  
	 September 30, 2015
	  	$	212,500	  
	 December 31, 2015
	  	$	212,500	  
	 March 31, 2016
	  	$	212,500	  
	 June 30, 2016
	  	$	212,500	  

					
	 (A) Payment Date
	  	(B)
Scheduled
Repayment of
Series C New Term Loans	 
	 September 30, 2016
	  	$	212,500	  
	 December 31, 2016
	  	$	212,500	  
	 March 31, 2017
	  	$	212,500	  
	 May 23, 2017
	  	$	80,750,000	  
		  	  
	  
	 
	 TOTAL
	  	$	85,000,000	  
		  	  
	  
	 

 The New Term Loan Maturity Date shall be May 23, 2017. 

 

	4.	Voluntary and Mandatory Prepayments. Scheduled installments of principal of the Series C New Term Loans set forth above shall be reduced in connection with any
voluntary or mandatory prepayments of the Series C New Term Loans in accordance with Sections 2.12, 2.13 and 2.14 of the Credit Agreement respectively. 

 Notwithstanding the foregoing, in the event that the Acquisition (as defined below) does not close on or before June 2, 2012, then the Borrower agrees that the proceeds of the Series C New Term Loans
(other than the portion of such proceeds which have previously been applied to pay fees and expenses pursuant hereto) shall be applied on or before June 2, 2012 in prepayment solely of the Series C New Term Loans (together with payment of
accrued interest thereon). 
  

	5.	Prepayment Fees. Any (i) amendment, amendment and restatement or other modification of the Credit Agreement consummated on or prior to the first anniversary
of the Amendment No. 2 Effective Date or (ii) voluntary prepayment or refinancing of the Series C New Term Loans consummated on or prior to the first anniversary of the Amendment No. 2 Effective Date with the proceeds of any other
Indebtedness, including a substantially concurrent issuance or incurrence of new bank term loans under the Credit Agreement (which voluntary prepayment or refinancing shall be deemed to have occurred even if a portion of the Series C New Term Loans
are replaced, converted or re-evidenced with, into or by such new loans) the effect of which, in the case of either clause (i) or clause (ii), is to decrease the All-In Yield of any of the Series C New Term Loans, shall be accompanied by an
amount payable to the applicable New Term Loan Lenders of the Series C New Term Loans (which shall include any Series C New Term Loans that is repaid in connection with any such amendment, amendment and restatement or other modification) in an
amount equal to 1.00% of the aggregate principal amount of such amended, amended and restated, modified, prepaid or refinanced Series C New Term Loans; provided, however that no such additional amount shall be payable with respect to a
prepayment of the Series C New Term Loans pursuant to Section 4 above which is made on or before June 2, 2012 as a result of the Acquisition not closing by such date. 

 

	6.	Other Fees. Borrower agrees to pay each New Term Loan Lender its Pro Rata Share of an aggregate fee (the “Closing Fee”) equal to 0.50% of the
principal amount of the New Term Loan Commitments immediately prior to making of the New Term Loans on May 23, 2012. 

	7.	All-In Yield Calculation. For the purpose of the Credit Agreement, the All-In Yield with respect to the Series C New Term Loans, calculated on the date hereof,
is 5.375% per annum. 

  

	8.	Proposed Borrowing. This Agreement represents Borrower’s request to borrow Series C New Term Loans from the New Term Loan Lenders as follows (the
“Proposed Borrowing”): 

  

							
	a.	 	Business Day of Proposed Borrowing: May 23, 2012
		
	b.	 	Amount of Proposed Borrowing: $85,000,000.00
				
	c.	 	Interest rate option:	  	 ̈	  	a. Base Rate Loan(s)
		 		  	 ̈	  	b. Eurodollar Rate Loans
		 		  		  	    with an initial Interest
		 		  		  	    Period of              month(s)

 Each of the parties hereto acknowledge that the New Term Loan Lenders may disburse the amount of the Proposed Borrowing
directly to the Borrower and not via the Administrative Agent. 
  

	9.	New Lenders. Each New Term Loan Lender acknowledges and agrees that upon its execution of this Agreement and the making of Series C New Term Loans that such New
Term Loan Lender shall become a “Lender” under, and for all purposes of, the Credit Agreement and the other Credit Documents, and shall be subject to and bound by the terms thereof, and shall perform all the obligations of and shall have
all rights of a Lender thereunder. 

  

	10.	Credit Agreement Governs. Except as set forth in this Agreement, Series C New Term Loans shall otherwise be subject to the provisions of the Credit Agreement and
the other Credit Documents. 

  

	11.	Borrower’s Certifications. By its execution of this Agreement, Borrower hereby certifies that: 

 

	 	i.	The representations and warranties contained in the Credit Agreement and the other Credit Documents are true and correct in all material respects on and as of the date
hereof to the same extent as though made on and as of the date hereof, except to the extent such representations and warranties specifically relate to an earlier date, in which case such representations and warranties were true and correct in all
material respects on and as of such earlier date; provided, that in each case, such materiality qualifier shall not be applicable to any representations and warranties that already are qualified or modified by materiality in the text thereof;

  

	 	ii.	As of the date hereof, no event has occurred and is continuing or would result from the consummation of the Proposed Borrowing contemplated hereby that would constitute
a Default or an Event of Default; 

  

	 	iii.	Both before and after giving effect to any Proposed Borrowing, each of the conditions set forth in Section 3.2 of the Credit Agreement has been satisfied;

  

	 	iv.	The Unused Availability under the Revolving Facility is not less than $20,000,000 after giving effect to such Series of New Term Loans. 

	12.	Borrower Covenants. By its execution of this Agreement, Borrower hereby covenants that: 

 

	 	(i)	Borrower shall deliver or cause to be delivered the following documents: 

  

	 	a.	Organizational Documents; Incumbency. Administrative Agent and Syndication Agent shall have received, in respect of the Borrower or each Credit Party, as
applicable, (i) copies of each Organizational Document (or certification that there has been no amendment, supplement or other modification to each Organizational Document of each Credit Party delivered to the Administrative Agent and the
Syndication Agent on the Closing Date) of such Credit Party, as and to the extent applicable, and, to the extent applicable, certified as of a recent date by the appropriate governmental official; (ii) signature and incumbency certificates of
the officers of such Person executing this Agreement and each other document related hereto to which it is a party; (iii) resolutions of the Board of Directors or similar governing body of the Borrower approving and authorizing the execution,
delivery and performance of this Agreement and the other documents related hereto to which it is a party, certified as of the date of the Proposed Borrowing by its secretary or an assistant secretary as being in full force and effect without
modification or amendment; and (iv) a good standing certificate from the applicable Governmental Authority of the Borrower’s jurisdiction of formation dated a recent date prior to the date of the Proposed Borrowing.

  

	 	b.	Opinions of Counsel. Administrative Agent, Syndication Agent and New Term Loan Lenders and their respective counsel shall have received originally executed
copies of the favorable written opinions of Ropes & Gray LLP, counsel for each Credit Party, dated as of the date of the Proposed Borrowing, in form and substance reasonably satisfactory to Administrative Agent and Syndication Agent (and
each Credit Party hereby instructs such counsel to deliver such opinions to Administrative Agent, Syndication Agent and New Term Loan Lenders). 

  

	 	c.	Officer’s Certificate. The Borrower shall have delivered to the Administrative Agent and the Syndication Agent: 

(X) an officer’s certificate, dated as of the date of the Proposed Borrowing, executed by an Authorized Officer of the Borrower,
together with all attachments thereto, which shall include certifications to the effect that: (1) the borrowing of the Series C New Term Loans and the Acquisition (as defined below) and the other transactions contemplated hereby (collectively,
the “Transactions”) shall not violate the Holdings Notes Indenture and the Subordinated Notes Indenture, (2) the share sale and purchase agreement pursuant to which BHFS Two Limited, a company registered in England will acquire
(the “Acquisition”) all of the Equity Interests of Huntyard Limited, a company registered in Jersey (including all schedules, annexes and exhibits thereto, the “Acquisition Agreement”) is in full force and effect
and a true and correct copy of the Acquisition Agreement is attached to such officer’s certificate; and 
 (Y) on a date
(on or before June 2, 2012) an officer’s certificate dated such date that substantially concurrently with the proceeds of the Series C New Term Loans (converted to British pounds sterling) being

 
delivered by the Syndication Agent to (or at the direction of the Borrower), the Acquisition has closed in accordance with the terms of the Acquisition Agreement without any amendment or waiver
thereunder which is materially adverse to the interests of the New Term Loan Lenders. 
  

	 	d.	Real Estate Assets. The Borrower shall deliver to the Administrative Agent and the Syndication Agent, no later than 60 days after the date of the Proposed
Borrowing (or such later date as the Administrative Agent may agree) such documentation or other evidence as shall be reasonably satisfactory to the Collateral Agent and Syndication Agent that the Mortgages shall continue to secure the Obligations
(including the Series C New Term Loans); provided, however, that (i) title searches, date-down and modification endorsements to the title insurance policies or (if not available) new title insurance policies shall only be required with
respect to any Real Estate Asset subject to a Mortgage which has a fair market value in excess of $4.0 million as evidenced by the value assigned to the property encumbered by the Mortgage for title insurance purposes at the time of the original
loan and (ii) the Borrower shall not be required to deliver any legal opinions. 

  

	 	e.	Solvency Certificate. The Administrative Agent and the Syndication Agent shall have received a Solvency Certificate, in form and substance satisfactory to the
Administrative Agent and the Syndication Agent and dated as of the date of the Proposed Borrowing, from the chief financial officer of Borrower, stating that after giving pro forma effect to the consummation of the Transactions, the Borrower and its
Subsidiaries, on a consolidated basis, are and will be Solvent. 

  

	 	f.	Letter of Direction. Administrative Agent and Syndication Agent shall have received a duly executed letter of direction and funds flow with respect to the
Acquisition dated as of the date of the Proposed Borrowing, from Borrower, addressed to the Administrative Agent and the Syndication Agent, on behalf of itself and New Term Loan Lenders, directing the disbursement on the date of the Proposed
Borrowing of the proceeds of the Series C New Term Loans made on such date. 

  

	 	g.	PATRIOT Act Information. Reasonably in advance of the date of the Proposed Borrowing, the New Term Loan Lenders shall have received all documentation and other
information required by bank regulatory authorities under applicable “know-your-customer” and anti-money laundering rules and regulations, including the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept
and Obstruct Terrorism Act (Title III of Pub. L. 107-56 (signed into law October 26, 2001). 

  

	 	h.	any other documents reasonably requested by Administrative Agent in connection with this Agreement; and 

 

	 	(ii)	Set forth on the attached Officers’ Certificate are the calculations (in reasonable detail) demonstrating compliance with the financial tests described in
Section 6.7 of the Credit Agreement. 

	 	(iii)	In the event that the Acquisition does not close on the date of making the Proposed Borrowing, then the proceeds of the Series C New Term Loans shall be deposited and
held in one or more accounts subject to a perfected Lien of either the Syndication Agent or the Collateral Agent until such time as such proceeds are applied, at the direction of the Borrower (in any event not later than June 2, 2012) either
(x) directly to consummate the Acquisition or (y) to prepay the Series C New Term Loans in accordance with Section 4 above. It is understood and agreed that Series C New Term Loans shall in any event accrue interest in accordance with
Section 2 above from the date of making the Proposed Borrowing of the Series C New Term Loans. 

  

	13.	Eligible Assignee. By its execution of this Agreement, each New Term Loan Lender represents and warrants that it is an Eligible Assignee.

  

	14.	Notice. For purposes of the Credit Agreement, the initial notice address of each New Term Loan Lender shall be as set forth below its signature below. The
Administrative Agent and the Syndication Agent hereby waive the requirement for 3 Business Days notice pursuant to Section 2.24(a). 

  

	15.	Withholding Forms. For each New Term Loan Lender delivered herewith to Administrative Agent are such forms, certificates or other evidence with respect to United
States federal income tax withholding matters as such New Term Loan Lender may be required to deliver to Administrative Agent pursuant to subsections 2.20(c) and 2.20(d) of the Credit Agreement. 

 

	16.	Recordation of the New Loans. Upon execution and delivery hereof, Administrative Agent will record the Series C New Term Loans made by New Term Loan Lenders in
the Register. 

  

	17.	Amendment, Modification and Waiver. This Agreement may not be amended, modified or waived except by an instrument or instruments in writing signed and delivered
on behalf of each of the parties hereto. 

  

	18.	Entire Agreement. This Agreement, the Credit Agreement and the other Credit Documents constitute the entire agreement among the parties with respect to the
subject matter hereof and thereof and supersede all other prior agreements and understandings, both written and verbal, among the parties or any of them with respect to the subject matter hereof. 

 

	19.	GOVERNING LAW. THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE PARTIES HEREUNDER SHALL BE GOVERNED BY, AND SHALL BE CONSTRUED AND ENFORCED IN ACCORDANCE WITH
THE LAWS OF THE STATE OF NEW YORK, WITHOUT REGARD TO CONFLICT OF LAWS PRINCIPLES THEREOF OTHER THAN SECTIONS 5-1401 AND 5-1402 OF THE GENERAL OBLIGATIONS LAW OF THE STATE OF NEW YORK. 

 

	20.	Severability. Any term or provision of this Agreement which is invalid or unenforceable in any jurisdiction shall, as to that jurisdiction, be ineffective to the
extent of such invalidity or unenforceability without rendering invalid or unenforceable the remaining terms and provisions of this Agreement or affecting the validity or enforceability of any of the terms or provisions of this Agreement in any
other jurisdiction. If any provision of this Agreement is so broad as to be unenforceable, the provision shall be interpreted to be only so broad as would be enforceable. 

	21.	Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed to be an original, but all of which shall constitute one and the same
agreement. 

  

	22.	Credit Document. This Agreement is a Credit Document. 

 [Signature Page Follows] 

 IN WITNESS WHEREOF, each of the undersigned has caused its duly authorized officer to
execute and deliver this Joinder Agreement as of the date first written above. 
  

			
	GOLDMAN SACHS CREDIT PARTNERS L.P.
		
	By:	 	 /s/ ROBERT EHUDIN

	Name: Robert Ehudin
	Title: Authorized Signatory
	
	Notice Address:
	
	 Goldman Sachs Credit Partners L.P.
 c/o Goldman, Sachs & Co.

	30 Hudson Street, 17th Floor
	Jersey City, NJ 07302
	
	Attention: SBD Operations
	Telephone: (212) 428-1243
	Facsimile: andrew.caditz@gs.com

  
 Signature
Page to Joinder Agreement May 2012 

 
			
	BRIGHT HORIZONS FAMILY SOLUTIONS LLC (“Borrower”)
		
	By:	 	 /s/ ELIZABETH BOLAND

	Name:
	Title:
	
	BRIGHT HORIZONS CAPITAL CORP.
		
	By:	 	 /s/ ELIZABETH BOLAND

	Name:
	Title:

  
 Signature
Page to Joinder Agreement May 2012 

 
			
	BRIGHT HORIZONS LLC
	BRIGHT HORIZONS CHILDREN’S CENTERS LLC
	CHILDRENFIRST LLC
	CORPORATEFAMILY SOLUTIONS LLC
	LIPTON CORPORATE CHILD CARE CENTERS, INC.
	LIPTON CORPORATE CHILD CARE CENTERS (MORRIS COUNTY), INC.
	LIPTON CORPORATE CHILD CARE CENTERS (OAKWOOD AT THE WINDSOR), INC.
	LIPTON CORPORATE CHILD CARE CENTERS (PARK AVENUE), INC.
	RESOURCES IN ACTIVE LEARNING
	WORK OPTIONS GROUP, INC.
		
	By:	 	 /s/ ELIZABETH BOLAND

		 	Name:
		 	Title:

  
 Signature
Page to Joinder Agreement May 2012 

			
	Consented to by:
	
	 GOLDMAN SACHS CREDIT PARTNERS L.P.,
 as Syndication Agent

		
	By:	 	 /s/ ROBERT EUDIN

		 	 Authorized Signatory

	
	 GENERAL ELECTRIC CAPITAL CORPORATION
 as Administrative Agent and Collateral Agent

		
	By:	 	 /s/ KEVIN MARCHETTI

	Name: Kevin Marchetti
	Title: Dully Authorized Signatory

  
 Signature
Page to Joinder Agreement May 2012 

 SCHEDULE A 
 TO JOINDER AGREEMENT 
  

									
	 Name of Lender
	  	Type of Commitment	 	  	Amount	 
	 Goldman Sachs Credit Partners L.P.
	  	 	New Term Loan Commitment	  	  	$	85,000,000	  
		  				  	  
	  
	 
	 Total:
	  				  	$	85,000,000	  
		  				  	  
	  
	 

  
 3Amended and Restated Lease

 Exhibit 10.22 
 Harvard/Arsenal/Bright Horizons 
 (Building 37) 

 
  
 Harvard Real Estate Services, Holyoke Center, Suite 800 
 Cambridge,
Massachusetts 02138-3826 
  
  

AMENDED AND 

RESTATED LEASE 
 Between 
 PRESIDENT AND FELLOWS OF HARVARD COLLEGE 

as Landlord 
 and 
 BRIGHT HORIZONS CHILDREN’S CENTERS, LLC 

as Tenant 

Dated as of December 1, 2009 
  

 
 Office of the General Counsel

 Harvard University 
  

 

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
	 ARTICLE I
	 	BASIC LEASE PROVISIONS	  	 	1	  
			
	 1.1
	 	INTRODUCTION	  	 	1	  
	 1.2
	 	BASIC DATA	  	 	1	  
	 1.3
	 	ADDITIONAL DEFINITIONS	  	 	3	  
	 1.4
	 	ENUMERATION OF EXHIBITS	  	 	6	  
			
	 ARTICLE II
	 	PREMISES AND APPURTENANT RIGHTS	  	 	6	  
			
	 2.1
	 	LEASE OF PREMISES	  	 	6	  
	 2.2
	 	APPURTENANT RIGHTS AND RESERVATIONS	  	 	6	  
			
	 ARTICLE III
	 	BASIC RENT	  	 	8	  
			
	 3.1
	 	PAYMENT	  	 	8	  
			
	 ARTICLE IV
	 	CONDITION AND EARLY TERMINATION RIGHT	  	 	9	  
			
	 4.1
	 	CONDITION OF PREMISES	  	 	9	  
	 4.2
	 	EARLY TERMINATION RIGHT	  	 	9	  
			
	 ARTICLE V
	 	USE OF PREMISES	  	 	9	  
			
	 5.1
	 	PERMITTED USE	  	 	9	  
	 5.2
	 	INSTALLATIONS AND ALTERATIONS BY TENANT	  	 	11	  
			
	 ARTICLE VI
	 	ASSIGNMENT AND SUBLETTING	  	 	14	  
			
	 6.1
	 	PERMITTED TRANSACTIONS	  	 	14	  
	 6.2
	 	EXCESS PAYMENTS	  	 	16	  
	 6.3
	 	LANDLORD’S AUDIT RIGHT	  	 	17	  
	 6.4
	 	ATTORNMENT BY SUBTENANT	  	 	18	  
			
	 ARTICLE VII
	 	RESPONSIBILITY FOR REPAIRS AND CONDITION OF PREMISES; SERVICES TO BE FURNISHED BY LANDLORD	  	 	18	  
			
	 7.1
	 	LANDLORD REPAIRS	  	 	18	  
	 7.2
	 	TENANT’S AGREEMENT	  	 	19	  
	 7.3
	 	FLOOR LOAD - HEAVY MACHINERY	  	 	20	  
	 7.4
	 	BUILDING SERVICES	  	 	20	  
	 7.5
	 	ELECTRICITY	  	 	23	  
			
	 ARTICLE VIII
	 	REAL ESTATE TAXES	  	 	24	  
			
	 8.1
	 	TENANT TO REIMBURSE LANDLORD FOR REAL ESTATE TAXES	  	 	24	  
	 8.2
	 	PAYMENT OF THE TAX REIMBURSEMENT	  	 	24	  
	 8.3
	 	ABATEMENT	  	 	25	  
	 8.4
	 	LANDLORD’S RIGHT TO RECOVER	  	 	25	  

  
 i 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
			
	 ARTICLE IX
	 	OPERATING AND UTILITY EXPENSES	  	 	25	  
			
	 9.1
	 	EXPENSE ALLOCATION	  	 	25	  
		 	 9.1.1     Expense Allocation Proration
	  	 	26	  
		 	 9.1.2     Method of Payment
	  	 	26	  
		 	 9.1.3     Record Keeping
	  	 	28	  
	 9.2
	 	INSPECTION AND AUDIT RIGHTS	  	 	28	  
		 	 9.2.1     Results of Audit
	  	 	28	  
	 9.3
	 	UTILITY PAYMENTS	  	 	29	  
			
	 ARTICLE X
	 	INDEMNITY AND PUBLIC LIABILITY INSURANCE	  	 	29	  
			
	 10.1
	 	INDEMNITY	  	 	29	  
	 10.2
	 	PUBLIC LIABILITY INSURANCE	  	 	30	  
	 10.3
	 	TENANT’S RISK	  	 	30	  
	 10.4
	 	INJURY CAUSED BY THIRD PARTIES	  	 	30	  
	 10.5
	 	WAIVER OF SUBROGATION	  	 	30	  
			
	 ARTICLE XI
	 	LANDLORD’S ACCESS TO PREMISES	  	 	31	  
			
	 11.1
	 	LANDLORD’S RIGHTS	  	 	31	  
			
	 ARTICLE XII
	 	FIRE, EMINENT DOMAIN, ETC.	  	 	31	  
			
	 12.1
	 	ABATEMENT OF RENT	  	 	31	  
	 12.2
	 	LANDLORD’S RIGHT OF TERMINATION	  	 	31	  
	 12.3
	 	RESTORATION	  	 	32	  
	 12.4
	 	AWARD	  	 	32	  
	 12.5
	 	LANDLORD’S INSURANCE	  	 	33	  
			
	 ARTICLE XIII
	 	DEFAULT	  	 	33	  
			
	 13.1
	 	TENANT’S DEFAULT	  	 	33	  
	 13.2
	 	LANDLORD’S DEFAULT	  	 	38	  
			
	 ARTICLE XIV
	 	PROVISIONS PERTAINING TO THE PROPERTY	  	 	39	  
			
	 14.1
	 	COMMUNITY OUTREACH	  	 	39	  
	 14.2
	 	HAZARDOUS MATERIALS	  	 	39	  
		 	 14.2.1  DEFINITIONS
	  	 	39	  
		 	 14.2.2  HAZARDOUS MATERIALS
	  	 	40	  
		 	 14.2.3  OTHER OCCUPANTS
	  	 	40	  
			
	 ARTICLE XV
	 	MISCELLANEOUS PROVISIONS	  	 	41	  
			
	 15.1
	 	EXTRA HAZARDOUS USE	  	 	41	  
	 15.2
	 	WAIVER	  	 	41	  

  
 ii 

 TABLE OF CONTENTS 

(continued) 
  

							
	 	 	 	  	Page	 
	 15.3
	 	COVENANT OF QUIET ENJOYMENT	  	 	42	  
	 15.4
	 	LANDLORD’S LIABILITY	  	 	42	  
	 15.5
	 	NOTICE TO MORTGAGEE OR GROUND LESSOR	  	 	43	  
	 15.6
	 	ASSIGNMENT OF RENTS AND TRANSFER OF TITLE	  	 	43	  
	 15.7
	 	RULES AND REGULATIONS	  	 	43	  
	 15.8
	 	ADDITIONAL RENT	  	 	44	  
	 15.9
	 	INVALIDITY OF PARTICULAR PROVISIONS	  	 	44	  
	 15.10
	 	PROVISIONS BINDING, ETC.	  	 	44	  
	 15.11
	 	RECORDING	  	 	44	  
	 15.12
	 	NOTICES	  	 	45	  
	 15.13
	 	WHEN LEASE BECOMES BINDING	  	 	45	  
	 15.14
	 	PARAGRAPH HEADINGS AND INTERPRETATION OF SECTIONS	  	 	45	  
	 15.15
	 	RIGHTS OF MORTGAGEE OR GROUND LESSOR	  	 	46	  
	 15.16
	 	STATUS REPORT	  	 	46	  
	 15.18
	 	REMEDYING DEFAULTS	  	 	46	  
	 15.19
	 	HOLDING OVER	  	 	47	  
	 15.20
	 	SURRENDER OF PREMISES	  	 	47	  
	 15.21
	 	HARVARD NAME	  	 	47	  
	 15.22
	 	BROKERAGE	  	 	48	  
	 15.23
	 	DISPUTE RESOLUTION	  	 	48	  
	 15.24
	 	WAIVER OF JURY TRIAL	  	 	48	  
	 15.25
	 	NOT AN OFFER	  	 	48	  
	 15.26
	 	TIME IS OF THE ESSENCE	  	 	48	  
	 15.27
	 	MULTIPLE COUNTERPARTS	  	 	49	  
	 15.28
	 	GOVERNING LAW	  	 	49	  
	 15.29
	 	ADDITIONAL PROVISIONS	  	 	49	  

  
 iii

 TABLE OF CONTENTS 

(continued) 
  

			
	 	  	Page
	EXHIBITS	  	
	Exhibit A - Location Plan of the Premises	  	
		
	Exhibit A-l - Building 37 Premises	  	
		
	Exhibit A-2 - Initial Building 131 Premises	  	
		
	Exhibit A-3 - Location of Backup Generator	  	
		
	Exhibit B - Site Plan of Complex	  	
		
	Exhibit C - Operating Costs	  	
		
	Exhibit D - Rules and Regulations	  	
		
	Exhibit E - List of Existing Environmental Restriction Documents	  	
		
	Exhibit F - Cleaning Specifications	  	
		
	Exhibit G - Lease Rider	  	
		
	Exhibit H - Parking Plan	  	
		
	Exhibit I - Tenant’s Signage	  	
		
	Exhibit J - Base Building Work	  	

  
 iv 

 LEASE 
 THIS INSTRUMENT IS A LEASE, dated as of December 1, 2009 in which the Landlord and the Tenant are the parties hereinafter named, and which relates to space in the Building described below, being
located in the multiple building business park in Watertown, Massachusetts known as The Arsenal on the Charles. 

BACKGROUND 

Landlord and Tenant are parties to that certain Lease between Landlord (as successor to Charles River Business Center Associates, L.L.C.) and Tenant
dated as of September, 1999, as amended by that certain First Amendment to Lease dated as of December 21, 2005, as further amended by that certain Second Amendment to Lease dated as of July 1, 2007 (as amended and in effect, the
“Original Lease”). Landlord and Tenant desire to amend and restate the Original Lease on the terms and provisions more particularly set forth herein. 
 ARTICLE I 
 BASIC LEASE PROVISIONS 

1.1 INTRODUCTION. The following set forth basic data and, where appropriate, constitute definitions of the terms
hereinafter listed. 
 1.2 BASIC DATA. 
 Landlord: President and Fellows of Harvard College, a Massachusetts educational and charitable corporation. 
 Landlord’s Original Address: c/o Harvard Real Estate Services, 1350 Massachusetts Avenue, Holyoke Center, Suite 800, Cambridge, Massachusetts 02138-3826. 

Tenant: Bright Horizons Children’s Centers, LLC, a Delaware limited liability company. 

Tenant’s Original Address: 200 Talcott Avenue, Watertown, Massachusetts 02472. 

Complex or Property: The land located in Watertown, Massachusetts, together with the buildings and other improvements to be
constructed thereon, all as shown on the 
 Site Plan: The plan annexed hereto as Exhibit B. 

Premises: All of Building 37 consisting of approximately 24,755 rentable square feet on the first floor and 18,195 rentable square
feet on the second floor (the “Building 37 Premises”), as shown on Exhibit A-1. and portions of Building 131 consisting of 13,500 rentable square feet on the first floor, as shown on Exhibit A-2 (the
“Initial Building 131 Premises” and together with the Building 37 Premises, the “Original Premises”). Effective as of the New Building 131 Premises Commencement Date, the Premises shall also include a portion
of Building 131 consisting of up to 7,600 contiguous rentable square feet on the second floor of Building 131 (the 

 
“New Building 131 Premises” and, together with the Initial Building 131 Premises, the “Building 131 Premises”). In no event shall the rentable square footage of
the New Building 131 Premises be less than 7,500 square feet unless agreed to in writing by Landlord and Tenant. Landlord and Tenant agree to confirm in writing the actual square footage of the New Building 131 Premises and the New Building
131 Premises Commencement Date promptly after a determination of the same has been made by Landlord with respect to the square footage and after such time as Landlord has delivered the New Building 131 Premises to Tenant. 

Premises Rentable Area: Agreed to be 56,450 rentable square feet as of the Commencement Date. Effective as of the New
Building 131 Premises Commencement Date, the Premises Rentable Area shall be 56,450 rentable square feet, plus the actual amount of rentable square feet comprising the New Building 131 Premises. 

Rent: Basic Rent plus Additional Rent. 
 Basic Rent: For the period of December 1, 2009 through the date immediately preceding the New Building 131 Premises Rent Commencement Date, the Original Premises Basic Rent. For the
period from the New Building 131 Premises Rent Commencement Date through December 31, 2020, the Original Premises Basic Rent, plus the New Building 131 Premises Basic Rent. Any Basic Rent paid by Tenant to Landlord prior to the execution
of this Lease and applicable to the period after December 1, 2009 shall be promptly refunded to Tenant by Landlord. 

Original Premises Basic Rent: The Original Premises Basic Rent is as follows: 

 

																	
	 Rental Period
	  	Annual Basic
Rent	 	  	Minimum
Monthly Rent	 	  	Basic Rent
Rate	 	  	Rentable
Square Footage	 
	 December 1, 2009 - December 31, 2010
	  	$	0.00	  	  	$	0.00	  	  	$	0.00	  	  	 	56,450	  
	 January 1, 2011 - December 31, 2011
	  	$	1,326,575.00	  	  	$	110,547.91	  	  	$	23.50	  	  	 	56,450	  
	 January 1, 2012 - December 31, 2012
	  	$	1,383,025.00	  	  	$	115,252.08	  	  	$	24.50	  	  	 	56,450	  
	 January 1, 2013 - December 31, 2013
	  	$	1,439,475.00	  	  	$	119,956.25	  	  	$	25.50	  	  	 	56,450	  
	 January 1, 2014 - December 31, 2014
	  	$	1,495,925.00	  	  	$	124,660.41	  	  	$	26.50	  	  	 	56,450	  
	 January 1, 2015 - December 31, 2015
	  	$	1,552,375.00	  	  	$	129,364.58	  	  	$	27.50	  	  	 	56,450	  
	 January 1, 2016 - December 31, 2016
	  	$	1,608,825.00	  	  	$	134,068.75	  	  	$	28.50	  	  	 	56,450	  
	 January 1, 2017 - December 31, 2017
	  	$	1,665,275.00	  	  	$	138,772.91	  	  	$	29.50	  	  	 	56,450	  
	 January 1, 2018 - December 31, 2018
	  	$	1,721,725.00	  	  	$	143,477.08	  	  	$	30.50	  	  	 	56,450	  
	 January 1, 2019 - December 31, 2019
	  	$	1,778,175.00	  	  	$	148,181.25	  	  	$	31.50	  	  	 	56,450	  
	 January 1, 2020 - December 31, 2020
	  	$	1,834,625.00	  	  	$	152,885.41	  	  	$	32.50	  	  	 	56,450	  

  
 2 

 New Building 131 Premises Basic Rent: Annually, the Basic Rent Rate described in the
definition of Original Premises Basic Rent for the applicable Rental Period, multiplied by the actual square footage of the New Building 131 Premises as of the New Building 131 Premises Commencement Date. 

Additional Rent: All charges and sums payable by Tenant as set forth in this Lease, other than and in addition to Basic Rent.

 Initial Term: Eleven (11) years and one (1) month commencing on the Commencement Date and expiring at the
close of the day on the Lease Expiration Date. 
 Extension Term: Two successive terms often (10) years each, as
described in Exhibit G. 
 1.3 ADDITIONAL DEFINITIONS. 

Adequate Assurance of Future Performance: As defined in Section 13.1(d). 

Art/Theatre Center: The space designated to be used as an art/theatre center and located in a portion of Building 312 in the
Complex. 
 Art/Theatre Center Costs: All costs incurred by Landlord in operating up to 10,000 square feet of the
Art/Theatre Center, including, but not limited to utilities, and normal, regularly-occurring maintenance and repairs to the public areas, exterior glass, and structural components of Building 312 to the extent required to be paid by Landlord under
the lease for the Art/Theatre Center, but excluding any expenses of any artists or arts related activities or functions within the Art/Theatre Center. 
 ASP: As defined in Section 7.5. 
 Base Cost Year: As
defined in Section 9.1(a). 
 Base Tax Year: As defined in Section 8.1(a). 

Brokers: Beal & Company, Inc. (Landlord) and Jones Lang LaSalle (Tenant) 

Building: The term “Building” shall mean, collectively, Building 37 and Building 131. 

Building 37: The building located at 200 Talcott Avenue, Watertown, Massachusetts and known as Building 37 as shown on the Site
Plan, containing approximately 42,950 rentable square feet. 
 Building 131: The building located at 400 Talcott Avenue,
Watertown, Massachusetts and known as Building 131 as shown on the Site Plan, containing approximately 49,202 rentable square feet. 

  
 3 

 Building 131 Lease: That certain Amended and Restated Lease by and between Landlord
and Tenant dated as of the date hereof for approximately 11,897 rentable square feet of space in Building 131. 
 Building
Operating Costs: As defined on Exhibit C. 
 Business Days: All days except (i) Saturdays, Sundays, New
Year’s Day, Martin Luther King Day, Presidents’ Day, Patriots’ Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Thanksgiving Day, Christmas Day (and the following day when any such day occurs on Sunday); (ii) such
other days that tenants occupying at least 50% of the rentable area of the Complex now or in the future recognize as holidays for their general staffs, and (iii) any day on which one or more national stock exchanges are not open for business.

 Business Hours: Mondays through Fridays, excepting non-Business Days, from 7:00 a.m. to 6:00 p.m. and on Saturday from
8:00 a.m. to 1:00 p.m. 
 Commencement Date: December 1, 2009. 

Common Facilities: As defined in Section 2.2(a). 

Complex Operating Costs: As defined on Exhibit C. 
 Cost Year: As defined in Section 9.1(b). 
 Default of
Tenant: As defined in Section 13.1(a). 
 Environmental Conditions: As defined in
Section 14.2.1(c). 
 Environmental Laws: As defined in Section 14.2.1(a). 

Environmental Restriction: As defined in Section 14.2.1(d). 

Essential Services: As defined in Section 7.4(e). 

Event of Bankruptcy: As defined in Section 13.1(b). 

Fiscal Year: Landlord’s fiscal year used for accounting purposes, being Year-long periods beginning on July 1 and ending
on the following June 30. 
 Force Majeure: Collectively and individually, strikes or other labor trouble, fire or
other casualty, acts of God, governmental preemption of priorities or other controls in connection with a national or other public emergency or shortages of fuel, supplies or labor resulting therefrom, or any other cause, whether similar or
dissimilar, beyond Landlord’s or Tenant’s reasonable control. 
 Hazardous Materials: As defined in
Section 14.2.1(b). 
 Initial General Liability Insurance: $2,000,000 per occurrence/ $5,000,000 aggregate
(combined single limit) for property damage, bodily injury or death. 

  
 4 

 Lease Expiration Date: 11:59 p.m., Boston time, on December 31, 2020, or such
earlier or later date upon which the Term of this Lease may expire or be terminated pursuant to any of the conditions or other provisions of this Lease or pursuant to law. 
 Lease Year: The period running from the Commencement Date through December 31, 2010 and thereafter a Lease Year shall mean each successive calendar year. Rent shall be prorated for any
Lease Year that is shorter or longer than one year. 
 New Building 131 Premises Commencement Date: The date upon which
Landlord shall deliver the New Building 131 Premises to Tenant, which date shall be no earlier than January 1, 2013, at which time and the New Building 131 Premises shall be included in the definition of Premises hereunder. Landlord
shall provide Tenant with written notice on or prior to November 1, 2012 of (i) the Landlord’s calculation of the rentable square feet of the New Building 131 Premises (calculated in accordance with BOMA/ANSI Z-65.1), and
(ii) the date upon which the Landlord expects to deliver the New Building 131 Premises. 
 New Building 131 Premises
Rent Commencement Date: The date that is one hundred eighty-one (181) days after the New Building 131 Premises Commencement Date. 
 Operating Costs: Collectively, Building Operating Costs and Complex Operating Costs. 
 Parking Garage: The parking garage included in the Common Facilities of the Complex shown on the Site Plan. 
 Permitted Use: Executive and general offices and uses ancillary thereto, such as showers or a kitchen area. 
 Real Estate Taxes: As defined in Section 8.1(c). 
 Rentable
Area of the Complex: The rentable area of all of the buildings included in the Complex from time to time estimated to be 757,244 rentable square feet. 
 Rent Commencement Date: December 1, 2009 
 Rules and
Regulations: As defined in Section 2.2(a). 
 Service Interruption: As defined in
Section 7.4(e). 
 Site: The land area of the Complex shown on the Site Plan. 

Tax Reimbursement: As defined in Section 8.1(e). 

Tax Year: As defined in Section 8.1(a). 
 Tenant’s Operating Costs Share: As defined in Section 9.1(c). 
 Tenant’s Removable Property: As defined in Section 5.2(b). 

  
 5 

 Tenant’s Share of Parking Spaces: Subject to Section 2.2(c), the
number of parking spaces equal to 2.6 spaces for every 1,000 square feet of Premises Rentable Area. In the event that Landlord expands the number of parking spaces in the Complex, Tenant’s Share of Parking Spaces shall be proportionately
increased. 
 Tenant’s Tax Share: As defined in Section 8.1(d). 

Term of this Lease: The Initial Term and any extension thereof in accordance with the provisions hereof. 

1.4 ENUMERATION OF EXHIBITS. The following Exhibits are a part of this Lease, are incorporated herein by reference attached
hereto, and are to be treated as a part of this Lease for all purposes. Undertakings contained in such Exhibits are agreements on the part of Landlord and Tenant, as the case may be, to perform the obligations stated therein. 

 

					
	 Exhibit A
	  	-	  	Location Plan of the Premises
	 Exhibit A-1
	  	-	  	Building 37 Premises
	 Exhibit A-2
	  	-	  	Initial Building 131 Premises
	 Exhibit A-3
	  	-	  	Location of Backup Generator
	 Exhibit B
	  	-	  	Site Plan of Complex
	 Exhibit C
	  	-	  	Operating Costs
	 Exhibit D
	  	-	  	Rules and Regulations
	 Exhibit E
	  	-	  	List of Existing Environmental Restriction Documents
	 Exhibit F
	  	-	  	Cleaning Specifications
	 Exhibit G
	  	-	  	Lease Rider
	 Exhibit H
	  	-	  	Parking Plan
	 Exhibit I
	  	-	  	Tenant’s Signage
	 Exhibit J
	  	-	  	Base Building Work

 ARTICLE II 
 PREMISES AND APPURTENANT RIGHTS 
 2.1 LEASE OF PREMISES.
Landlord hereby demises and leases the Premises to Tenant for the Term of this Lease and upon the terms and conditions hereinafter set forth, and Tenant hereby accepts and leases the Premises from Landlord upon such terms and conditions.

 2.2 APPURTENANT RIGHTS AND RESERVATIONS. 

(a) Tenant shall have, as appurtenant to the Premises, the non-exclusive right to use, and permit its invitees to use in
common with Landlord and others, (i) public or common lobbies, hallways, stairways, elevators and common walkways necessary for access to the 

  
 6 

 
Building, and if the portion of the Premises on any floor includes less than the entire floor, the common toilets, corridors and elevator lobby of such floor; and (ii) the access roads,
driveways, parking areas, loading areas, pedestrian sidewalks, landscaped areas, trash enclosures, recreation areas and other areas or facilities which are located within the Complex and designated by Landlord from time to time for the non-exclusive
use of tenants and other occupants of the Complex, and the services provided to tenants from time to time as an amenity of the Complex (the “Common Facilities”); but such rights shall always be subject to reasonable rules and
regulations from time to time established by Landlord pursuant to Section 15.7 (the “Rules and Regulations”) and to the right of Landlord to designate and change from time to time areas and facilities so to be used;
provided, however, that no such change shall materially adversely affect Tenant’s (i) use of the Premises or its operations therein, or (ii) ability to access the Premises. Common Facilities shall also include a sign at the
entrance to the Complex, on which Tenant’s name will be listed. 
 Landlord shall have the right to place in the Building
utility lines, equipment, stacks, pipes, conduits, ducts and the like, provided that (i) such action is reasonably required according to sound building maintenance practices, (ii) Landlord shall either (x) locate any such installation
behind walls, above the hung ceiling or under the finished floor or (y) appropriately box and decorate such installations in a manner substantially consistent with the immediately adjacent area, (iii) except in the event of emergency or in
cases where such work will not materially interfere with Tenant’s use of the Premises, such installations shall be performed other than during Tenant’s business hours, and (iv) such installations shall be performed in such
commercially reasonably manner as reduces to a minimum interference with Tenant’s use of the Premises. If any such installation results in a reduction of the useable floor area of the Premises, then Tenant shall be entitled to a
proportionate reduction in Basic Rent and the Tenant’s Proportionate Share. 
 (b) Excepted and excluded
from the Premises are the ceiling, floor, perimeter walls and exterior windows (except the inner surface of each thereof), and any space in the Premises used for shafts, stacks, pipes, conduits, fan rooms, ducts, electric or other utilities, sinks
or other Building facilities, but the entry doors (and related glass and finish work) to the Premises are a part thereof. Notwithstanding the foregoing, Tenant shall have the nonexclusive right to install wires, ducts and conduits in the
plenum area above the Premises to the extent that such installations do not interfere with the operations of the Landlord or any other tenant of the Complex. Landlord shall have the right to place in the Premises (but in such manner as to
reduce to a minimum interference with Tenant’s use of the Premises) interior storm windows, sun control devices, utility lines, equipment, stacks, pipes, conduits, ducts and the like. In the event that Tenant shall install any hung
ceilings or walls in the Premises, Tenant shall install and maintain, as Landlord may require, proper access panels therein to afford access to any facilities above the ceiling or within or behind the walls. 

(c) Tenant shall also have the right appurtenant to the Premises (subject to the Rules and Regulations) to use, on a
non-exclusive, unreserved basis, Tenant’s Share of Parking Spaces. Notwithstanding the foregoing, fifteen (15) of Tenant’s parking spaces shall be located as depicted on Exhibit H attached hereto and shall be reserved
for Tenant’s exclusive use. Landlord shall place and maintain appropriate signage at each such space indicating the Tenant’s exclusive use. In the event that the Premises Rentable Area under this Lease plus the Premises

  
 7 

 
Rentable Area under the Building 131 Lease exceeds 80,000 rentable square feet, an additional three (3) parking spaces in a location to be mutually agreed to by Landlord and Tenant shall be
reserved for Tenant’s exclusive use. All of the above-described parking rights shall be in addition to the designated pick-up and drop-off spaces described in the Building 131 Lease. 

(d) Tenant shall, subject to seating availability, also have the right to use the limited transportation services provided
by Landlord from the Complex to Harvard Square in Cambridge, Massachusetts. Not less than one shuttle bus shall operate, subject to weather conditions, continuously between the Complex and Harvard Square during Business Days between the hours
of 7:00 a.m. and 7:00 p.m. Notwithstanding the foregoing, if Landlord reasonably perceives a change in demand for such services, such operations, including the schedule of such operations may be altered. No fee shall be charged to any
passenger that boards a shuttle bus operated by Landlord under this Section 2.2(d), provided that all costs of operating such shuttle bus service shall be included in Complex Operating Costs. 

ARTICLE III 

BASIC RENT 
 3.1 PAYMENT. 
 (a) Tenant agrees to pay the Basic
Rent and Additional Rent to Landlord, or as directed by Landlord, commencing on the Rent Commencement Date, without offset, abatement (except as provided in Section 12.1), deduction or demand. Basic 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, to Landlord c/o Beal & Company, Inc., 177 Milk Street, Boston, Massachusetts 02109, Attention: Accounts Receivable, or at
such other place as Landlord shall from time to time designate by notice, in lawful money of the United States. In the event that any installment of Basic Rent or any regularly scheduled payment of Additional Rent is not paid within ten
(10) days after notice that the same was not paid when due, Tenant shall pay, in addition to any charges under Section 15.18, at Landlord’s request an administrative fee equal to 5% of the overdue payment. Landlord and
Tenant agree that all amounts due from Tenant under or in respect of this Lease, whether labeled Basic Rent, Additional Rent or otherwise, shall be considered as rental reserved under this Lease for all purposes, including without limitation
regulations promulgated pursuant to the Bankruptcy Code, and including further without limitation Section 502(b) thereof. 
 (b) Basic Rent for any partial month shall be prorated on a daily basis, and if the Rent Commencement Date shall be other than the first day of a calendar month, the first payment which Tenant shall make
to Landlord shall be equal to a proportionate part of the monthly installment of Basic Rent for the partial month from the first day on which Tenant must pay Basic Rent to the last day of the month in which such day occurs. 

  
 8 

 ARTICLE IV 
 CONDITION AND EARLY TERMINATION RIGHT 
 4.1 CONDITION OF
PREMISES. Subject to Landlord’s maintenance and repair obligations contained in Section 7.1, the Premises are being leased in their “AS IS” condition. The Premises are being leased WITHOUT REPRESENTATION OR
WARRANTY by Landlord. Tenant acknowledges that it has inspected the Premises and common areas of the Building and have found them satisfactory. 
 4.2 EARLY TERMINATION RIGHT. Provided that no Default of Tenant (other than a non-monetary Default of Tenant being disputed by Tenant in good faith) shall be exist under the Lease (either at
the time of any required notification or as of January 1, 2013), Tenant shall have the right, by delivering written notice to Landlord on or prior to January 1, 2013, to terminate this Lease with respect to the Initial Building 131
Premises, in which event (i) the Lease will terminate with respect to the Initial Building 131 Premises (except for those rights and obligations that specifically survive the termination of this Lease) effective as of August 31, 2013, and
(ii) Tenant shall pay to Landlord within thirty (30) days of Landlord’s demand for the same, an early termination fee equal to $375,000.00. 
 ARTICLE V 
 USE OF PREMISES 

5.1 PERMITTED USE. 
 (a) Tenant agrees that the Premises shall be used and occupied by Tenant only for Permitted Uses and for no other use without Landlord’s express written consent. 

(b) Tenant agrees to conform to the following provisions during the Term of this Lease: 

(i) Tenant shall cause all freight to be delivered to or removed from the Building and the Premises in accordance with the
Rules and Regulations established by Landlord therefor; 
 (ii) Except as set forth in
Section 5.1(b)(ii)(D)-(H) below, Tenant will not place on the exterior of the Premises (including both interior and exterior surfaces of doors and interior surfaces of windows) or on any part of the Building outside the Premises, any
signs, symbol, advertisement or the like visible to public view outside of the Premises. Landlord will not withhold consent for signs or lettering on the entry doors to the Premises provided (A) such signs conform to sign standards for
the Building adopted by Landlord in its sole discretion and Tenant has submitted to Landlord a plan or sketch in reasonable detail (showing, without limitation, size, color, location, materials and method of affixation) of the sign to be placed on
such entry doors and (B) Landlord, at Tenant’s expense, obtains any consents required by third parties. Landlord hereby agrees that the 

  
 9 

 
logo, colors and other information regarding the content of Tenant’s signage described on Exhibit I shall be deemed to comply with sign standards for the Building. Landlord
agrees to use reasonable efforts to obtain any necessary third party consents to such signage, and will cooperate with Tenant in its efforts to obtain any such consents or approvals. Landlord hereby confirms that all of Tenant’s signage
existing on the Premises as of the date of this Lease shall be permitted to remain on the Premises. 
 Notwithstanding the
foregoing to the contrary: 
  

	 	(A)	Tenant may, at its own expense, locate a “free-standing” sign directly outside Building 37 subject to Landlord’s consent, which will not be unreasonably
withheld or delayed provided (1) Tenant has submitted to Landlord a plan or sketch in reasonable detail (showing, without limitation, size, color, location, materials, and method of placement) of such sign; and (2) Landlord, at
Tenant’s expense, obtains any consents required by third parties; 

  

	 	(B)	Landlord shall, at its own expense, include Tenant’s name on any and all standard multi-tenant Complex-entry directories and Building-entry and elevator
directories in accordance with Landlord’s sign standards for the Complex; 

  

	 	(C)	Landlord shall, at Tenant’s expense, include Tenant’s name on directional signs throughout the Complex in accordance with Landlord’s sign standards for
the Complex; 

  

	 	(D)	Tenant, at Tenant’s sole cost and expense, and provided Tenant has obtained all governmental authority approvals and permits, shall be permitted to install
(a) one sign on the exterior of Building 37, and (b) one sign on the exterior of Building 131, each in a location mutually acceptable to Landlord and Tenant (collectively, the “Tenant Exterior Signs”):

  

	 	(E)	The location and design of Tenant’s Exterior Signs shall be subject to Landlord’s written approval, such approval not to be unreasonably withheld or delayed;

  

	 	(F)	Tenant shall, at Tenant’s sole cost and expense, comply with all legal requirements applicable to Tenant’s Exterior Signs, and shall be responsible for all
maintenance and lighting of Tenant’s Exterior Signs; 

  
 10 

	 	(G)	If Tenant fails to remove any sign, including Tenant’s Exterior Signs, that are not in compliance with the terms of this Lease within five (5) Business Days
after receiving notice of such noncompliance from Landlord (such notice to set forth in reasonable detail the basis for the claimed noncompliance), and Tenant has not given Landlord written notice that Tenant reasonably disputes Landlord’s
assertions, then Landlord may, at Tenant’s expense, remove any such sign, provided, however, Landlord shall be permitted, upon written notice to Tenant, to remove any sign, including Tenant’s Exterior Signs, which must be removed by reason
of any legal requirements, other than by reason of any act or omission of Landlord or another tenant (such notice to set forth in reasonable detail the grounds for such removal); and 

 

	 	(H)	Any sign installed by Tenant shall be removed by Tenant at the end of the Term of this Lease in accordance with the terms of Section 15.20.

 (iii) Tenant shall not perform any act or carry on any practice which is reasonably likely to
injure the Premises, or any other part of the Building, or cause any offensive odors or loud noise or constitute a nuisance or a menace to any other tenant or tenants or other persons in the Building; and 

(iv) Tenant shall, in its use of the Premises, comply with the requirements of all applicable governmental laws, rules and
regulations, including without limitation the Americans With Disabilities Act of 1990 and the regulations of the Massachusetts Architectural Access Board, except that Tenant shall not be responsible for performing any (x) structural alterations
to the Premises which are required by any governmental laws, rules or regulations which are generally applicable to an office development, or (y) alterations required to any area of the Complex other than the Premises unless the need for such
alteration arises from Tenant’s particular use of the Premises. 
 5.2 INSTALLATIONS AND ALTERATIONS BY TENANT.

 (a) Tenant shall make no alterations, additions (including, for the purposes hereof, wall-to-wall
carpeting), or improvements in or to the Premises without Landlord’s prior written consent, which consent shall not be unreasonably withheld or delayed with respect to non-structural alterations, additions and improvements that do not affect
the Building’s electrical, plumbing or mechanical systems. Notwithstanding the foregoing, no consent shall be required for periodic replacement of window or floor coverings, counters, cabinetry or other fixtures or equipment with
materials substantially similar to those located at the Premises as of the Commencement Date. Any such alterations, additions or improvements shall be in accordance with complete plans and specifications meeting the requirements set forth in
the Rules and Regulations and reasonably approved in advance by Landlord to the extent that the 

  
 11 

 
same would customarily be prepared for similar work conducted in first class buildings in the greater Boston area. All work performed by Tenant shall be coordinated with any work being
performed by Landlord in such a manner as not to damage the Building or interfere with the construction or operation of the Building, and, except for installation of furnishings, shall be performed by contractors or workers first approved by
Landlord in writing, such approval not to be unreasonably withheld or delayed. Tenant shall, before its work is started: (i) secure all necessary licenses and permits; (ii) deliver to Landlord a statement of the names of all its
contractors and subcontractors and assurances satisfactory to Landlord in its reasonable discretion protecting Landlord against claims arising out of the furnishing of such labor and materials; and (iii) cause each contractor to carry
workers’ compensation insurance in statutory amounts covering all the contractor’s and subcontractor’s employees and comprehensive public liability insurance with such limits as Landlord reasonably may require, but in no event less
than a combined single limit of two million dollars ($2,000,000), and any other insurance which Landlord reasonably may from time to time require, all such insurance to be written in companies approved by Landlord and insuring Landlord and Tenant as
well as the contractors, and deliver to Landlord certificates of such insurance. Such work shall (i) be performed in a good and workmanlike manner and in compliance with all applicable laws, ordinances and regulations, (ii) be made
at Tenant’s sole cost and expense and at such times and in such a manner as Landlord may from time to time reasonably designate, (iii) be made only in accordance with the Rules and Regulations in effect with respect thereto, and
(iv) become part of the Premises and the property of Landlord unless Landlord notifies Tenant in writing at the time of approval that Tenant must remove such work and restore the Premises to the condition existing immediately prior to the
commencement of such work. Tenant shall not in any event be required to remove any leasehold improvements, additions or alterations heretofore made by or for Tenant in the Premises prior to the date of this Lease. If any alterations or
improvements shall involve the removal of fixtures, equipment or other property in the Premises which are not Tenant’s Removable Property, such fixtures, equipment or property shall be promptly replaced by Tenant at its expense with new
fixtures, equipment or property of like utility and of at least equal quality. If Landlord’s consideration of any request by Tenant requires any third party professional review or approval (such as legal, architectural or accounting in
Landlord’s reasonable judgment), and if Landlord retains such a third party professional therefor, Tenant shall promptly reimburse Landlord for all actual and reasonable third party costs, including attorneys’, architects’,
engineers’, and consultants’ fees, incurred by Landlord in connection with any request from Tenant pursuant to this Section 5.2. Tenant shall not, however, be required to pay Landlord any charge or fee for supervision of
construction, profit, overhead or general conditions in connection with any alteration, addition or improvement performed under the direction of Tenant and by third parties engaged exclusively by Tenant, provided, however, that such supervisory fees
may be imposed by Landlord to the extent that any of Tenant’s alterations, additions or improvements are to be performed by or at the direction of Landlord. 

(b) All articles of personal property and all business fixtures, machinery and equipment and furniture owned or installed
by Tenant solely at its expense in the Premises (“Tenant’s Removable Property”) shall remain the property of Tenant and may be removed by Tenant at any time prior to the expiration of this Lease, provided that Tenant, at its
expense, shall repair any damage to the Building caused by such removal. 

  
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 (c) Notice is hereby given that Landlord shall not be liable for any labor
or materials furnished or to be furnished to Tenant upon credit, and that no mechanic’s or other lien for any such labor or materials shall attach to or affect the reversion or other estate or interest of Landlord in and to the Premises, the
Building or the Complex. To the maximum extent permitted by law, before such time as any contractor commences to perform work on behalf of Tenant, such contractor (and any subcontractors) shall furnish a written statement acknowledging the
provisions set forth in the prior clause. Tenant agrees to pay promptly when due the entire cost of any work done on behalf of Tenant, its agents, employees or independent contractors, and not to cause or permit any liens for labor or
materials performed or furnished in connection therewith to attach to all or any part of the Property and immediately to discharge or bond any such liens which may so attach. If, notwithstanding the foregoing, any lien is filed against all or
any part of the Property for work claimed to have been done for, or materials claimed to have been furnished to, Tenant or its agents, employees or independent contractors, Tenant, at its sole cost and expense, shall cause such lien to be dissolved
or bonded promptly after receipt of notice that such lien has been filed, by the payment thereof or by the filing of a bond sufficient to accomplish the foregoing. If Tenant shall fail to discharge any such lien, Landlord may, at its option,
upon notice to Tenant, discharge such lien and treat the cost thereof (including attorneys’ fees incurred in connection therewith) as Additional Rent payable upon demand, it being expressly agreed that such discharge by Landlord shall not be
deemed to waive or release the default of Tenant in not discharging such lien. Tenant shall indemnify and hold Landlord harmless from and against any and all expenses, liens, claims, liabilities and damages based on or arising, directly or
indirectly, by reason of the making of any alterations, additions or improvements by or on behalf of Tenant to the Premises under this Section, which obligation shall survive the expiration or termination of this Lease. 

(d) In the course of any work being performed by Tenant (including without limitation the “field installation”
of any Tenant’s Removable Property), Tenant agrees to use labor compatible with that being employed by Landlord for work in or to the Complex or other buildings owned by Landlord or its affiliates (which term, for purposes hereof, shall
include, without limitation, entities of which Tenant has written notice which control or are under common control with Landlord, or which are controlled by Landlord or, if Landlord is a partnership or limited liability company, by any partner or
member of Landlord) and not to employ or permit the use of any labor or otherwise take any action which is reasonably likely to result in a labor dispute involving personnel providing services in the Complex pursuant to arrangements made by
Landlord. 
 (e) Tenant shall have the right to install: (i) Communication Devices (as defined in Exhibit
G) on the roof of either Building 37 or Building 131, and (ii) a backup generator in the location designated on Exhibit A-3 attached hereto, in each case subject to compliance with the terms and conditions set forth in Exhibit
G. 

  
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 ARTICLE VI 
 ASSIGNMENT AND SUBLETTING 
 6.1 PERMITTED TRANSACTIONS.

 (a) Related Entity Transactions. Provided that at the time of such transaction, no Default
of Tenant shall have occurred and be continuing, Tenant may, at any time and from time to time, and without obtaining any consent of the Landlord, assign this Lease or sublease any or all of the Premises to: (i) an entity into or with which
Tenant is merged or consolidated, or to which all or substantially all of Tenant’s assets are transferred; and/or (ii) any entity which controls or is controlled by Tenant or is under common control with Tenant; provided that any such
assignment shall be void in either such event unless the successor to Tenant has a net worth computed in accordance with generally accepted accounting principles consistently applied that is at least the lesser of: (a) the net worth of Tenant
herein named on the date of this Lease as of the last month of the prior quarter prior to the date of this Lease, or (b) $75,000,000.00. In the case of any such transaction, Tenant shall deliver to Landlord reasonable proof of such net
worth at least 10 days after the effective date of any such transaction. The foregoing net worth requirement shall not apply to subleases between Tenant and any entity referred to in clauses (i) and (ii) above. Such
transaction shall not relieve Tenant from its obligations hereunder and Tenant shall remain fully and primarily liable therefor and such assignee, subtenant or occupant shall agree to be independently bound by and upon all of the covenants,
agreements, terms, provisions and conditions set forth in this Lease on the part of Tenant to be kept and performed, including, without limitation, the restrictions governing further assignment and subletting. 

(b) Unrelated Entity Transactions. In addition to the transactions described in paragraph (a) above,
Tenant may, at any time and from time to time, and without obtaining any consent of the Landlord, sublease any or all of the Premises to any entity not described in paragraph (a) above, provided that in any such case: 

(i) at the time of such transaction, no Default of Tenant shall have occurred and be continuing; 

(ii) the proposed use is consistent with the Permitted Uses set forth in Section 1.3; 

(iii) the proposed subtenant is a reputable person or entity, as determined by Landlord in its reasonable discretion;

 (iv) the form of the proposed sublease shall comply with the applicable provisions of this Lease; 

(v) the proposed sublessee shall agree directly with Landlord to be bound by all the obligations of Tenant (insofar as
applicable under the sublease) hereunder including, without limitation, the restrictions governing further assignment and subletting; 
 (vi) so long as there is comparable office space available elsewhere in the Complex which is being advertised by Landlord for rent, unless Landlord otherwise consents, Tenant shall not enter into any
sublease wherein the effective rent (net of utilities and reflecting any concessions granted by Tenant) charged by Tenant is less than eighty-five percent (85%) the effective rent per square foot then being transacted by Landlord for such
comparable office space with comparable concessions, net of all utilities, provided, however, that the foregoing restriction shall not apply during the three (3) Lease Years immediately preceding the Lease Expiration Date; 

  
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 (vii) unless Landlord shall consent thereto, which shall not be unreasonably
withheld or delayed, neither (x) the proposed sublessee nor (y) any person or entity which, directly or indirectly, controls, is controlled by, or is under common control with, the proposed sublessee or any person or entity who controls
the proposed sublessee, is then an occupant of any part of the Complex; 
 (viii) unless Landlord shall consent
thereto, which shall not be unreasonably withheld or delayed, the proposed sublessee is not a person or entity with whom Landlord is then actively negotiating the terms of a signed letter of intent or a lease document which has been submitted to
such party for space in the Complex (the term “actively negotiating” shall mean correspondence between Landlord and such party concerning a signed letter of intent or a submitted lease document); 

(ix) Tenant shall not have advertised or publicized in any way the availability of the Premises without prior notice to
Landlord. Tenant hereby gives Landlord the first notice of its intent to advertise immediately for subtenants following the execution of this Lease; and 
 (x) no subletting hereunder shall relieve Tenant from its obligations hereunder, and Tenant shall remain fully and primarily liable therefor. 

(c) Except as provided in paragraphs (a) and (b) above, Tenant covenants and agrees that neither this Lease nor
the term and estate hereby granted, nor any interest herein or therein, will be assigned, mortgaged, pledged, encumbered or otherwise transferred, whether voluntarily, involuntarily, by operation of law or otherwise, and that neither the Premises
nor any part thereof will be encumbered in any manner by reason of any act or omission on the part of Tenant, or used or occupied or permitted to be used or occupied, by anyone other than Tenant, or for any use or purpose other than a Permitted Use,
or be sublet (which term, without limitation, shall include granting of concessions, licenses and the like) in whole or in part by Tenant or any person acting on behalf of Tenant, without, in each case, the prior written consent of Landlord, which
shall not be unreasonably withheld or delayed. Without limiting the foregoing, any agreement (other than one for which Landlord’s consent is not required) pursuant to which: (x) Tenant is relieved from the obligation to pay, or a third
party agrees to pay on Tenant’s behalf, all or any portion of Basic Rent, Additional Rent or other charges due under this Lease; and/or (y) a third party undertakes or is granted the right to assign or attempt to assign this Lease or
sublet or attempt to sublet all or any portion of the Premises other than as provided in (a) or (b) above, shall for all purposes hereof be deemed to be an assignment of this Lease and subject to the provisions of this Article VI.
If equity interests in Tenant at any time are or become traded on a public stock exchange, the transfer of equity interests in Tenant on a public stock exchange shall not be deemed an assignment within the meaning of this Article. The provisions of
this paragraph (c) shall apply to a transfer (by one or more transfers) of a controlling portion of or interest in the stock or partnership or membership interests or other evidences of equity interests

  
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of Tenant, unless: (i) the Tenant maintains a net worth computed in accordance with generally accepted accounting principles consistently applied at least $75,000,000 immediately after
giving effect to such transfer(s), and (ii) proof satisfactory to Landlord in Landlord’s sole discretion, reasonably exercised, of such net worth shall have been delivered to Landlord at least 10 days prior to the effective date of any
such transaction, unless by law or contract Tenant is prevented from disclosing such information prior to its effective date, in which case Tenant shall provide such evidence within two (2) Business Days of such effective date. 

(d) If this Lease be assigned, or if the Premises or any part thereof be sublet or occupied by anyone other than Tenant,
whether or not in violation of the terms and conditions of this Lease, Landlord may, at any time and from time to time, so long as a monetary Default of Tenant exists, collect rent and other charges from the assignee, subtenant or occupant, and
apply the net amount collected to the rent and other charges herein reserved, but no such assignment, subletting, occupancy, collection or modification of any provisions of this Lease shall be deemed a waiver of this covenant, or the acceptance of
the assignee, subtenant or occupant as a tenant or a release of Tenant from the further performance of covenants on the part of Tenant to be performed hereunder. Any consent by Landlord to a particular subletting or occupancy shall not in any way
diminish the restriction stated in paragraph (c) of this Section 6.1 or the continuing liability of the original named Tenant. No assignment or subletting hereunder shall relieve Tenant from its obligations hereunder and Tenant
shall remain fully and primarily liable therefor. No such assignment, subletting, or occupancy shall affect or be contrary to Permitted Uses. Any consent by Landlord to a particular assignment, subletting or occupancy shall be revocable, and any
assignment, subletting or occupancy shall be void ab initio, if the same shall fail to require that such assignee, subtenant or occupant agree therein to be independently bound by and upon all of the covenants, agreements, terms, provisions
and conditions set forth in this Lease on the part of Tenant to be kept and performed except to the extent Landlord has consented in writing to exceptions to such obligations contained in a sublease. Tenant shall promptly reimburse Landlord for all
reasonable costs, including attorneys’ fees, incurred by Landlord in connection with any request from Tenant regarding assignment or subletting 
 6.2 EXCESS PAYMENTS. 
 (a) If Tenant sublets the
Premises or any portion thereof pursuant to paragraph 6.1(b) hereof, Tenant shall pay to Landlord, as Additional Rent, fifty percent (50%) of the amount, if any, by which (x) the total annual rent and other consideration received by Tenant
pursuant to such subletting (exclusive of the cost, if any, allocated to any of Tenant’s Removable Property leased or sold to the sublessee), less Tenant’s Transaction Expenses (as hereinafter defined) for each year of the sublease exceeds
(y) the portion of the Basic Rent and Additional Rent attributable to the portion of the Premises so sublet, such Additional Rent to be paid monthly as received by Tenant. In addition, if Tenant shall assign this Lease other than pursuant to
paragraph 6.1(a) hereof, Tenant shall pay to Landlord, as Additional Rent, fifty percent (50%) of any and all compensation received by Tenant in consideration of such assignment (exclusive of the cost, if any, allocated to any of Tenant’s
Removable Property leased or sold to the assignee), less Tenant’s Transaction Expenses, such Additional Rent to be paid as received by Tenant. In no event shall the provisions of this Section 6.2 impose any additional obligation on
Landlord to consent to an assignment of the Lease or a subletting of all or a portion of the Premises. 

  
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 (b) For purposes hereof, “Tenant’s Transaction Expenses”
shall be calculated as follows. First, determine the sum of: (1) all costs reasonably incurred by Tenant in negotiating and entering into such sublease or assignment transaction, including without limitation, reasonable legal fees, rental
concessions and brokerage commissions; plus (2) the amount of Basic Rent, Additional Rent and other charges actually paid by Tenant under this Lease with respect to the Premises (or, in the case of a sublease of a portion of the Premises, such
portion) during the period in which the Premises (or such portion) are unoccupied, either by Tenant or any assignee, sublessee or other occupant, for the conduct of business; plus (3) all costs actually incurred by Tenant in specifically
preparing the Premises (or, in the case of a sublease of a portion of the Premises, such portion) for occupancy by such subtenant or assignee. Then, amortize the costs referred to in items (1), (2) and (3) on a straight-line basis over the
term of the sublease in question (or, in the case of an assignment, over the then-remaining Term of this Lease, including any Extension Terms with respect to which Tenant shall have exercised its option to extend), using an assumed interest rate of
10% per annum. The result shall be Tenant’s Transaction Expenses. Tenant shall furnish to Landlord a written statement detailing the determination of Tenant’s Transaction Expenses. 

6.3 LANDLORD’S AUDIT RIGHT. Landlord shall have the right to examine, copy and audit Tenant’s records
establishing Tenant’s Transaction Expenses within sixty (60) days following the date that Landlord receives Tenant’s statement of such Transaction Expenses from Tenant. Landlord shall give Tenant not less than thirty
(30) days’ prior notice of its intention to examine and audit such books and records (including, without limitation, copies of all invoices, bills and/or receipts documenting such expenses), and such examination and audit shall take place
at the Premises or such other location in Massachusetts where Tenant then conducts its business. All costs incurred by Landlord in connection with such examination and audit shall be borne by Landlord; provided, however, that if such
examination and audit establishes that the actual Tenant’s Transaction Expenses are less than the amount set forth in the statement delivered to Landlord by at least four percent (4%), then Tenant shall pay the reasonable costs of such
examination and audit. Such a examination and audit shall be undertaken by an independent reviewer who is reasonably acceptable to both parties and is a certified public accountant (or other qualified and reputable real estate consultant or
advisor) with significant experience in accounting for similar properties (the “Initial Reviewer”). If Landlord completes its examination and audit and Tenant is unwilling to accept the determination of Tenant’s
Transaction Expenses as determined through such examination and audit, and the parties are unable to reach agreement thereon within thirty (30) days after the receipt of such report, then Tenant shall, not later than thirty (30) days after
the expiration of the aforesaid thirty (30) day period, retain a certified public accountant with the same qualifications as the Initial Reviewer who is reasonably acceptable to both parties (the “Second Reviewer”), who shall,
within thirty (30) days of his or her selection, prepare a written report summarizing his or her determination of Tenant’s Transaction Expenses and provide such report to both parties. If the lower determination by the two reviewers
is within four percent (4%) of the higher determination by the two reviewers, then the average of the two determinations shall be deemed to be Tenant’s Transaction Expenses. If the lower determination is not within four percent
(4%)

  
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of the higher determination, and the parties are again unable to reach agreement thereon within thirty (30) days after the giving of the Second Reviewer’s report, then the Initial
Reviewer and the Second Reviewer shall mutually select a person with qualifications stated above (the “Final Reviewer”) to resolve the dispute as to Tenant’s Transaction Expenses. Within ten (10) days of the
selection of the Final Reviewer, Landlord and Tenant shall submit to the Final Reviewer a copy of each reviewer’s determination of Tenant’s Transaction Expenses. The Final Reviewer shall, within thirty (30) days after such
submissions, review the submissions and make such equitable compromise between the two as the Final Reviewer, in its reasonable judgment, deems appropriate. The Final Reviewer shall give notice of his or her determination to Landlord and Tenant and
such decision shall be final and binding upon Landlord and Tenant. Landlord shall pay the fees and expenses associated with the Initial Reviewer and Tenant shall pay the fees an expenses of the Second Reviewer, if any. The parties hall each
pay one-half of the fees and expenses of the Final Reviewer, if any. 
 6.4 ATTORNMENT BY SUBTENANT. Any sublease
of any portion of the Premises shall include an agreement by the subtenant that, in the event this Lease is terminated, such subtenant shall, at Landlord’s request, attorn to Landlord on the terms of the sublease, and in such event such
sublease shall remain in full force and effect between Landlord and such subtenant as if the Lease had not terminated, and subtenant shall execute such instruments of attornment as Landlord shall reasonably request. 

ARTICLE VII 

RESPONSIBILITY FOR REPAIRS AND CONDITION 
 OF PREMISES; SERVICES TO BE FURNISHED 
 BY LANDLORD

 7.1 LANDLORD REPAIRS. 

(a) Landlord will keep, manage and maintain the Building, the Complex and the Property in a manner substantially
consistent with other similar first-class office properties in the suburban Boston area, and, except as otherwise noted herein, in full accordance with the applicable laws, codes, ordinances and regulations, and in accordance with all directions,
rules and regulations of the health officer, fire marshal, building inspector or other proper officers of the governmental agencies having jurisdiction. Landlord shall be responsible for ensuring that on the Commencement Date the Common
Facilities comply with the Americans With Disabilities Act of 1990 and the regulations of the Massachusetts Architectural Access Board. Except as otherwise provided in this Lease, Landlord agrees to keep in good order, condition and repair
the roof, public areas, exterior walls (including exterior glass) and structure of the Building (including all plumbing, mechanical life safety and electrical systems installed by Landlord, and also including the heating, ventilation and air
conditioning equipment or systems in the Building), all insofar as they affect the Premises, except that Landlord shall in no event be responsible to Tenant for the repair of glass in the Premises, the doors (or related glass and finish work)
leading to the Premises, or (subject to applicable waivers of claims and rights of subrogation) any condition in the Premises or the Building caused by any act or neglect of Tenant, its invitees or contractors. Notwithstanding the foregoing,
Tenant shall have the option 

  
 18 

 
to assume the obligation to maintain and repair the heating, ventilation and air conditioning equipment or systems in the Building if any other tenants of the Complex (except for Harvard Business
School Publishing Corporation) perform such services for their premises and Tenant gives Landlord prior notice of Tenant’s intention to assume such obligations. The Landlord shall also keep and maintain all Common Facilities in a good
and clean order, condition and repair, free of snow and ice and accumulation of dirt and rubbish, and shall keep and maintain all landscaped areas in the Complex in a neat and orderly condition and shall reseal and restripe all paved areas in the
Complex as reasonably necessary. Landlord shall not be responsible to make any improvements or repairs to the Building other than as expressly in this Section 7.1 provided, unless expressly provided otherwise in this Lease.

 (b) Landlord shall never be liable for any failure to make repairs which Landlord has undertaken to make under
the provisions of this Section 7.1 or elsewhere in this Lease, unless (i) Tenant has given notice to Landlord of the need to make such repairs, or (ii) Landlord has actual knowledge of the need to make such repairs, and
Landlord has failed to commence to make such repairs within a reasonable time after receipt of such notice or knowledge, or fails to proceed with reasonable diligence to complete such repairs. 

7.2 TENANT’S AGREEMENT. 
 (a) Tenant will keep the Premises and every part thereof neat and clean, and will maintain the same in good order, condition and repair, excepting only (i) those repairs for which Landlord is
responsible under the terms of this Lease, (ii) reasonable wear and tear of the Premises, (iii) repairs made necessary by Landlord’s failure to repair or maintain the Complex or the Premises as required hereunder, and (iv) damage
by fire or other casualty or as a consequence of the exercise of the power of eminent domain; and Tenant shall surrender the Premises, at the end of the Term, in such condition. Except as described in Section 5.1(b)(iv), Tenant
shall continually during the Term of this Lease maintain the Premises in accordance with all laws, codes and ordinances from time to time in effect and all directions, rules and regulations of the proper officers of governmental agencies having
jurisdiction, and the standards recommended by the applicable Board of Fire Underwriters, and shall, at Tenant’s expense, obtain all permits, licenses and the like required by applicable law. To the extent that the Premises constitute a
“Place of Public Accommodation” within the meaning of the Americans With Disabilities Act of 1990, Tenant shall be responsible, subject to the requirements of Section 5.2, for making the Premises comply with such Act.
Subject to Section 10.5 regarding waiver of subrogation, Tenant shall be responsible for the cost of repairs which may be made necessary by reason of damage to the Building caused by any act or neglect of Tenant, or its contractors
or invitees (including any damage by fire or other casualty arising therefrom) and, if the premium or rates payable with respect to any policy or policies of insurance purchased by Landlord or Agent with respect to the Property increases as a result
of payment by the insurer of any claim arising from any act or neglect of Tenant, or its contractors or invitees, Tenant shall pay such increase, from time to time, within fifteen (15) days after demand therefor by Landlord, as Additional Rent.

  
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 (b) If repairs are required to be made by Tenant pursuant to the terms
hereof, Landlord may demand that Tenant make the same promptly, and if Tenant refuses or neglects to commence such repairs and complete the same with reasonable dispatch, after such demand (except in the case of an emergency, in which event Landlord
may make such repairs immediately), Landlord may (but shall not be required to do so) make or cause such repairs to be made (the provisions of Section 15.18 being applicable to the costs thereof), and (except for loss or damage arising
from Landlord’s grossly negligent or wrongful acts or omissions) shall not be responsible to Tenant for any loss or damage whatsoever that may accrue to Tenant’s stock or business by reason thereof. 

7.3 FLOOR LOAD - HEAVY MACHINERY. 
 (a) Tenant shall not place a load upon any floor in the Premises exceeding eighty (80) pounds live load per square foot. Landlord reserves the right to prescribe the weight and position of all
business machines and mechanical equipment, including safes, which shall be placed so as to distribute the weight. Business machines and mechanical equipment shall be placed and maintained by Tenant at Tenant’s expense in settings
sufficient, in Landlord’s judgment, to absorb and prevent vibration, noise and annoyance. Tenant shall not move any safe, heavy machinery, heavy equipment, freight, bulky matter or fixtures into or out of the Building without
Landlord’s prior consent, which shall not be unreasonably withheld and which may include a requirement to provide insurance, naming Landlord as an insured, in such amounts as Landlord may deem reasonable. 

(b) If any such safe, machinery, equipment, freight, bulky matter or fixtures requires special handling, Tenant agrees to
employ only persons holding a Master Rigger’s License to do such work, and that all work in connection therewith shall comply with applicable laws and regulations. Any such moving shall be at the sole risk and hazard of Tenant, and
Tenant will exonerate, indemnify and save Landlord harmless against and from any liability, loss, injury, claim or suit resulting directly or indirectly from such moving. 
 7.4 BUILDING SERVICES. 
 (a) Landlord shall furnish
heating and cooling as normal seasonal changes may require during normal Business Hours to provide reasonably comfortable space temperature and ventilation for occupants of the Premises under normal business office operations in accordance with the
specifications set forth on Exhibit J attached hereto. The actual cost of electricity and other utilities and services (without any service charge or mark-up) necessary to provide such heating, cooling and ventilation shall be an
Operating Cost, and shall not be billed directly to Tenant. In the event Tenant introduces into the Premises personnel or equipment which overloads the capacity of the Building systems or exceeds an electric load (excluding HVAC) of 6 watts
per square foot of Premises Rentable Area (or, if greater, Tenant’s existing load requirement), or in any other way interferes with the systems’ ability to perform adequately its proper functions, Landlord shall use reasonable efforts to
provide supplementary systems at Tenant’s expense. 

  
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 (b) Landlord shall also provide: 

(i) Passenger elevator service. 
 (ii) Warm water for lavatory and kitchen purposes and cold water (at temperatures supplied by the city in which the Property is located) for drinking, kitchen, shower, lavatory and toilet purposes.
If Tenant uses water for any purpose other than for ordinary drinking, kitchen, shower, lavatory and toilet purposes, Landlord may assess a reasonable charge for the additional water so used, or install a water meter and thereby measure
Tenant’s water consumption for all purposes. In the latter event, (i) Tenant shall pay the cost of the meter and the cost of installation thereof and shall keep such meter and installation equipment in good working order and repair,
and (ii) Tenant agrees to pay for water consumed, as shown on the Building’s meter, together with the sewer charge based on such meter charges, as and when bills are rendered, and in default in making such payment Landlord may pay such
charges and collect the same from Tenant as Additional Rent. 
 (iii) Cleaning and janitorial services to the
Premises, substantially in accordance with the cleaning standards set forth on Exhibit F, as such standards may be modified (but not so as to materially diminish the level or quality of services) by Landlord from time to time. 

(iv) Free access to the Premises subject to security precautions from time to time in effect, and subject always to
restrictions based on emergency conditions. 
 (c) Landlord shall provide security services to the Complex and
the Building. Security to the common areas of the Complex is currently provided from 7:00 p.m. to 6:00 a.m. on Business Days and 24 hours a day on non-Business Days. Tenant shall be responsible for the security of the Premises, and for
any security system that it may choose, as its sole expense, to install therein in accordance with the provisions of this Lease. If and to the extent that Tenant desires to provide security for the Premises or for such persons or their
property, Tenant shall be responsible for so doing, after having first consulted with Landlord and after obtaining Landlord’s consent, which shall not be unreasonably withheld. All exterior doors of the Building, with the exception of
the main lobby door, are locked and provide card access. Landlord will provide Tenant, at no charge, up to one access card for the Building security system for each employee of Tenant employed at the Premises as of the Commencement Date.
Additional and replacement access cards will be provided by Landlord and paid for by Tenant as Additional Rent. Without derogating from Landlord’s obligations described in the first sentence above, and as outlined in
Section 7.1, Landlord expressly disclaims any and all responsibility and/or liability for the physical safety of Tenant’s property, and for that of Tenant’s employees, agents, contractors and invitees, and, without in any way
limiting the operation of Article X hereof, Tenant, for itself and its agents, contractors, and employees, hereby expressly waives any claim, action, cause of action or other right which may accrue or arise as a result of any damage or injury
to the person or property of Tenant or any such agent, contractor or employee. Tenant agrees that, as between Landlord and Tenant, it is Tenant’s responsibility to advise its employees, agents, contractors and invitees as to necessary
and appropriate safety precautions. 

  
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 (d) Landlord reserves the right to curtail, suspend, interrupt and/or stop
the supply of water, sewage, electrical current, cleaning, and other services, and to curtail, suspend, interrupt and/or stop use of entrances and/or lobbies serving access to the Building, or other portions of the Complex, without thereby incurring
any liability to Tenant except as described in Section 7.4(e), below when necessary by reason of accident or emergency, or for repairs, alterations, replacements or improvements in the judgment of Landlord desirable or necessary which
cannot, due to the risk of injury to persons or property, reasonably be performed during hours in which Tenant’s business in the Premises is closed, or when prevented from supplying such services or use by strikes, lockouts, difficulty in
obtaining materials, accidents or any other cause beyond Landlord’s control, or by laws, orders or inability, by exercise of reasonable diligence, to obtain electricity, water, gas, steam, coal, oil or other suitable fuel or power, except as
set forth in paragraph (e) below. No diminution or abatement of rent or other compensation, nor any direct, indirect or consequential damages shall or will be claimed by Tenant as a result of, nor shall this Lease or any of the
obligations of Tenant be affected or reduced by reason of, any such interruption, curtailment, suspension or stoppage in the furnishing of the foregoing services or use, irrespective of the cause thereof. Failure or omission on the part of
Landlord to furnish any of the foregoing services or use shall not be construed as an eviction of Tenant, actual or constructive, nor entitle Tenant to an abatement of rent except as described in Section 7.4(e) below, nor to render the
Landlord liable in damages, nor release Tenant from prompt fulfillment of any of its covenants under this Lease. 

(e) Notwithstanding anything contained in this Lease to the contrary, if (i) an interruption or curtailment,
suspension or stoppage of an Essential Service (as said term is hereinafter defined) shall occur, except any of the same due to any negligent or wrongful act or neglect of Tenant or Tenant’s agents, employees or contractors or any person
claiming by, through or under Tenant or (any such interruption of an Essential Service being hereinafter referred to as a “Service Interruption”), and (ii) such Service Interruption occurs or continues as a result of the
negligence or a wrongful conduct of the Landlord or Landlord’s agents, servants, employees or contractors, and (iii) such Service Interruption continues for more than four (4) full Business Days after Landlord shall have received
notice thereof from Tenant and (iv) as a result of such Service Interruption, the conduct of Tenant’s normal operations in the Premises are materially and adversely affected, then there shall be an abatement of one day’s Basic Rent
and Additional Rent for each day during which such Service Interruption continues after such four (4) Business Days; provided, however, that if Tenant conducts all or any part of its operations in any portion of the Premises notwithstanding
such Service Interruption, then the amount of each daily abatement of Basic Rent and Additional Rent shall only be proportionate to the nature and extent of the interruption of Tenant’s normal operations or ability to use the Premises.
The rights granted to Tenant under this Section 7.4(e) shall be Tenant’s sole and exclusive remedy resulting from a failure of Landlord to provide services and Landlord shall not otherwise be liable for any loss or damage
suffered or sustained by Tenant resulting from any failure or cessation of services. For purposes hereof, the term “Essential Services” shall mean the following services: access to the Premises, water and sewer/septic service
and electricity, but only to the extent that Landlord has an obligation to provide same (or facilities for the same) to Tenant under this Lease. Any abatement of Basic Rent and Additional Rent under this paragraph shall apply only with
respect to Basic Rent and Additional Rent allocable to the period after each of the conditions set forth in subsections (i) through (iv) hereof shall have been satisfied and only during such times as each of such conditions shall exist.

  
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 7.5 ELECTRICITY. 

(a) Electricity will be provided to the Premises in accordance with the Base Building Specifications attached hereto as
Exhibit J. The Building 37 Premises shall be separately metered for electricity such that the applicable public utility company can provide electricity directly to the Building 37 Premises, and Landlord (at its sole cost) shall provide
necessary submeters or other equipment or facilities to separate the cost of providing so-called “convenience” electricity from the electricity needed for the HVAC system and equipment serving Building 37 (which HVAC cost, without any
service charge or mark-up, shall be an Operating Cost). The term “convenience” electricity shall refer to electricity for all lighting, plug in or hard-wired equipment, but excluding heating, ventilation and air conditioning in the
Premises unless such HVAC is supplemental in addition to the base building system and is required due to Tenant’s particular use (including, without limitation, HVAC for a data center or computer room, special process rooms or
conference-training centers, fitness centers or cafeterias requiring supplemental HVAC). The Building 131 Premises shall be submetered by the Landlord. In each case, Tenant shall be responsible for payment of all convenience
electricity charges to the Landlord during the Term of this Lease and thereafter so long as Tenant is in occupancy of the Premises). Landlord shall permit Landlord’s existing wires, risers, conduits and other electrical equipment of
Landlord to be used to supply electricity to Tenant, in common with others, provided, subject to the provisions of Section 7.4(a), Tenant’s demand requirement for convenience electricity shall not exceed the load requirements of 6
watts per square foot of Premises Rentable Area (or, if greater, Tenant’s existing load requirement), and Tenant agrees in its use of the Premises (i) not to exceed such requirements and (ii) that its total connected lighting load it
will not exceed the maximum from time to time permitted under applicable governmental regulations. In order to assure that the foregoing requirements are not exceeded and to avert possible adverse effect on the Building’s electric
system, Tenant shall not, without Landlord’s prior consent, which consent shall not be unreasonably withheld, connect any fixtures, appliances or equipment to the Building’s electric distribution system other than personal computers,
facsimile transceivers, typewriters, pencil sharpeners, adding machines, photocopiers, scanners, word and data processors, clocks, radios, hand-held or desk top calculators, desktop computers and customary “peripherals,” microwave ovens
and other similar small electrical equipment normally found in business offices and not drawing more than 20 amps at 120/208 volts. 
 (b) If Tenant desires to have electricity for the Premises furnished by a provider (an “ASP”) other than the service provider from whom Landlord from time to time shall purchase
electricity for the common areas of the Building, Tenant shall not enter into any agreement with any such ASP, or give such ASP permission to install lines or other equipment without the Landlord’s prior written consent in each instance, which
consent will not be unreasonably withheld. 

  
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 ARTICLE VIII 
 REAL ESTATE TAXES 
 8.1 TENANT TO REIMBURSE LANDLORD FOR REAL
ESTATE TAXES. Tenant covenants and agrees to pay to Landlord as Additional Rent during the Term of this Lease, the Tax Reimbursement in accordance with this Article VIII. The following terms apply: 

(a) “Tax Year” means the tax fiscal year commencing on July 1 and ending on the following
June 30. If a taxing authority imposing real estate taxes adopts some other tax fiscal year, the term “Tax Year” shall, as to that taxing authority, mean such adopted tax fiscal year, and appropriate and equitable adjustments
shall be made by Landlord and Tenant with respect to the transition period. 
 (b) “Base Tax
Year” means the tax Fiscal Year commencing on July 1,2010 ending on June 30, 2011. 
 (c)
“Real Estate Taxes” means, as to any given Tax Year, real estate taxes and any general or special assessments and betterment assessments (exclusive of penalties thereon) and imposed upon the Complex for any Tax Year. 

(d) “Tenant’s Tax Share” shall mean, from December 1, 2009 through the date immediately
preceding the New Building 131 Premises Rent Commencement Date, 7.46% (the percentage calculated by dividing the rentable square feet of the Premises (56,450) by the Rentable Square Feet of the Complex (757,144). From and after the New
Building 131 Premises Rent Commencement Date, Tenant’s Tax Share shall be the percentage calculated by dividing the Premises Rentable Area by the Rentable Square Feet of the Complex (757,144). Tenant’s Tax Share shall be adjusted
proportionately if the Rentable Square Feet of the Complex is increased or decreased or if the size of the Premises is increased or decreased. 
 (e) “Tax Reimbursement” shall mean with respect to each Tax Year during the Term of this Lease after the Base Tax Year, an amount equal to Tenant’s Tax Share of the increase in Real
Estate Taxes for such Tax Year over Real Estate Taxes for the Base Tax Year. 
 8.2 PAYMENT OF THE TAX REIMBURSEMENT.
Landlord shall annually estimate the Tax Reimbursement and, commencing on July 1, 2011, one-twelfth of the amount estimated shall be paid on each Rent Payment Day, whether or not the Real Estate Taxes are due and payable to the applicable
taxing authority. Within sixty (60) days after Landlord furnishes Tenant with a copy of the bill(s) for or other evidence of Real Estate Taxes for a Tax Year, Landlord and Tenant shall make an adjustment, with payment to Landlord in the
case that Tenant owes additional amounts to Landlord, or with a credit given by Landlord to Tenant against the Tax Reimbursement next coming due, so that Landlord shall receive the entire amount of the Tax Reimbursement with respect to such Tax Year
and no more. If at the end of the Term of this Lease this Lease shall be in effect for less than a full Tax Year, the Tax Reimbursement for that Tax Year shall be prorated based on the number of days this Lease shall be in effect during such
Tax Year. If this Lease expires or is terminated during a Tax Year, the adjustment referred to above shall occur upon such expiration or termination, or, if necessary, as soon thereafter as accurate information as to the Real Estate Taxes for
the Tax Year is known, except that Landlord shall refund to Tenant any such excess payment, but Landlord may deduct from any adjustment due Tenant, any unpaid Rent or other claims that Landlord may have against Tenant. 

  
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 8.3 ABATEMENT. Nothing contained in this Lease shall obligate Landlord to seek
any abatement of Real Estate Taxes. If Landlord shall seek an abatement (or otherwise contest with a taxing authority the Real Estate Taxes), and if, after Tenant shall have made a payment to reimburse Landlord on account of such Real Estate
Taxes, Landlord shall receive a refund with respect to a Tax Year of any portion of the Real Estate Taxes on which such payment shall have been based, then of the net refund (i.e., the amount of the refund remaining after deducting all actual and
reasonable out-of-pocket expenses (including reasonable attorneys’ fees and expenses) incurred by Landlord in obtaining such refund), Landlord shall grant Tenant a credit against Rent next coming due in the amount of Tenant’s Tax Share;
provided, however, that Landlord need not pay Tenant as aforesaid more than the amount paid by Tenant to Landlord under Section 8.2 for the Lease Year(s) in question. If this Lease expires before Tenant realizes the benefit of the
total amount of the credit to which Tenant is entitled under this Section 8.3, then Landlord shall pay Tenant the amount of the outstanding credit within thirty days after the expiration of this Lease after first deducting for any unpaid
Rent or other claims that Landlord may have against Tenant, and, if Landlord receives a refund of Real Estate Taxes after the expiration of this Lease that would have resulted in a credit to Tenant under this Section 8.3, then Landlord
shall pay to Tenant the amount of such credit within thirty days after the date that Landlord receives the refund from the taxing authority, after first deducting for any unpaid Rent or other claims that Landlord may have against Tenant. 

8.4 LANDLORD’S RIGHT TO RECOVER. Tenant covenants and agrees to pay the Tax Reimbursement when due as provided in this
Article VIII, for any breach of which Landlord shall have the rights and remedies set forth in Article XIII. 

ARTICLE IX 

OPERATING AND UTILITY EXPENSES 
 9.1 EXPENSE ALLOCATION. Tenant shall pay to Landlord as Additional Rent with respect to each Lease Year, the Expense Allocation, as such term is described in this Section 9.1.

 Notwithstanding reference in this Section 9.1 or in any other provision of this Lease to a cost, expense, or
disbursement paid by or incurred by Landlord, Landlord shall have no obligation to incur the cost (or to perform the work with regard thereto) unless specifically and expressly set forth or incorporated in Article VII, Article IX or
other provision of this Lease. 
 The following definitions are applicable to Section 9.1: 

(a) “Base Cost Year”: Fiscal Year 2011, commencing on July 1, 2010 and ending on June 30, 2011.

  
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 (b) “Cost Year”: A Fiscal Year (including without
limitation the Base Cost Year) for which the Expense Allocation is applicable. 
 (c) “Tenant’s
Operating Costs Share”: From December 1, 2009 through the date immediately preceding the New Building 131 Premises Rent Commencement Date, the Tenant’s Operating Costs Share shall be: (i) 100% of Building Operating Costs for
Building 37; and (ii) 27.44% for Building 131 (the percentage calculated by dividing the rentable square feet of the Premises (13,500) by the rentable square feet of the Building (49,202)). From and after the New Building 131
Premises Rent Commencement Date, the Tenant’s Operating Costs Share shall be: (i) 100% of Building Operating Costs for Building 37; and (ii) for Building 131, the percentage calculated by dividing the rentable square feet of the sum
of the Initial Building 131 Premises and the New Building 131 Premises by the rentable square feet of the Building (49,202)). 
 (d) “Expense Allocation” shall mean, with respect to each Cost Year during the Term of this Lease, an amount equal to Tenant’s Operating Costs Share of the increase in Operating
Costs for such Cost Year over the Operating Costs for the Base Cost Year. 
 (e) “Initial Expense
Allocation” shall mean one-twelfth of Landlord’s estimate of Tenant’s Operating Costs Share of the increase in Building Operating Costs for Fiscal Year 2012 over the Building Operating Costs for the Base Cost Year. 

(f) “Building Operating Costs”: As defined on Exhibit C. 

(g) “Complex Operating Costs”: As defined on Exhibit C. 

(h) “Operating Costs”: Collectively, Building Operating Costs and Complex Operating Costs. 

9.1.1 Expense Allocation Proration. The Expense Allocation will be prorated for any partial Cost Year
occurring within the Term of this Lease, or that exists as a result of the earlier termination of this Lease. 

9.1.2 Method of Payment. Payment of the Expense Allocation is described below. 

9.1.2.1 Initial Method of Payment. Commencing on July 1,2011, Tenant shall pay one-twelfth of each of
the Initial Expense Allocation until Landlord furnishes to Tenant an Annual Operating Estimate as described below. 
 9.1.2.2 Annual Operating Estimate. Landlord will, within ninety days of the end of each Fiscal Year, and after the Base Cost Year, furnish to Tenant a written estimate (“Annual
Operating Estimate”) of the Operating Costs and Expense Allocation for the current Fiscal Year. During such Fiscal Year, commencing on the first day of the first calendar month of the Fiscal Year after the Base Cost Year, Tenant
shall pay each month on the Rent Payment Day one-twelfth of the estimated Expense Allocation until Tenant receives another Annual Operating Estimate. If the Annual Operating Estimate shall be furnished to Tenant after the

  
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commencement of a Fiscal Year, then Tenant shall promptly pay to Landlord an amount equal to the portion of such increase allocable to the part of the current Cost Year that shall have elapsed,
and such payment shall be made within thirty (30) days following the date that the Annual Estimate is furnished to Tenant. At any time during a Cost Year (but no more frequently than quarterly), Landlord shall be entitled to update and
revise the Annual Operating Estimate if there is an increase or decrease in the Operating Costs during the Cost Year. 
 9.1.2.3 Occupancy of Building and Complex. If the actual percentage of occupancy of the Building or the Complex is less than one hundred percent for any Cost Year, including the Base Cost
Year, the Operating Costs incurred shall be reasonably projected by Landlord on an item-by-item basis to be the estimated Operating Costs that would have been incurred if the Building and the Complex were one hundred percent occupied for such Cost
Year (with all tenants paying full rent, as contrasted with free rent, half rent, or like rent concession), and with such services and utilities being supplied to all tenants, and such projected amount shall be included in Operating Costs for such
Cost Year. It is understood that such projection will be based on Landlord’s reasonable estimate of the net incremental cost increase for each item of Operating Cost reasonably attributable to the unincurred expenses. 

9.1.2.4 Year-End Adjustments. Commencing with the end of the Base Cost Year, Landlord shall within four
months after the end of each Fiscal Year furnish to Tenant a statement (“Annual Operating Statement”) of the actual Operating Costs and, with respect to each Cost Year after the Base Cost Year, the Expense Allocation for the Cost
Year then ended. Landlord and Tenant shall annually make such adjustments (described below) as may be necessary based on each such Annual Operating Statement, so that for each respective Cost Year (a portion thereof in the case of partial
Lease Years, in which case as such amount shall be prorated) Tenant will have paid the amount of the actual Expense Allocation for the Cost Year, as follows: 
 (a) Underpayment by Tenant. If the Expense Allocation for the Cost Year as shown on the Annual Operating Statement exceeds the total payments made by Tenant with respect to estimates of same
for the Cost Year, then Tenant shall pay Landlord the deficiency within thirty days after receipt of the Annual Operating Statement. 
 (b) Overpayment by Tenant. If the Expense Allocation for the Cost Year as shown on the Annual Operating Statement is less than the total monthly payments made by Tenant with respect to
estimates of same for the Cost Year, Landlord shall give Tenant a credit (in the amount of such excess) against Rent, Tax Reimbursement payments, or other payments next coming due, unless the Lease has expired, in which case Landlord shall pay to
Tenant, within thirty (30) days of the date of delivery to Tenant of such Annual Operating Statement, such excess after first deducting for any unpaid Rent or other claims that Landlord may have against Tenant. If an Event of Default
existed under this Lease when this Lease terminates or expires, then any adjustment payments to be made by Landlord to Tenant may be reduced by (and Landlord may retain) any amounts owed by Tenant to Landlord, whether under this Lease or otherwise.

  
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 9.1.3 Record Keeping. Landlord shall keep full and accurate books of
account covering Operating Costs, and the Annual Operating Statement shall accurately reflect same and Tenant’s share thereof. The books of account and all supporting documents shall be retained by Landlord for a period of at least one
year after the delivery to Tenant of each Annual Operating Statement. Unless Tenant sends Landlord Tenant’s Audit Notice in compliance with Section 9.1.3, then Tenant shall be deemed to have waived its right to object to the
calculation of Expense Allocation for the year in question and the calculation of the Expense Allocation set forth on such statement shall be final. 
 9.2 INSPECTION AND AUDIT RIGHTS. Upon Tenant’s written request given within one (1) year after Landlord delivers to Tenant the Annual Operating Statement (“Tenant’s Audit
Notice”), Tenant shall have the right to inspect or audit Landlord’s books of account and all supporting documents with respect to matters set forth in the Annual Operating Statement. No audit or inspection shall extend to periods
of time before the Commencement Date, provided, however, that Tenant shall remain entitled to any audit or inspection rights set forth in the Original Lease with respect to the period prior to the Commencement Date (subject to the provisions,
conditions and restrictions of the Original Lease). Tenant’s audit or inspection shall commence no later than sixty (60) days after Tenant’s Audit Notice, and shall be conducted only at Landlord’s offices or the offices of
Landlord’s property manager, in either case, within the greater Boston area, during business hours reasonably designated by Landlord, and shall be completed no later than 180 days after Tenant’s Audit Notice. However, any
unreasonable delays by Landlord shall extend the permitted time for the audit on a day for day basis. Tenant shall pay all costs of such audit or inspection. An audit may be made only by a reputable firm first approved by Landlord,
which approval shall not be unreasonably withheld. As a condition to performing any such inspection or audit, Tenant and its examiners shall be required to execute and deliver to Landlord an agreement, in form reasonably acceptable to
Landlord, agreeing to keep confidential any information that it discovers about Landlord, the Buildings or the Complex in connection with such examination, provided, however, Tenant shall be permitted to disclose such information as is necessary to
its accountants, agents or partners, or as required for any financial filings. Tenant may not conduct an inspection or have an audit performed under this Section 9.2 more than once with respect to any Fiscal Year. Landlord
shall keep full and accurate books of account covering the Operating Costs and the Annual Operating Statement shall accurately reflect same and Tenant’s share thereof. 

9.2.1 Results of Audit. If Tenant’s inspection or audit reveals an overcharge to Tenant of the greater
of (i) more than three percent (3%) of the annual Expense Allocation, and (ii) $1,500.00, then Landlord shall reimburse Tenant for up to $5,000.00 of the reasonable costs of such audit or inspection within thirty days of receipt of a
reasonably detailed invoice therefor. Regardless of the magnitude of any overcharge or underpayment revealed by any such audit, Landlord shall refund to Tenant any overpayment of Expense Allocation, and Tenant shall pay to Landlord any
underpayment of Expense Allocation as revealed by such audit or inspection within thirty (30) days after notification thereof, and in each instance together with interest at the annual rate of the Prime Rate plus three percent. 

  
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 9.3 UTILITY PAYMENTS. Beginning on the Commencement Date, Tenant shall be
responsible for the payment of all metered or submetered utilities used and consumed in the Premises directly to the appropriate utility company. Electricity and natural gas used and consumed in the Premises will be measured by separate
meters which are in the control of the Landlord. 
 ARTICLE X 

INDEMNITY AND PUBLIC LIABILITY INSURANCE 
 10.1 INDEMNITY. 
 (a) Except to the extent that such
claims arise from the negligent acts or omissions of Landlord or its agents or employees, Tenant agrees to indemnify and save harmless Landlord and Landlord’s partners, members, shareholders, officers, directors, managers, employees, agents and
contractors from and against all claims, loss, cost, damage or expense of whatever nature arising: (i) from any accident, injury or damage whatsoever to any person, or to the property of any person, occurring in or about the Premises;
(ii) from any accident, injury or damage whatsoever to any person, or to the property of any person, occurring outside of the Premises but on the Property where such accident, damage or injury results or is claimed to have resulted from an act
or omission on the part of Tenant or Tenant’s agents, employees, contractors or sublessees; or (iii) the use or occupancy of the Premises or of any business therein, or any thing or work whatsoever done, or any condition created (other
than by Landlord) in or about the Premises; and, in any case, occurring after the date of this Lease until the end of the Term of this Lease and thereafter so long as Tenant is in occupancy of any part of the Premises. This indemnity and hold
harmless agreement shall include indemnity against all losses, costs, damages, expenses and liabilities incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof, including, without limitation,
reasonable attorneys’ fees and costs at both the trial and appellate levels. 
 (b) Landlord agrees to
indemnify and save harmless Tenant and Tenant’s officers, directors, employees, agents and contractors from and against all claims, loss, cost, damage or expense of whatever nature arising from any accident, injury or damage, to the extent that
such accident, damage or injury results from a negligent or willful and wrongful act or omission on the part of Landlord or Landlord’s agents, contractors or employees and occurring after the date of this Lease until the end of the Term of this
Lease, except to the extent that such claims arise from the negligent acts or omissions of Tenant or its agents, contractors or employees. This indemnity and hold harmless agreement shall include indemnity against all losses, costs, damages,
expenses and liabilities incurred in or in connection with any such claim or proceeding brought thereon, and the defense thereof, including, without limitation, reasonable attorneys’ fees and costs at both the trial and appellate levels.

  
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 10.2 PUBLIC LIABILITY INSURANCE. Tenant agrees to maintain in full force from
the date upon which Tenant first enters the Premises for any reason, throughout the Term of this Lease, and thereafter so long as Tenant is in occupancy of any part of the Premises, a policy of commercial general liability and property damage
insurance (including broad form contractual liability, independent contractor’s hazard and completed operations coverage) under which Tenant is named as an insured and Landlord, Agent (and any mortgagee and/or ground landlord of Landlord as may
be set out in a notice from time to time) are named as additional insureds, and under which the insurer agrees to indemnify and hold Landlord, Agent and those in privity of estate with Landlord, harmless from and against all cost, expense and/or
liability arising out of or based upon any and all claims, accidents, injuries and damages set forth in Section 10.1. Tenant may satisfy such insurance requirements by including the Premises in a so-called “blanket” and/or
“umbrella” insurance policy, provided that the amount of coverage allocated to the Premises shall fulfill the foregoing requirements. Each such policy shall be non-cancelable and non-amendable with respect to Landlord, Agent and
Landlord’s said designees without thirty (30) days’ prior notice, shall be written on an “occurrence” basis, and shall be in at least the amounts of the Initial Public Liability Insurance specified in Section 1.3
or such greater amounts as Landlord shall from time to time request (but not more frequently than annually unless a Default of Tenant exists), and a duplicate original or certificates thereof satisfactory to Landlord, together with a photocopy of
the entire policy, shall be delivered to Landlord. 
 10.3 TENANT’S RISK. Tenant agrees to use and occupy the
Premises and to use such other portions of the Property as Tenant is herein given the right to use at Tenant’s own risk. Except to the extent that such claims arise from the negligent or wrongful acts or omissions of Landlord or its
agents or employees, neither Landlord nor Landlord’s insurers shall have any responsibility or liability for any loss of or damage to Tenant’s Removable Property. Tenant shall carry “all-risk” property insurance on a
“replacement cost” basis, insuring Tenant’s Removable Property and any alterations, additions or improvements installed by Tenant pursuant to Section 5.2, to the extent that the same have not become the property of
Landlord, and other so-called improvements and betterments. The provisions of this Section 10.3 shall be applicable from and after the execution of this Lease and until the end of the Term of this Lease, and during such further
period as Tenant may use or be in occupancy of any part of the Premises or of the Building. 
 10.4 INJURY CAUSED BY THIRD
PARTIES. Except to the extent that such claims arise from the negligent or wrongful acts or omissions of Landlord or its agents or employees, Tenant agrees that Landlord shall not be responsible or liable to Tenant, or to those claiming by,
through or under Tenant, for any loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of the premises adjacent to or connecting with the Premises or any part of the Property or
otherwise. 
 10.5 WAIVER OF SUBROGATION. Any property insurance policies carried by Tenant or by Landlord
covering the Premises, the Building or the Complex, including policies covering contents, fire, and casualty insurance, shall expressly waive any right on the part of the insurer against Landlord and Tenant, respectively, by subrogation or
otherwise. Tenant and Landlord agree that its policies will contain such waiver clause or endorsement if such waiver clause or endorsement is available from such insurer, 

  
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whether or not an additional premium is required. With respect to claims that Tenant may have against Landlord, or claims that Landlord may have against Tenant, for fire or casualty or
other damage to any or all of the Premises, property on the Premises, the Building, or other property in the Complex (including business interruption caused thereby), which claims are covered by insurance payable to and protecting Tenant or
Landlord, or would have been so covered had Tenant or Landlord obtained the insurance required under this Lease, Tenant or Landlord, as applicable, hereby waives all claims to the extent of Tenant’s or Landlord’s insurance coverage, as
applicable, or to the extent of the insurance coverage Tenant or Landlord, as applicable, would have had if Tenant or Landlord, as applicable, obtained the insurance required under this Lease. The foregoing waiver shall apply to claims for
damage whether such damage is caused wholly or partially, whether through negligence or otherwise, by Landlord or Tenant, as applicable, or their respective agents, employees, tenants, subtenants, licensees, or assignees. 

ARTICLE XI 

LANDLORD’S ACCESS TO PREMISES 
 11.1 LANDLORD’S RIGHTS. Landlord and Agent shall have the right to enter the Premises at all reasonable hours and, except in the case of an emergency, upon reasonable advance notice,
for the purpose of inspecting or making repairs to the same, or otherwise exercising its rights or fulfilling its obligations under this Lease, and Landlord and Agent shall also have the right to make access available at all reasonable hours to
prospective or existing mortgagees, purchasers or (during the last nine (9) months of the Initial Term or any Extension Term) tenants of any part of the Property. 
 ARTICLE XII 
 FIRE, EMINENT DOMAIN, ETC. 

12.1 ABATEMENT OF RENT. If the Premises shall be damaged by fire or casualty, Basic Rent and Additional Rent payable by
Tenant shall abate proportionately for the period in which, by reason of such damage, there is substantial interference with Tenant’s use of the Premises, having regard for the extent to which Tenant may be required to discontinue Tenant’s
use of all or a portion of the Premises, but such abatement or reduction shall end if and when Landlord shall have substantially restored the Premises (excluding any alterations, additions or improvements made by Tenant pursuant to
Section 5.2) to the condition in which they were prior to such damage. If the Premises shall be affected by any exercise of the power of eminent domain, Basic Rent and Additional Rent payable by Tenant shall be justly and
equitably abated and reduced according to the nature and extent of the loss of use thereof suffered by Tenant. In no event shall Landlord have any liability for damages to Tenant for inconvenience, annoyance or loss of business arising from
such fire, casualty or eminent domain. 
 12.2 LANDLORD’S RIGHT OF TERMINATION. If the Premises or the
Building are substantially damaged by fire or casualty (the term “substantially damaged” meaning damage of such a character that the same cannot, in ordinary course, reasonably be expected to be repaired within

  
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sixty (60) days from the time that repair work would commence), or if any part of the Building is taken by any exercise of the right of eminent domain, then Landlord shall have the right to
terminate this Lease (even if Landlord’s entire interest in the Premises may have been divested) by giving notice of Landlord’s election so to do within sixty (60) days after the occurrence of such casualty or the effective date of
such taking, whereupon this Lease shall terminate 30 days after the date of such notice with the same force and effect as if such date were the date originally established as the expiration date hereof. In addition, if this Lease is not
terminated despite substantial damage to the Premises or the Building, then within sixty (60) days after such damage, Landlord will provide Tenant with the certification of an independent architect or engineer as to the period of time that
will, in the good faith opinion of such architect or engineer, be required to effect the repairs to be made by Landlord. 

12.3 RESTORATION. If this Lease shall not be terminated pursuant to Section 12.2, Landlord shall thereafter use
reasonable efforts to restore the Premises (excluding any alterations, additions or improvements made by Tenant pursuant to Section 5.2 that have not become part of the Premises and the property of Landlord as provided therein) to proper
condition for Tenant’s use and occupation, provided that so long as Landlord carries the insurance described in Section 5.5 Landlord’s obligation shall be limited to the amount of insurance proceeds available therefor.
If, for any reason, either (x) the architect’s or engineer’s certification delivered by Landlord indicates that the repairs to be performed by Landlord cannot reasonably be expected to be substantially completed before the
expiration of four (4) months from the date such repair work commences or (y) despite the use of Landlord’s reasonable efforts, such restoration shall not in fact be substantially completed within four (4) months after the
expiration of the sixty day period referred to in Section 12.2, then Tenant shall have the right to terminate this Lease by giving written notice to Landlord thereof within thirty (30) days after the receipt of such estimate or the
expiration of such four (4) month period, (which four-month period may be extended for such periods of time as Landlord is prevented from proceeding with or completing such restoration for any cause beyond Landlord’s reasonable control,
but in no event for more than an additional three months), provided that such restoration is not completed within such four (4) month period (as so extended) in either case. This Lease shall cease and come to an end without further
liability or obligation on the part of either party thirty (30) days after such giving of notice by Tenant unless, within such 30-day period, Landlord substantially completes such restoration. Such right of termination shall be
Tenant’s sole and exclusive remedy at law or in equity for Landlord’s failure so to complete such restoration, and time shall be of the essence with respect thereto. 
 12.4 AWARD. Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for damages to the Property and the leasehold
interest hereby created, and to compensation accrued or hereafter to accrue by reason of such taking, damage or destruction, and by way of confirming the foregoing, Tenant hereby grants and assigns, and covenants with Landlord to grant and assign to
Landlord, all rights to such damages or compensation, and covenants to deliver such further assignments and assurances thereof as Landlord may from time to time request, and Tenant hereby irrevocably appoints Landlord its attorney-in-fact to execute
and deliver in Tenant’s name all such assignments and assurances. Nothing contained herein shall be construed to prevent Tenant from 

  
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prosecuting in any condemnation proceedings a claim for the value of any of Tenant’s Removable Property installed in the Premises by Tenant at Tenant’s expense and for relocation
expenses, provided that such action shall not affect the amount of compensation otherwise recoverable by Landlord from the taking authority. 
 12.5 LANDLORD’S INSURANCE. Landlord agrees to maintain in full force and effect, during the Term of this Lease, property damage insurance with such deductibles and in such amounts as
may from time to time be carried by reasonably prudent owners of similar buildings in the area in which the Property is located, provided that in no event shall Landlord be required to carry other than fire and extended coverage insurance in an
amount equal to 100% of the actual insurable cash value of the Building (excluding footing and foundations). Landlord may satisfy such insurance requirements by including the Property in a so-called “blanket” insurance policy,
provided that the amount of coverage allocated to the Property shall fulfill the foregoing requirements. If President and Fellows of Harvard College (“Harvard”), or any affiliate of, or related entity to, Harvard is the
Landlord under this Lease, it shall have no obligation to carry or maintain such insurance, provided that if Harvard elects not to carry third-party insurance, Harvard shall self-insure for all or any portion of the coverages required by this
Section 12.5. 
 ARTICLE XIII 
 DEFAULT 
 13.1 TENANT’S DEFAULT. 

(a) If at any time subsequent to the date of this Lease any one or more of the following events (herein referred to as a
“Default of Tenant”) shall happen: 
 (i) Tenant shall fail to pay the Basic Rent, or Additional
Rent or other charges hereunder when due and such failure shall continue for three (3) full Business Days after notice to Tenant from Landlord; or 
 (ii) Tenant shall neglect or fail to perform or observe any other covenant herein contained on Tenant’s part to be performed or observed and Tenant shall fail to remedy the same within thirty
(30) days after notice to Tenant specifying such neglect or failure, or if such failure is of such a nature that Tenant cannot reasonably remedy the same within such thirty (30) day period, Tenant shall fail to commence promptly (and in
any event within such 30-day period) to remedy the same and to prosecute such remedy to completion with diligence and continuity (and in any event, within ninety (90) days after the notice described in this subparagraph (ii)); or 

(iii) Tenant’s leasehold interest in the Premises shall be taken on execution or by other process of law directed
against Tenant; or 

  
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 (iv) Tenant shall make an assignment for the benefit of creditors or shall
be adjudicated insolvent, or shall file any petition or answer seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any present or future Federal, State or other statute, law
or regulation for the relief of debtors (other than the Bankruptcy Code, as hereinafter defined), or shall seek or consent to or acquiesce in the appointment of any trustee, receiver or liquidator of Tenant or of all or any substantial part of its
properties, or shall admit in writing its inability to pay its debts generally as they become due; or 
 (v) An
Event of Bankruptcy (as hereinafter defined) shall occur with respect to Tenant; or 
 (vi) A petition shall be
filed against Tenant under any law (other than the Bankruptcy Code) seeking any reorganization, arrangement, composition, readjustment, liquidation, dissolution, or similar relief under any present or future Federal, State or other statute, law or
regulation and shall remain undismissed or unstayed for an aggregate of ninety (90) days (whether or not consecutive), or if any trustee, conservator, receiver or liquidator of Tenant or of all or any substantial part of its properties shall be
appointed without the consent or acquiescence of Tenant and such appointment shall remain unvacated or unstayed for an aggregate of ninety (90) days (whether or not consecutive); or 

(vii) If: (x) Tenant shall fail to pay the Basic Rent, Additional Rent or other charges hereunder when due or shall
fail to perform or observe any other covenant herein contained on Tenant’s part to be performed or observed and Tenant shall fail to cure any such failure within the applicable grace period set forth in clauses (i) or (ii) above; or
(y) a Default of Tenant of the kind set forth in clauses (i) or (ii) above shall occur and Landlord shall, in its sole discretion, permit Tenant to cure such Default of Tenant after the applicable grace period has expired; and the
same or similar failure shall occur more than three times within the next 365 days (whether or not such similar failure is cured within the applicable grace period); or 

(viii) Any breach involving the disturbance (by noise, loud music, odors, or nuisance) of another tenant in the Building
or an abutter that results in a formal or informal, oral or written complaint to Landlord by such tenant or abutter or by a governmental official, if such breach or a similar breach continues or occurs ten (10) days after Landlord gives notice
to Tenant of such breach, the same shall be a Default of Tenant (without any further right to cure). 
 then in any such case Landlord may
terminate this Lease by notice to Tenant, specifying a date not less than five (5) days after the giving of such notice on which this Lease shall terminate and this Lease shall come to an end on the date specified therein as fully and
completely as if such date were the date herein originally fixed for the expiration of the Term of this Lease, and Tenant will then quit and surrender the Premises to Landlord, but Tenant shall remain liable as hereinafter provided. 

  
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 (b) For purposes of clause (a)(v) above, an “Event of
Bankruptcy” means the filing of a voluntary petition by Tenant, or the entry of an order for relief against Tenant, under Chapter 7, 11, or 13 of the Bankruptcy Code, and the term “Bankruptcy Code” means 11 U.S.C. §101, et
seq.. If an Event of Bankruptcy occurs, then the trustee of Tenant’s bankruptcy estate or Tenant as debtor-in-possession may (subject to final approval of the court) assume this Lease, and may subsequently assign it, only if it does the
following within 60 days after the date of the filing of the voluntary petition, the entry of the order for relief (or such additional time as a court of competent jurisdiction may grant, for cause, upon a motion made within the original 60-day
period): 
 (i) file a motion to assume the Lease with the appropriate court; 

(ii) satisfy all of the following conditions, which Landlord and Tenant acknowledge to be commercially reasonable:

  

	 	(A)	cure all Defaults of Tenant under this Lease or provide Landlord with Adequate Assurance (as defined below) that it will (x) cure all monetary Defaults of Tenant
hereunder within 10 days from the date of the assumption; and (y) cure all nonmonetary Defaults of Tenant hereunder within 30 days from the date of the assumption; 

 

	 	(B)	compensate Landlord and any other person or entity, or provide Landlord with Adequate Assurance that within 10 days after the date of the assumption, it will compensate
Landlord and such other person or entity, for any pecuniary loss that Landlord and such other person or entity incurred as a result of any Default of Tenant, the trustee, or the debtor-in-possession; 

 

	 	(C)	provide Landlord with Adequate Assurance of Future Performance (as defined below) of all of Tenant’s obligations under this Lease; and 

 

	 	(D)	deliver to Landlord a written statement that the conditions herein have been satisfied. 

(c) For purposes only of the foregoing paragraph (b), and in addition to any other requirements under the Bankruptcy Code,
any future federal bankruptcy law and applicable case law, “Adequate Assurance” means at least meeting the following conditions, which Landlord and Tenant acknowledge to be commercially reasonable: 

(i) entering an order segregating sufficient cash to pay Landlord and any other person or entity under paragraph
(b) above, and 
 (ii) granting to Landlord a valid first lien and security interest (in form acceptable to
Landlord) in all property comprising the Tenant’s “property of the estate,” as that term is defined in Section 541 of the Bankruptcy Code, which lien 

  
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and security interest secures the trustee’s or debtor-in-possession’s obligation to cure the monetary and nonmonetary defaults under the Lease within the periods set forth in paragraph
(b) above. 
 (d) For purposes only of paragraph (b), and in addition to any other requirements under the
Bankruptcy Code, any future federal bankruptcy law and applicable case law, “Adequate Assurance of Future Performance” means at least meeting the following conditions, which Landlord and Tenant acknowledge to be commercially
reasonable: 
 (i) the trustee or debtor-in-possession depositing with Landlord, as security for the timely
payment of rent and other monetary obligations, an amount equal to the sum of two (2) months’ Basic Rent plus an amount equal to two (2) months’ installments on account of Operating Costs and Taxes, computed in accordance with
Articles VIII and IX, of this Lease; 
 (ii) the trustee or the debtor-in-possession agreeing to
pay in advance, on each day that the Basic Rent is payable, the monthly installments on account of Operating Costs and Taxes, computed in accordance with Articles VIII and IX of this Lease; 

(iii) the trustee or debtor-in-possession providing adequate assurance of the source of the rent and other consideration
due under this Lease; 
 (iv) Tenant’s bankruptcy estate and the trustee or debtor-in-possession providing
Adequate Assurance that the bankruptcy estate (and any successor after the conclusion of the Tenant’s bankruptcy proceedings) will continue to have sufficient unencumbered assets after the payment of all secured obligations and administrative
expenses to assure Landlord that the bankruptcy estate (and any successor after the conclusion of the Tenant’s bankruptcy proceedings) will have sufficient funds to fulfill Tenant’s obligations hereunder. 

(e) If the trustee or the debtor-in-possession assumes the Lease under paragraph (b) above and applicable bankruptcy
law, it may assign its interest in this Lease only if the proposed assignee first provides Landlord with Adequate Assurance of Future Performance of all of Tenant’s obligations under the Lease, and if Landlord determines, in the exercise of its
reasonable business judgment, that the assignment of this Lease will not breach any other lease, or any mortgage, financing agreement, or other agreement relating to the Property by which Landlord or the Property is then bound (and Landlord shall
not be required to obtain consents or waivers from any third party required under any lease, mortgage, financing agreement, or other such agreement by which Landlord is then bound). 

(f) For purposes only of paragraph (e) above, and in addition to any other requirements under the Bankruptcy Code,
any future federal bankruptcy law and applicable case law, “Adequate Assurance of Future Performance” means at least the satisfaction of the following conditions, which Landlord and Tenant acknowledge to be commercially reasonable:

  
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 (i) the proposed assignee submitting a current financial statement, audited
by a certified public accountant, that allows a net worth and working capital in amounts determined in the reasonable business judgment of Landlord to be sufficient to assure the future performance by the assignee of Tenant’s obligation under
this Lease; and 
 (ii) if requested by Landlord in the exercise of its reasonable business judgment, the
proposed assignee obtaining a guarantee (in form and substance satisfactory to Landlord) from one or more persons who satisfy Landlord’s standards of creditworthiness. 

(g) If this Lease shall have been terminated as provided in this Article, or if any execution or attachment shall be
issued against Tenant or any of Tenant’s property whereupon the Premises shall be taken or occupied by someone other than Tenant, then Landlord may re-enter the Premises, either by summary proceedings, ejectment or otherwise, and remove and
dispossess Tenant and all other persons and any and all property from the same, as if this Lease had not been made. 
 (h) In the event of any termination, Tenant shall pay the Basic Rent, Additional Rent and other sums payable hereunder up to the time of such termination, and thereafter Tenant, until the end of what
would have been the Term of this Lease in the absence of such termination, and whether or not the Premises shall have been relet, shall be liable to Landlord for, and shall pay to Landlord, as liquidated current damages: (x) the Basic Rent,
Additional Rent and other sums that would be payable hereunder if such termination had not occurred, less the net proceeds, if any, of any reletting of the Premises, after deducting all actual third party expenses in connection with such reletting,
including, without limitation, all repossession costs, brokerage commissions, legal expenses, attorneys’ fees, advertising, expenses of employees, alteration costs and expenses of preparation for such reletting; and (y) if, in accordance
with Section 3.1(a). Tenant commenced payment of the full amount of Basic Rent on any day other than the Rent Commencement Date, the amount of Basic Rent that would have been payable during the period beginning on the Rent
Commencement Date and ending on the day Tenant commenced payment of the full amount of Basic Rent under such Section 3.1(a). Tenant shall pay the portion of such current damages referred to in clause (x) above to Landlord
monthly on the days which the Basic Rent would have been payable hereunder if this Lease had not been terminated, and Tenant shall pay the portion of such current damages referred to in clause (y) above to Landlord upon such termination.

 (i) At any time after such termination, whether or not Landlord shall have collected any such current damages,
as liquidated final damages and in lieu of all such current damages beyond the date of such demand, at Landlord’s election Tenant shall pay to Landlord an amount equal to the excess, if any, of the then discounted present value as determined by
Landlord in its discretion, reasonably exercised, of the Basic Rent, Additional Rent and other sums as hereinbefore provided which would be payable hereunder from the date of such demand assuming that, for the purposes of this paragraph, annual
payments by Tenant on account of Taxes and Operating Costs would be the same as the payments required for the immediately preceding Operating or Tax Year for what would be the then unexpired Term of this Lease if the same remained in effect, over
the then fair net rental value of the Premises for the same period. 

  
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 (j) In case of any Default by Tenant, re-entry, expiration and dispossession
by summary proceedings or otherwise, Landlord shall (i) promptly use reasonable efforts to re-let the Premises or any part or parts thereof, either in the name of Landlord or otherwise, for a term or terms which may at Landlord’s option be
equal to or less than or exceed the period which would otherwise have constituted the balance of the Term of this Lease and may grant concessions or free rent to the extent that Landlord considers advisable and necessary to re-let the same and
(ii) may make such alterations, repairs and decorations in the Premises as Landlord in its sole commercially reasonable 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. Provided Landlord uses such efforts, Landlord shall in no event be liable in any way whatsoever for failure to re-let the
Premises, or, in the event that the Premises are re-let, for failure to collect the rent under such re-letting. Tenant hereby expressly waives any and all rights of redemption granted by or under any 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. Notwithstanding the foregoing, in no event
shall Landlord be required to (i) relet the Premises before leasing other vacant space in the Complex, (ii) lease the Premises for a rental less than the current fair market rental than prevailing for similar office space, (iii) enter
into a lease with any proposed tenant that does not have, in Landlord’s sole discretion sufficient financial resources or operating experience to operate the Premises in a first-class manner, or (iv) relet the Premises for use other than
the Permitted Use. 
 (k) Intentionally deleted. 

(l) The specified remedies to which either party may resort hereunder are not intended to be exclusive of any remedies or
means of redress to which such party may at any time be entitled lawfully, and each party may invoke any remedy (including the remedy of specific performance) allowed at law or in equity as if specific remedies were not herein provided for.

 (m) All costs and expenses incurred by or on behalf of Landlord (including, without limitation,
attorneys’ fees and expenses at both the trial and appellate levels) occasioned by any Default of Tenant shall be paid by Tenant. All costs and expenses incurred by or on behalf of Tenant (including, without limitation, attorneys’
fees and expenses at both the trial and appellate levels) occasioned by any Default of Landlord shall be paid by Landlord. 

13.2 LANDLORD’S DEFAULT. Landlord shall in no event be in default in the performance of any of Landlord’s
obligations hereunder unless and until Landlord shall have failed to perform such obligations within thirty (30) days after notice to Landlord specifying such neglect or failure, or if such failure is of such a nature that Landlord cannot
reasonably remedy the same within such thirty (30) day period, Landlord shall fail to commence promptly (and in any event within such thirty (30) day period) to remedy the same and to prosecute such remedy to completion with diligence and
continuity (and for any failure other than one relating to the structural repair of a building in the Complex, within one hundred twenty (120) days after the notice described above in this Section 13.2). If Tenant notifies
Landlord that the failure by 

  
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Landlord involves or gives rise to a situation in which there is a reasonable likelihood of imminent bodily injury or harm, or of imminent and material damage to the Premises or the Tenant’s
property, then the 30-day period referred to above will be shortened to a period that is reasonable under the circumstances in question, and Landlord shall promptly commence to cure such failure. 

ARTICLE XIV 

PROVISIONS PERTAINING TO THE PROPERTY 
 14.1 COMMUNITY OUTREACH. Tenant acknowledges that Landlord is obligated, under a certain affirmative community outreach agreement by and between Landlord and Watertown Arsenal Development
Corporation dated as of the first day of December, 1998, to cause every person and entity conducting a business located in whole or in part in or on the Complex to make every reasonable effort, in employing persons for such business, to give
preference to residents of Watertown, Massachusetts. Tenant agrees to make known to Landlord any employment opportunities within Tenant’s business at the Premises (to the extent that such job openings are not being filled from within the
Tenant’s business), and authorizes Landlord to advertise those employment opportunities, such that residents of Watertown, Massachusetts will be aware of, and can make application to be considered for, such employment opportunities.
Tenant also agrees that if the Tenant advertises any such employment opportunities in any trade publication or in any newspaper, that Tenant shall also concurrently advertise such positions in a similar form, content and size in at least one
newspaper based in Watertown with a general circulation throughout Watertown. 
 14.2 HAZARDOUS MATERIALS.

 14.2.1 DEFINITIONS. 

(a) As used herein, the term “Environmental Laws” shall mean any federal, state and/or local statute,
ordinance, bylaw, code, rule and/or regulation now or hereafter enacted, pertaining to any aspect of the environment or human health, including, without limitation, Chapter 21C, Chapter 2ID, and Chapter 21E of the General Laws of Massachusetts and
the regulations promulgated by the Massachusetts Department of Environmental Protection, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. § 9601 et seq., the Resource Conservation and Recovery
Act of 1976, 42 U.S.C. § 6901 et seq., the Toxic Substances Control Act, 15 U.S.C. §2061 et seq., the Federal Clean Water Act, 33 U.S.C. §1251, and the Federal Clean Air Act, 42 U.S.C. §7401 et seq.

 (b) As used herein, “Hazardous Materials” shall mean each and every element, compound,
chemical mixture, contaminant, pollutant, material, waste or other substance which is defined, determined or identified as hazardous or toxic under any Environmental Law, including, without limitation, any “oil,” “hazardous
material,” “hazardous waste,” “hazardous substance,” “chemical substance or mixture,” or “asbestos containing materials,” as the foregoing terms (in quotations) are defined in the Environmental Laws.

  
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 (c) As used herein, “Environmental Conditions” shall mean
any “disposal,” “release” or “threat of release” of Hazardous Materials on, from or about the Building or Complex or storage of Hazardous Materials on, from or about the Building or Complex. 

(d) As used herein “Environmental Restriction” shall mean all the restrictions imposed in the use of the
Complex as set forth on Exhibit E attached hereto. As used herein, “FOST” shall mean the Finding of Suitability to Transfer dated July 30, 1998, prepared for the US Department of the Army by the US Army Corps of
Engineers. 
 14.2.2 HAZARDOUS MATERIALS. 

(a) Tenant acknowledges that it has received a copy of the Environmental Restrictions and of the FOST. Any
handling, treatment, transportation, storage, disposal or use of Hazardous Materials by Tenant in or about the Premises or the Complex and Tenant’s use of the Premises shall comply with all applicable Environmental Laws and the Environmental
Restrictions. Tenant shall indemnify, defend upon demand with counsel reasonably acceptable to Landlord, and hold Landlord harmless from and against, any liabilities, losses, claims, damages, interest, penalties, fines, attorneys’ fees,
experts’ fees, court costs, remediation costs, and other expenses which result from the use, storage, handling, treatment, transportation, release or disposal of Hazardous Materials in or about the Premises or the Complex by Tenant or
Tenant’s agents, employees or contractors after the Commencement Date as well as any violation of the Environmental Restrictions by Tenant or its agents, employees or contractors. 

(b) Landlord and Tenant shall each give written notice to the other as soon as reasonably practicable of (i) any
communication received by any governmental authority concerning Hazardous Materials which relates to the Premises or the Complex, and (ii) any Environmental Condition. Tenant may use chemicals such as adhesives, lubricants, ink, solvents
and cleaning fluids in order to conduct its business at the Premises and to maintain and operate the business machines located in the Premises, and such other Hazardous Materials as are necessary for the operation of Tenant’s business of which
Landlord receives notice prior to such Hazardous Materials being brought onto the Premises. At any time during the term of this Lease, Tenant shall, within ten (10) Business Days after written request therefor received from Landlord,
disclose in writing all Hazardous Materials that are being used by Tenant in the Premises, the nature of such use and the manner of storage and disposal. 
 (c) Landlord may cause testing wells to be installed on the Site, and may cause the ground water to be tested to detect the presence of Hazardous Materials by the use of such tests as are then customarily
used for such purposes. Without Landlord’s prior written consent, Tenant shall not conduct in the Complex or on the Site any sampling or investigation of soil or ground water to determine the presence of any constituents therein.

 14.2.3 OTHER OCCUPANTS. Landlord and Tenant acknowledge that other tenants at the Complex
(hereinafter “Other Occupants”) have agreed, in certain circumstances, to indemnify Landlord from certain liabilities, losses, claims, damages, interest, penalties, fines, attorneys’ fees, experts fees, court costs, remediation
costs, and other expenses 

  
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which result from the use, storage, handling, treatment, transportation, release or disposal of Hazardous Materials, in or about the Complex, or portions thereof, by such Other Occupant or the
agents, employees or contractors of such Other Occupant, as well as any violation of the Environmental Restrictions by such Other Occupant or its agents, employees or contractors. This obligation is called a “Third Party
Indemnity”. Landlord and Tenant acknowledge that Tenant may have rights as a third-party beneficiary to such Third Party Indemnities, and Landlord agrees not to interfere with Tenant’s exercise of such third party beneficiary
rights, if any. Landlord represents that the Third Party Indemnity contained in its form lease for the Complex is substantially similar to the indemnity contained in the last sentence of Section 14.2.2(a) of this Lease, and that
Landlord has obtained a similar indemnity from all tenants which have executed leases at the Complex to date, and intends to request a similar indemnity in substantially all leases subsequently executed. 

ARTICLE XV 

MISCELLANEOUS PROVISIONS 
 15.1 EXTRA HAZARDOUS USE. Tenant covenants and agrees that Tenant will not do or permit anything to be done in or upon the Premises, or bring in anything or keep anything therein, which
shall increase the rate of property or liability insurance on the Premises or the Property above the standard rate applicable to Premises being occupied for Permitted Uses; and Tenant further agrees that, in the event that Tenant shall do any of the
foregoing, Tenant will promptly pay to Landlord, on demand, any such increase resulting therefrom, which shall be due and payable as Additional Rent hereunder. Landlord covenants and agrees that use of the Premises for the Permitted Use will
not in itself give rise to Additional Rent pursuant to this Section 15.1. 
 15.2 WAIVER. 

(a) Failure on the part of Landlord or Tenant to complain of any action or non-action on the part of the other, no matter
how long the same may continue, shall never be a waiver by Tenant or Landlord, respectively, of any of the other’s rights hereunder. Further, no waiver at any time of any of the provisions hereof by Landlord or Tenant shall be construed
as a waiver of any of the other provisions hereof, and a waiver at any time of any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval of Landlord or Tenant to or
of any action by the other requiring such consent or approval shall not be construed to waive or render unnecessary Landlord’s or Tenant’s consent or approval to or of any subsequent similar act by the other. 

(b) No payment by Tenant, or acceptance by Landlord, of a lesser amount than shall be due from Tenant to Landlord shall be
treated otherwise than as a payment on account of the earliest installment of any payment due from Tenant under the provisions hereof. The acceptance by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon
any letter accompanying such check, that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check without prejudice to any other rights or remedies which Landlord may have against Tenant. 

  
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 15.3 COVENANT OF QUIET ENJOYMENT. Subject to the terms and provisions of this
Lease, on payment of the Basic Rent and Additional Rent and observing, keeping and performing all of the other terms and provisions of this Lease on Tenant’s part to be observed, kept and performed, Tenant shall lawfully, peaceably and quietly
have, hold, occupy and enjoy the Premises during the term hereof, without hindrance or ejection by any persons claiming under Landlord to have title to the Premises superior to Tenant; the foregoing covenant of quiet enjoyment is in lieu of any
other covenant, express or implied. 
 15.4 LANDLORD’S LIABILITY. 

(a) Tenant specifically agrees to look solely to Landlord’s then equity interest in the Property at the time owned,
together with rents, issues, profits and proceeds therefrom to the extent held by Landlord, for recovery of any judgment from Landlord; it being specifically agreed that Landlord (original or successor) shall never be personally liable for any such
judgment, or for the payment of any monetary obligation to Tenant. The provision contained in the foregoing sentence is not intended to, and shall not, limit any right that Tenant might otherwise have to obtain injunctive relief against
Landlord or Landlord’s successors in interest, or to take any action not involving the personal liability of Landlord (original or successor) to respond in monetary damages from Landlord’s assets other than Landlord’s equity interest
in the Property, together with rents, issues, profits and proceeds therefrom to the extent held by Landlord. 

(b) With respect to any services or utilities to be furnished by Landlord to Tenant, Landlord shall in no event be liable
for failure to furnish the same when prevented from doing so by strike, lockout, breakdown, accident, order or regulation of or by any governmental authority, or failure of supply, or failure whenever and for so long as may be necessary by reason of
the making of repairs or changes which Landlord is required or is permitted by this Lease or by law to make or in good faith deems necessary, or inability by the exercise of reasonable diligence to obtain supplies, parts or employees necessary to
furnish such services, or because of war or other emergency, or for any other cause beyond Landlord’s reasonable control, or for any cause due to any act or neglect of Tenant or Tenant’s servants, agents, employees, licensees or any person
claiming by, through or under Tenant, nor shall any such failure give rise to any claim in Tenant’s favor that Tenant has been evicted, either constructively or actually, partially or wholly. 

(c) Except as expressly provided in this Lease, in no event shall either party ever be liable to the other for any loss of
business or any other indirect or consequential damages suffered from whatever cause. 
 (d) 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 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 has expressly agreed in writing not to unreasonably withhold its
consent. Furthermore, whenever Tenant requests Landlord’s 

  
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consent or approval (whether or not provided for herein), Tenant shall pay to Landlord, on demand, as Additional Rent, any third party expenses actually and reasonably incurred by Landlord
(including without limitation legal fees and costs, if any) in connection therewith. 
 15.5 NOTICE TO MORTGAGEE OR GROUND
LESSOR. After receiving notice from any person, firm or other entity that it holds a mortgage or a ground lease which includes the Premises, no notice from Tenant to Landlord alleging any default by Landlord shall be effective unless and
until a copy of the same is given to such holder or ground lessor (provided Tenant shall have been furnished with the name and address of such holder or ground lessor), and the curing of any of Landlord’s defaults by such holder or ground
lessor shall be treated as performance by Landlord. 
 15.6 ASSIGNMENT OF RENTS AND TRANSFER OF TITLE. 

(a) With reference to any assignment by Landlord of Landlord’s interest in this Lease, or the rents payable
hereunder, conditional in nature or otherwise, which assignment is made to the holder of a mortgage on property which includes the Premises, Tenant agrees that the execution thereof by Landlord, and the acceptance thereof by the holder of such
mortgage shall never be treated as an assumption by such holder of any of the obligations of Landlord hereunder unless such holder shall, by notice sent to Tenant, specifically otherwise elect and that, except as aforesaid, such holder shall be
treated as having assumed Landlord’s obligations hereunder only upon foreclosure of such holder’s mortgage or the taking of possession of the Premises. 

(b) 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 the seller thereof be treated as an assumption by operation of law or otherwise, of Landlord’s obligations hereunder, but Tenant shall look solely to such seller-lessee,
and its successors from time to time in title, for performance of Landlord’s obligations hereunder. In any such event, this Lease shall be subject and subordinate to the lease to such purchaser. For all purposes, such
seller-lessee, and its successors in title, shall be the Landlord hereunder unless and until Landlord’s position shall have been assumed by such purchaser-lessor. 

(c) Except as provided in paragraph (b) of this Section 15.6, in the event of any transfer of title to
the Property by Landlord, Landlord shall, upon written assumption by the transferee of all of Landlord’s obligations hereunder (which shall be delivered to Tenant), thereafter be entirely freed and relieved from the performance and observance
of all covenants and obligations hereunder. 
 15.7 RULES AND REGULATIONS. Tenant shall abide by the reasonable
Rules and Regulations from time to time established by Landlord, it being agreed that such Rules and Regulations will be established and applied by Landlord in a non-discriminatory fashion, such that all Rules and Regulations shall be generally
applicable to other 

  
 43 

 
tenants of the Complex of similar nature to the Tenant named herein. Landlord agrees to use reasonable efforts to insure that any such Rules and Regulations are uniformly enforced, but
Landlord shall not be liable to Tenant for violation of the same by any other tenant or occupant of the Complex, or persons having business with them. In the event that there shall be a conflict between such Rules and Regulations and the
provisions of this Lease, the provisions of this Lease shall control. The Rules and Regulations currently in effect are set forth in Exhibit D. 
 15.8 ADDITIONAL RENT. If Tenant shall fail to pay when due any sums under this Lease designated as Additional Rent, Landlord shall have the same rights and remedies as Landlord has hereunder
for failure to pay Basic Rent. 
 15.9 INVALIDITY OF PARTICULAR PROVISIONS. If any term or provision of this
Lease, or the application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such term or provision to persons or circumstances other than those as to which it
is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted by law. 

15.10 PROVISIONS BINDING, ETC. 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 (except in the case of Tenant, only such assigns as may be permitted hereunder) and, if Tenant shall be an individual, upon and to his heirs, executors,
administrators, successors and permitted assigns. Each term and each provision of this Lease to be performed by Tenant shall be construed to be both a covenant and a condition. The reference contained to successors and assigns of
Tenant is not intended to constitute a consent to assignment by Tenant, but has reference only to those instances in which Landlord may later give consent to a particular assignment as required by those provisions of Article VI hereof.

 15.11 RECORDING. Tenant agrees not to record this Lease, but, if the Term of this Lease (including any extended
term) is seven (7) years or longer, each party hereto agrees, on the request of the other, to execute a so-called notice of lease in recordable form and complying with applicable law and reasonably satisfactory to Landlord’s attorneys.
In no event shall such document set forth the rent or other charges payable by Tenant under 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. At Landlord’s request, promptly upon expiration of or earlier termination of the Term, Tenant shall execute and deliver to Landlord a release of any document recorded in the real property
records for the location of the Property evidencing this Lease, and Tenant hereby appoints Landlord Tenant’s attorney-in-fact, coupled with an interest, to execute any such document if Tenant fails to respond to Landlord’s request to do so
within fifteen (15) days. The obligations of Tenant under this Section shall survive the expiration or any earlier termination of the Lease. 

  
 44 

 15.12 NOTICES. Whenever, by the terms of this Lease, notices shall or may be
given either to Landlord or to Tenant, such notice shall be in writing and shall be sent by registered, express or certified mail, postage prepaid, return receipt requested, or by a recognized express delivery or courier service: 

If intended for Landlord, addressed to Landlord at Landlord’s Original Address and marked: “Attention: Audrey K. Wang, with
copies to Marcia C. Robinson, Esq., Bingham McCutchen LLP, One Federal Street, Boston, Massachusetts 02110 (or to such other address or addresses as may from time to time hereafter be designated by Landlord by like notice). 

If intended for Tenant, addressed to Tenant at Tenant’s Original Address with a copy to: Stephen T. Langer, Esq., Langer &
McLaughlin, LLP, 855 Boylston Street, Boston, MA 02116, (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice). 
 All such notices shall be effective on the earlier of (a) actual receipt, or (b) three (3) Business Days after being deposited in the United States Mail within the Continental United
States, provided that the same are received in ordinary course at the address to which the same were sent. Any notice claiming the existence of a breach or default by the recipient thereof, shall be sent only by hand or by nationally
recognized, reputable overnight delivery or courier service (such as Federal Express or UPS) and shall state at the top of such notice “THIS IS A NOTICE OF DEFAULT UNDER A LEASE, AND FAILURE TO CURE THIS DEFAULT WITHIN THE TIME PROVIDED MAY
RESULT IN A TERMINATION OF THE LEASE.” 
 15.13 WHEN LEASE BECOMES BINDING. The submission of this document
for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises, and this document shall become effective and binding only upon the execution and delivery hereof by both Landlord and Tenant.
This Lease is the entire agreement between Landlord and Tenant, and expressly supersedes any negotiations, considerations, representations and understandings between Landlord and Tenant or other written documents relating hereto. This
Lease may be modified or altered only by written agreement between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter, change or modify any of the provisions hereof. 

15.14 PARAGRAPH HEADINGS AND INTERPRETATION OF SECTIONS. The paragraph headings throughout this instrument are for
convenience and reference only, and the words contained therein shall in no way be held to explain, modify, amplify or aid in the interpretation, construction or meaning of the provisions of this Lease. The provisions of this Lease shall be
construed as a whole, 

  
 45 

 
according to their common meaning (except where a precise legal interpretation is clearly evidenced), and not for or against either party. Use in this Lease of the words
“including,” “such as” or words of similar import, when followed by any general term, statement or matter, shall not be construed to limit such term, statement or matter to the specified item(s), whether or not language of
non-limitation, such as “without limitation” or “including, but not limited to,” or words of similar import, are used with reference thereto, but rather shall be deemed to refer to all other terms or matters that could fall
within a reasonably broad scope of such term, statement or matter. 
 15.15 RIGHTS OF MORTGAGEE OR GROUND LESSOR.
As of the Commencement Date, there is no mortgage encumbering the Property. This Lease shall be subordinate to any mortgage or ground lease from time to time encumbering the Premises, whether executed and delivered prior to or subsequent
to the date of this Lease, if the holder of such mortgage or ground lease shall so elect, provided that, with respect to any subsequent mortgage, the ground lessor or holder of any such mortgage enters into a subordination, non-disturbance and
attornment agreement with Tenant on such lessor’s or mortgagee’s customary form. If this Lease is subordinate to any mortgage or ground lease and the holder thereof (or successor), shall succeed to the interest of Landlord, at the
election of such holder (or successor) Tenant shall attorn to such holder and this Lease shall continue in full force and effect between such holder (or successor) and Tenant. Tenant agrees to execute such instruments of subordination,
non-disturbance or attornment in confirmation of the foregoing agreement as such holder may request, so long as the same are in form and substance reasonably acceptable to Tenant, and, upon written request by Tenant, Landlord agrees to use
commercially reasonable efforts (but shall not be obligated) to obtain the same from such holder. 
 15.16 STATUS
REPORT. Recognizing that both parties may find it necessary to establish to third parties, such as accountants, banks, mortgagees, ground lessors, or the like, the then current status of performance hereunder, either party, on the request of
the other made from time to time, will promptly furnish to Landlord, or the holder of any mortgage or ground lease encumbering the Premises, or to Tenant, as the case may be, a statement of the status of any matter pertaining to this Lease,
including, without limitation, acknowledgments that (or the extent to which) each party is in compliance with its obligations under the terms of this Lease. The parties agree to respond to any such request within ten (10) Business Days
after receipt of such request. 
 15.17 SECURITY DEPOSIT. Intentionally deleted. 

15.18 REMEDYING DEFAULTS. Landlord shall have the right after written notice to Tenant, 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 perform any of the provisions of this Lease, and in the event of the exercise of such right by
Landlord, Tenant agrees to pay to Landlord forthwith upon demand all such sums, together with interest thereon at a rate equal to 3% over the base rate in effect from time to time 

  
 46 

 
at Bank of America, N.A. as Additional Rent. Any payment of Basic Rent, Additional Rent or other sums payable hereunder not paid when due shall, at the option of Landlord, bear interest at
a rate equal to 3% over the base rate in effect from time to time at Bank of America, N.A. from the due date thereof and shall be payable forthwith on demand by Landlord, as Additional Rent. If at any time during the Term of this Lease Bank of
America, N.A. has ceased to exist, then the interest rate prescribed in this Section 15.18 shall be equal to 3% over the base rate in effect at the largest nationally chartered bank having its headquarters in Boston, Massachusetts.

 15.19 HOLDING OVER. Subject to Landlord not having leased the Premises to a third party,
and provided that Tenant delivers written notice of its intention to do so not less than eight (8) months prior to the Lease Expiration Date, Tenant may holdover for up to one six (6) month period (the “Holdover
Period”). The Basic Rent for the first three (3) months of the Holdover Period shall be at a rate of one and one-quarter (1 1/4) times the Basic Rent then in effect. The Basic Rent for the next three
(3) months of the Holdover Period shall be at a rate of one and one-half times (1 1/2) times the Basic Rent then in effect. Tenant shall continue to be responsible for Additional Rent and other charges
herein provided (prorated on a daily basis) during the Holdover Period. Thereafter, any holding over by Tenant shall be treated as a daily tenancy at sufferance at a rate equal to two (2) times the Basic Rent then in effect plus
Additional Rent and other charges herein provided (prorated on a daily basis) and Tenant shall also pay to Landlord all damages, direct and/or indirect, sustained by reason of any such holding over beyond the Holdover Period. In all other
respects, such holding over shall be on the terms and conditions set forth in this Lease as far as applicable. 

15.20 SURRENDER OF PREMISES. Upon the expiration or earlier termination of the Term of this Lease, Tenant shall peaceably
quit and surrender to Landlord the Premises in neat and clean condition and in good order, condition and repair, together with all alterations, additions and improvements which may have been made or installed in, on or to the Premises prior to or
during the Term of this Lease, excepting only damage due to Landlord’s breach of its obligations hereunder or Landlord’s gross negligence or willful misconduct, ordinary wear and use and damage by fire or other casualty for which, under
other provisions of this Lease, Tenant has no responsibility of repair or restoration. Tenant shall remove all of Tenant’s Removable Property and, to the extent specified by Landlord as provided in Section 5.2, all
alterations and additions made by Tenant and all partitions wholly within the Premises unless installed initially by Landlord in preparing the Premises for Tenant’s occupancy; and shall repair any damages to the Premises or the Building caused
by such removal. Any Tenant’s Removable Property which shall remain in the Building or on the Premises after the expiration or termination of the Term of this Lease shall be deemed conclusively to have been abandoned, and either may be
retained by Landlord as its property or may be disposed of in such manner as Landlord may see fit, at Tenant’s sole cost and expense. 
 15.21 HARVARD NAME. Unless Landlord gives its prior written consent in each instance, Tenant shall not (i) use the word “Harvard” (whether alone or in combination with
other words, except that the combination “Harvard Square” is permitted), (ii) display or otherwise use the name, emblem, or logo (or any similar name, emblem, or logo) of any school,

  
 47 

 
department, or other component, constituent, or affiliate of Landlord (collectively, “Harvard Name”), (iii) otherwise refer to Landlord or any school, department, or other
component or affiliate of Landlord, whether in or on any sign, advertisement (including any newspaper, television, or radio advertisement), commercial announcement, circular, flier, or other publication, or (iv) stock in or sell from the
Premises merchandise bearing the Harvard Name. Landlord will have the right to seek to enforce the foregoing provision in judicial proceedings by a decree of specific performance and appropriate injunctive relief as may be applied for and
granted in connection with such enforcement. 
 15.22 BROKERAGE. Tenant warrants and represents that Tenant has
dealt with no broker in connection with the consummation of this Lease other than the Brokers, and, in the event of any brokerage claims against Landlord predicated upon prior dealings with Tenant, Tenant agrees to defend the same and indemnify
Landlord against any such claim (except any claim by the Brokers). Landlord warrants and represents that Landlord has dealt with no broker in connection with the consummation of this Lease other than the Brokers, and, in the event of any
brokerage claims against Tenant predicated upon prior dealings with Landlord, Landlord agrees to defend the same and indemnify Tenant against any such claim (except any claim by the Brokers). 

15.23 DISPUTE RESOLUTION. In the event of a dispute between Landlord and Tenant pursuant to this Lease (other than a
dispute relating to the payment of Basic Rent and estimated payments on account of Taxes and/or Operating Costs) the parties agree that prior to pursuing other available remedies (but excluding the giving of notices of a default by the other party),
they will attempt to directly negotiate resolution of their dispute. If negotiation is unsuccessful, then they agree to participate in at least three hours of mediation to be facilitated by a mediator mutually acceptable to them and under the
mediation procedures set by the mediator. The mediation session shall be conducted within thirty (30) days of the date on which the mediator receives the request to mediate. The costs of such mediation shall be shared equally by
the parties. 
 15.24 WAIVER OF JURY TRIAL. Landlord and Tenant hereby each waive trial by jury in any action,
proceeding or counterclaim brought by either against the other, on or in respect of any matter whatsoever arising out of or in any way connected with this Lease, the relationship of Landlord and Tenant or Tenant’s use or occupancy of the
Premises. 
 15.25 NOT AN OFFER. The submission of an unsigned copy of this document to Tenant for Tenant’s
consideration does not constitute an offer to lease the Premises or an option to or for the Premises. This document shall become effective and binding only upon the execution and delivery of this Lease by both Landlord and Tenant. 

15.26 TIME IS OF THE ESSENCE. Time is of the essence of each provision of this Lease. 

  
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 15.27 MULTIPLE COUNTERPARTS. This Lease may be executed in multiple
counterparts, each of which shall be deemed an original and all of which together shall constitute one and the same document. 

15.28 GOVERNING LAW. This Lease shall be governed exclusively by the provisions hereof and by the laws of The Commonwealth
of Massachusetts as the same may from time to time exist. 
 15.29 ADDITIONAL PROVISIONS. The additional
provisions included in the Lease Rider attached hereto as Exhibit G are incorporated in this Lease by reference. 

[signatures to follow] 

  
 49 

 IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be duly executed,
under seal, by persons hereunto duly authorized, in multiple copies, each to be considered an original hereof, as of the date first set forth above. 
  

			
	LANDLORD:
	
	 PRESIDENT AND FELLOWS OF
 HARVARD COLLEGE

		
	By:	 	/s/ THOMAS E. VAUTIN
	Name:	 	Thomas E. Vautin
	Title:	 	Acting V.P. for Administration
		
	By:	 	/s/ JAMES W. GRAY
	Name:	 	James W. Gray
	Title:	 	 Assoc. V.P. of Harvard Real Estate
 Services

	
	TENANT:
	
	 BRIGHT HORIZONS CHILDREN’S
 CENTERS, LLC

		
	By:	 	/s/ STEPHEN DREIER
	Name:	 	Stephen Dreier
	Title:	 	CAO

  
 50 

 Exhibit G 
 Lease Rider 
 The following provisions are hereby incorporated into this
Lease. 
 A. Extension Options 
 1. Extension Options. Provided that, at the time of each such exercise, (i) this Lease is still in full force and effect, (ii) Tenant and/or any Tenant successors, sublessees or assignees
for which Landlord’s consent was not required is occupying no less than sixty percent (60%) of the Premises for the conduct of its business, and (iii) no Default of Tenant shall have occurred and be continuing, Tenant shall have the
right and option to extend the Term of this Lease for the entire Premises for two (2) extended terms often (10) years each (the “Extension Terms”). Any Extension Term shall commence on the day immediately succeeding the
expiration date of the Initial Term or the first Extension Term, as the case may be, and shall end on the day immediately preceding the tenth (10th) anniversary of the first day of such Extension Term. Tenant shall exercise such option to
extend by giving written notice to Landlord of its desire to do so not later than twelve (12) months prior to the expiration date of the Initial Term or the first Extension Term, as the case may be. Within ten (10) Business Days after
receiving Tenant’s notice of its desire to extend the term of this Lease, Landlord shall provide Tenant with Landlord’s good faith estimate of the Fair Market Rental Value of the Premises for the applicable Extension Term (to be estimated
as of the first day of the applicable Extension Term). The giving of such notice of extension by Tenant shall automatically extend the Term of this Lease for the applicable Extension Term, and no instrument of renewal or extension need be executed.
In the event that Tenant fails to give such notice to Landlord, this Lease shall automatically terminate at the end of the Initial Term or the first Extension Term, as applicable, and Tenant shall have no further option to extend the Term of this
Lease. Any Extension Term shall be on all the terms and conditions of this Lease, except: (i) during the second Extension Term, the provisions of this Section A shall not be effective, and (ii) (a) the annual Basic Rent for
each Extension Term shall be ninety-five percent (95%) of the Fair Market Rental Value for the Premises as of the commencement of such Extension Term. 
 2. Fair Market Rental Value. For purposes of Section A of this Exhibit G, the term “Fair Market Rental Value” shall mean the market rental value per year for the
Premises, as of the commencement of the applicable Extension Term, as agreed by Landlord and Tenant. 
 If Tenant is unwilling to accept
Landlord’s estimate of Fair Market Rental Value as set forth in Landlord’s notice referred to in Section A(l) above, and the parties are unable to reach agreement thereon within thirty (30) days after the giving of such
notice by Landlord, then Landlord and Tenant shall, not later than thirty (30) days after the expiration of the aforesaid thirty (30) day period, each retain a real estate professional with at least ten (10) years continuous
experience in the business of appraising or marketing commercial real estate in the greater Boston area who shall, within thirty (30) days of his or her selection, prepare a written report summarizing his or her determination of the Fair Market
Rental Value for such Extension Term. Landlord and Tenant shall simultaneously exchange such reports; provided, however, if either party has not obtained such a report within sixty (60) days after Tenant receives the Fair

  
 G-1

 
Market Rental Value Notice, then the determination set forth in the other party’s report shall be final and binding upon the parties. If both parties receive reports within such time and the
lower determination is within ten percent (10%) of the higher determination, then the greater of (i) the annual Basic Rent in effect immediately preceding such Extension Term or (ii) the average of the two determinations shall be
deemed to be the Fair Market Rental Value for such Extension Term. If the lower determination is not within ten percent (10%) of the higher determination, then Landlord and Tenant shall mutually select a person with the qualifications stated
above (the “Final Professional”) to resolve the dispute as to the Fair Market Rental Value for such Extension Term. If Landlord and Tenant cannot agree upon the designation of the Final Professional within thirty (30) days of
the exchange of the first valuation reports, either party may apply to the American Arbitration Association, the Greater Boston Real Estate Board, or any successor thereto, for the designation of a Final Professional. Within ten (10) days of
the selection of the Final Professional, Landlord and Tenant shall each submit to the Final Professional a copy of their respective real estate professional’s determination of the Fair Market Rental Value for such Extension Term. The Final
Professional shall not perform his or her own valuation, but rather shall, within thirty (30) days after such submissions, select the submission which is closest to the determination of the Fair Market Rental Value for such Extension Term which
the Final Professional would have made acting alone. The Final Professional shall give notice of his or her selection to Landlord and Tenant and such decision shall be final and binding upon Landlord and Tenant. Each party shall pay the fees and
expenses of its real estate professional and counsel, if any, in connection with any proceeding under this paragraph, and the parties shall each pay one-half of the fees and expenses of the Final Professional. 

B. Tenant’s Right of First Offer. 
  

	1.	Right of First Offer/Conditions 

  

	 	a.	Tenant shall have a right of first offer (the “Right of First Offer”) after initial lease-up, on the First Offer Space, as defined below, upon the
terms and conditions set forth in this Section B. This Right of First Offer shall apply only to Bright Horizons Children’s Centers, LLC and Affiliates of Bright Horizons Children’s Centers, LLC, and no other assignee, subtenant or
successor of Bright Horizons Children’s Centers, LLC shall have any rights under this Right of First Offer. The term “Affiliate(s)” shall mean an entity that is directly or indirectly through one or more subsidiaries controlled
by, is under common control with, or which controls Bright Horizons Family Solutions, LLC or Bright Horizons Children’s Centers, LLC. For the purposes of this Section, “control” shall mean the ownership of more than fifty percent of
the beneficial interest of the entity in question, together with rights to exercise more than fifty percent voting control over the entity. 

  

	 	b.	The space that is subject to the rights in this Section A is limited to the following tenantable space that Landlord intends to lease for general office use including,
but not limited to the following (the “First Offer Space”): (i) a portion of the first floor of Building 131 consisting of approximately 2,902 rentable square feet; (ii) a portion of the second floor of Building 131
consisting of approximately 10,000 rentable square feet; (iii) a portion of the third floor of Building 131 consisting of approximately 4,200 rentable square feet; and (iv) all of the tenantable space in the building located at 321 Arsenal
Street, Watertown, Massachusetts and known as Building 312. 

  
 G-2

	 	c.	Tenant shall not be permitted to exercise this Right of First Offer, and Landlord shall have no obligation to deliver an Offering Notice, as defined below, unless
Landlord determines that the following conditions precedent (collectively, the “First Offer Conditions”) have been satisfied at the time that any First Offer Space becomes available: 

 

	 	(i)	this Lease is in full force and effect and Bright Horizons Children’s Centers, LLC or an Affiliate is the Tenant, 

 

	 	(ii)	No Default of Tenant shall have occurred and be continuing; 

  

	 	(iii)	Landlord determines, based on the then current Tenant’s Financial Statement, that Tenant is sufficiently capable of meeting the additional financial obligations
for the First Offer Space (it being agreed that Tenant shall be deemed to be sufficiently capable of meeting the additional financial obligations of the First Offer Space if Tenant’s net worth at the time of the exercise of the Right of First
Offer is equal to or greater than $75,000,000.00); 

  

	 	(iv)	Bright Horizons Children’s Centers, LLC or an Affiliate is occupying at least 80% of the Premises; 

 

	 	(v)	The First Offer Space is intended for the exclusive use of Bright Horizons Children’s Centers, LLC or its Affiliates; 

 

	 	(vi)	At least twenty-four (24) months are remaining prior to the expiration of the Term of this Lease; and 

 

	 	(vii)	The existing tenant in any First Offer Space has not extended or renewed its Lease for such First Offer Space or entered into a new lease for such First Offer Space.

  

	2.	Landlord’s Offering Notice. At any time after Landlord has determined that an existing tenant in any First Offer Space will not extend or renew its lease or
enter into a new lease for such space, but prior to leasing any such First Offer Space to a party other than the existing tenant of such space, and provided that Landlord has determined that the First Offer Conditions have been satisfied, Landlord
agrees to provide Tenant written notice (the “Offering Notice”) of the availability of such First Offer Space. The Offering Notice will (i) identify the First Offer Space that Landlord intends to lease, (ii) set forth the
date that Landlord expects to be able to deliver such space for lease; and (iii) indicate the Basic Rent that Landlord is offering such First Offer Space (the “First Offer Space Basic Rent”). 

  
 G-3

	3.	Availability of First Offer Space. The First Offer Space shall not be deemed to be available if Landlord or any affiliate of Harvard intends to occupy such First
Offer Space within the time period remaining on the Term of the Lease. 

  

	4.	Tenant’s Election. Within ten (10) Business Days after Landlord’s delivery of an Offering Notice to Tenant, Tenant shall either (i) give
Landlord written notice that Tenant elects to lease such First Offer Space (the “Acceptance Notice”), or (ii) give Landlord written notice that Tenant elects not to lease the First Offer Space (the “Refusal
Notice”). If Tenant timely gives an Acceptance Notice, Landlord and Tenant shall use good faith efforts to negotiate and enter into a written amendment to this Lease incorporating such First Offer space into the Premises demised hereunder.
Landlord and Tenant shall enter into such written amendment within thirty days following Landlord’s delivery to Tenant of such written amendment. Such amendment shall provide: 

 

	 	a.	such First Offer Space shall be demised to Tenant upon delivery of the same by Landlord to Tenant (“First Offer Space Commencement Date”) through the
Lease Expiration Date (the “First Offer Space Term”), and shall be considered part of the Premises, provided that all of the terms stated in the Offering Notice shall govern Tenant’s leasing of the First Offer Space, including
that the Basic Rent for such First Offer Space shall be the First Offer Space Basic Rent, and appropriate adjustments shall be made to Tenant’s Share of Parking Spaces, Tenant’s Share of Operating Costs and Tenant’s Share of Taxes
during the First Offer Space Term to reflect the addition of the First Offer Space to the Premises; and 

  

	 	b.	such First Offer Space shall be leased by Tenant in its “As-Is” condition subject to Landlord’s obligation to deliver (i) the services set forth in
Section 7.4 of this Lease, and (ii) the First Offer Space in accordance with the provisions of Exhibit J. 

  

	5.	Waiver. 

  

	 	a.	In the event that (i) Tenant gives a Refusal Notice, (ii) Tenant fails to give Landlord notice of Tenant’s election within the ten Business Day period
described in Section B.4. above, or (iii) Landlord and Tenant fail to enter into a mutually acceptable written amendment to this Lease with respect to such First Offer Space consistent with the terms of the Offering Notice within the
thirty day period described in Section B.4. above, then, with respect to the First Offer Space identified in such Offering Notice: (1) Tenant shall be deemed to have waived its Right of First Offer, (2) Landlord shall be
deemed to have satisfied its obligations with respect to Tenant’s Right of First Offer, Tenant’s Right of First Offer shall thereafter be terminated, and Tenant shall have no further rights with respect to such First Offer Space for the
balance of the Term of this Lease except as expressly set forth in Section 6 below, and (3) Landlord may then enter into a lease for all or any portion of such First Offer Space upon such terms and conditions as Landlord may elect in
Landlord’s sole discretion. 

  
 G-4

	 	b.	Tenant shall execute for the benefit of Landlord a written statement evidencing the waiver, or deemed waiver, of Tenant’s Right of First Offer following any of the
circumstances described in Section B.5(a); and if Tenant fails to execute such statement within five (5) Business Days after a written request from Landlord, Tenant shall be deemed to have waived its Right of First Offer.

  

	6.	Reinstatement of Right of First Offer. Notwithstanding anything contained in the foregoing to the contrary, in the event that Tenant does not elect (or deemed to
have not elected) to exercise its Right of First Offer described in any Offering Notice and Landlord does not enter into a lease with a third party with respect to such First Offer Space within one hundred eighty (180) days, then Tenant’s
Right of First Offer with respect to such First Offer Space shall be re-instated. 

 C. Rooftop Equipment;
Backup Generator. 
 Tenant may place certain equipment on the roof of the Buildings subject to the following additional
requirements and restrictions: 
  

	 	a.	Subject to the provisions of this Section C, the roof of Building 37 may used for housing and operating certain equipment, including, but not limited to a back-up
generator, to be purchased and installed by Tenant, all as specifically approved in writing by Landlord (any equipment installed within the roof of Building 37, as the same may be modified, altered or replaced during the term hereof, is collectively
referred to herein as “Tenant’s Rooftop Equipment”). Landlord’s approval shall not be unreasonably withheld provided Tenant demonstrates to Landlord’s satisfaction that the proposed equipment (x) does not
interfere with any building systems on the roof; (y) will not affect the structural integrity of Building 37 or impact the roof or the roof membrane in any manner; and (z) shall be adequately sound-proofed to meet all requirements of legal
requirements and maximum decibel levels for equipment operations. 

  

	 	b.	Tenant shall not install or operate Tenant’s Rooftop Equipment until Tenant has obtained and submitted to Landlord copies of all required governmental permits,
licenses, and authorizations necessary for the installation and operation thereof. In addition, Tenant shall comply with all reasonable construction rules and regulations promulgated by Landlord in the installation, maintenance and operation of
Tenant’s Rooftop Equipment. Tenant’s contractor shall be subject to reasonable prior written approval by Landlord, and shall be an approved contractor under the terms of the roof warranty. 

 

	 	c.	Landlord shall have no obligation to provide any services including, without limitation, electric current, or gas service to the roof or to Tenant’s Rooftop
Equipment, provided, however that Tenant shall have the right to install such services at Tenant’s sole cost and expense and in accordance with the provisions of this Lease. 

  
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	 	d.	Tenant shall be responsible for the cost of repairing and maintaining Tenant’s Rooftop Equipment and the cost of repairing any damage to the Buildings, or the cost
of any necessary improvements to the Buildings, caused by or as a result of the installation, replacement and/or removal of Tenant’s Rooftop Equipment. At the end of the Term of this Lease, Tenant shall remove all Tenant’s Rooftop
Equipment and repair any damage caused by such removal as required by Section 15.20 of this Lease. 

  

	 	e.	Landlord makes no warranties or representations to Tenant as to the suitability of the roof for the installation and operation of Tenant’s Rooftop Equipment.

  

	 	f.	If any of Tenant’s work on the roof of the Building, including without limitation the installation and maintenance of Tenant’s Rooftop Equipment, damages the
roof or invalidates or adversely affects any warranty provided by Landlord to Tenant, Tenant shall be fully responsible for the cost of repairs (and any subsequent repairs to the roof to the extent that any warranty is invalidated or adversely
affected). 

 Tenant may install a backup generator in the location designated on Exhibit A-3 attached
hereto, provided that Tenant shall not install or operate such backup generator until Tenant has obtained and submitted to Landlord copies of all required governmental permits, licenses, and authorizations necessary for the installation and
operation thereof. In addition, Tenant shall comply with all reasonable construction rules and regulations promulgated by Landlord in the installation, maintenance and operation of such backup generator. 

D. Conduit. 
 Landlord permits Tenant to place cabling in existing conduits (the “Conduit(s)”) located in Building 37, the common areas of Building 131 and the common areas of the Complex, subject to the
following terms and conditions: 
  

	 	a.	Any cabling to be installed by Tenant in a Conduit shall be approved by Landlord pursuant to the terms of the 5.2 of this Lease (“Tenant’s
Cabling”); 

  

	 	b.	The installation, maintenance and repair of Tenant’s Cabling will be performed by Tenant’s contractors, at Tenant’s expense. 

 

	 	c.	Tenant’s Cabling shall be for the sole use of Bright Horizons Children’s Centers, LLC and may be used only in connection with the Permitted Uses;

  

	 	d.	Tenant shall have the right, with prior written notice to Landlord (except in cases of emergency, where notice shall be given as promptly as possible), to access the
common areas of Building 131 and common areas of the Complex, for the sole purpose of repairing, maintaining and replacing Tenant’s Cabling, provided, however, that Tenant shall indemnify Landlord for any loss, cost, expense or other obligation
incurred by Landlord in connection therewith pursuant to the provisions of Section 10.1 of this Lease. Tenant shall promptly repair any damage caused to a Conduit or other users tel/data lines in a Conduit caused by Tenant or Tenant’s
agents or contractors. 

  
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	 	e.	At the end of the Term of this Lease, Tenant will not be required to remove Tenant’s Cabling, unless Landlord notifies Tenant at the time of installation that
Tenant’s Cabling must be removed from the Conduits. In addition, if Tenant ceases to use any of Tenant’s Cabling (“Tenant’s Abandoned Cabling”), Landlord may by delivery of notice to Tenant require Tenant to remove
Tenant’s Abandoned Cabling at Tenant’s sole cost and expense, and if Tenant fails to so remove Tenant’s Abandoned Cabling within thirty days of Landlord’s notice, Landlord may remove Tenant’s Abandoned Cabling at
Tenant’s cost. Tenant shall repair any damage done to the Buildings or the Complex caused by removal of any Tenant’s Cabling. 

 In addition, Tenant may install a new conduit connecting Building 37 and Building 131 (the “New Conduit”), subject to Landlord’s approval and satisfaction of the foregoing terms and
conditions, such approval not to be unreasonably withheld. Tenant’s installation of the New Conduit shall be done pursuant to the terms and conditions of Section 5.2. The foregoing terms of this Section C shall apply to the New Conduit.

 E. Communication Devices. 
 Subject to approval by all applicable governmental authorities (including without limitation the Watertown Arsenal Development Corporation, the National Park Service and the Massachusetts Historic
Commission), so long as this Lease is in full force and effect, and no Default of Tenant shall have occurred and be continuing, Landlord hereby grants to Tenant the right to install, use, maintain and operate microwave dishes, antennae, and/or other
communication devices to be located on the roof of either Building 37 or Building 131 (hereinafter the “Communication Devices”), at Tenant’s sole cost and expense in and for the sole use of Tenant, on a technologically
sufficient location on the roof of either Building 37 or Building 131, which location shall be proposed by Tenant, and shall be approved by Landlord, in Landlord’s sole discretion. The installation, use, maintenance and operation of the
Communication Devices shall at all times comply with all legal requirements and with all of the terms and conditions set forth in Section F below. 
 F. Covenants of Tenant Relating to Communication Devices. 
 The following provisions
shall apply to any Communication Device installed and maintained or operated by Tenant pursuant to this Lease: 
 (a) Any
installation and operation of Tenant’s Communication Devices shall be performed in accordance with all legal requirements and shall not cause damage to any structural components of Building 37 or Building 131. 

(b) Tenant shall carry the insurance required pursuant to this Lease and shall indemnify and hold Landlord harmless from (i) any
liability, cost or expense incurred by Landlord in connection with the erection, installation, maintenance and operation of the Tenant’s Communication Devices and any related equipment installed by Tenant, and (ii) any and all

  
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claims, costs, damages and expenses (including reasonable attorneys’ fees) arising out of accidents, damage, injury or loss to any and all persons and property resulting from or arising in
connection with the erection, installation, maintenance and operation of the Tenant’s Communication Devices. 
 (c) Tenant
shall promptly repair any damage cause by reason of such installation, use, maintenance or operation of Tenant’s Communication Devices, including, without limitation, any repairs, restorations, maintenance, renewals or replacements of the roof
(or portion thereof) necessitated by or in any way caused by or relating to such installations or the operation or presence of Tenant’s Communication Devices on the Complex. 

(d) If Landlord so requests at the expiration or termination of this Lease, Tenant shall remove such installations and lines and repair
any resulting damage to Building 37 and/or Building 131 and restore the roofs and Building 37 and/or Building 131 to the condition that existed prior to any such installation, reasonable wear and tear and damage by casualty excepted, all at or prior
to the expiration or earlier termination of the Term of this Lease, and if Landlord does not so request, Tenant may remove the same in accordance with the provisions of this paragraph. 

(e) Tenant shall not install the Tenant’s Communication Devices without Landlord’s prior written approval (not to be
unreasonably withheld, delayed or conditioned) of the manner of such installation and reasonably detailed plans and specifications prepared by a qualified professional for such installation. 

(f) Prior to its installation, Tenant shall submit to Landlord for Landlord’s approval (not to be unreasonably withheld, delayed or
conditioned) plans and specification for the Communication Devices. Tenant shall independently obtain the approval of all applicable governmental authorities (including without limitation the Watertown Arsenal Development Corporation, the National
Park Service and the Massachusetts Historic Commission), and Landlord shall cooperate with tenant in such efforts at Tenant’s cost. Landlord reserves the right to withhold approval of Tenant’s plan and specifications if, on the advice of
Landlord’s engineers, the work contemplated by the plan and specifications would be detrimental to the structural integrity of Building 37 and/or Building 131 or would unreasonably interfere with any other tenant’s use of Building 131.
Tenant shall be solely responsible for the cost of installation, operation and maintenance of the Communication Devices. Tenant shall be responsible for obtaining any permits and licenses required for the installation and operation of the
Communication Devices and Landlord agrees to cooperate with Tenant to accomplish the same, provided that Tenant shall promptly reimburse Landlord for Landlord’s costs and expenses in connection with such cooperation. Tenant shall have access to
the roof to make such repairs, maintenance and alterations to the Communication Devices as may be necessary, subject to restrictions imposed by Landlord. 
 (g) Tenant’s Communication Devices shall be for the sole use of Tenant, and may be used only in connection with the Permitted Uses. 

  
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 (h) Tenant’s Communication Devices shall be installed, maintained, used and operated so
that the electric current necessary to operate such Communication Devices shall be metered by the electric meter for the Premises or by a separate meter to be installed by Tenant. 

(i) Tenant shall keep the Tenant’s Communication Devices in good order and condition, at Tenant’s sole cost and expense, and
shall promptly make any necessary repairs thereto. 
 (j) Tenant, its contractors, agents and employees shall have access to the
roof in order to install, repair, maintain, use and operate the Tenant’s Communication Devices, provided that all access by Tenant to the roof shall be subject to the supervision and control of Landlord, and to Landlord’s safeguards for
the security and protection of Building 37 and Building 131. Tenant’s contractors shall be subject to prior written approval by Landlord, and shall be an approved contractor under the terms of the roof warranty. 

(k) Landlord shall have the right to require relocation of Tenant’s Communication Devices to another site on the roof of Building 37
and/or Building 131. Landlord shall give at least sixty days’ prior notice of such relocation. Such relocation, if any, shall be at Tenant’s sole cost and expense. Notwithstanding anything in this subsection (k) to the contrary,
Landlord may relocate Tenant’s Communication Devices to another site of the roof of Building 37 and/or Building 131 prior to the expiration of such sixty-day period at Landlord’s sole cost and expense, unless such relocation was required
by legal requirements, in which case it shall be at Tenant’s sole cost and expense. 
 (l) If requested by Landlord, the
Communication Devices shall be installed in such a way, and with appropriate screening materials (to be provided at Tenant’s sole cost and expense) so as to minimize the visibility of the Communication Devices from any vantage point on the
ground level of the Complex or the public streets adjoining the Complex. 
 (m) Tenant shall use reasonable efforts to minimize
electronic interference with the Communication Devices of other tenants and licensees at the Complex, in compliance with applicable practices and legal rights and obligations in the telecommunications industry applicable to Communications Devices,
as the same may change from time to time. 

  
 G-9

 Exhibit J 
 Base Building Work 
 In addition to its obligations defined in this Lease, Landlord, at its
sole cost and expense, shall deliver the New Building 131 Premises and any First Offer Space to be delivered pursuant to the Lease with all of the following in place: 
 BASE BUILDING CONSTRUCTION 
  

	a)	Codes and compliance: Tenant Areas, as currently configured are code compliant. Tenant is responsible to ensure Tenant’s redesigns are Code Compliant.

 CONDITION OF PREMISES 
  

	a)	The premises shall be delivered clear of all furniture, equipment and trade fixtures. 

 

	b)	All exterior windows and window treatments shall be in good working condition. 

 

	c)	All HVAC equipment free of material defect, in good working order and suitable for re-use. 

 

	d)	The area intended for leasehold improvements shall be delivered broom clean, clean and free from any debris. 

 

	e)	All building fire alarms, fire sprinklers, smoke detectors, exit lights, life safety equipment and other equipment necessary to meet current building code requirements
are installed and operational. 

  

	f)	The building’s mechanical, electrical and plumbing services are installed and in good working order. 

BASE BUILDING ELECTRICAL: 
  

	a)	Design Capacity: Electrical service design capacity shall deliver a minimum of 5 watts per RSF connectable, exclusive of building HVAC. Disconnect switches,
transformers, meters and distribution panels are currently in place and in good condition. 

  

	b)	Landlord shall provide space and/or location for tenant stand-by power. Space to accommodate a generator having a minimum 500 KV capacity. 

 

	c)	Emergency (Life Safety) power for Lighting and Egress Signs is provided by Battery Back Up units. 

 

	d)	Fire alarm infrastructure is code compliant. 

  
 J-1

 BASE BUILDING LIFE SAFETY 

 

	a)	The premises has a fully operable Building fire protection system, including strobes, panels, etc., which Tenant may connect into. 

 

	b)	ADA Strobe: Panel ports available for tie-in of Tenant’s fire protection and life safety systems into Base Building system. 

BASE BUILDING HVAC 
  

	a)	The premises have a fully installed and operational heating, ventilating and air conditioning (HVAC) system. Landlord shall provide a full description of the systems to
Tenant upon Tenant’s request. 

  

	b)	The system is capable of delivering interior space conditions, during the Building’s normal business hours, of 72+/- 2 degrees Fahrenheit dry bulb winter (Fdb) and
75°F DB, with a relative humidity of 50% +/- 5% summer, based upon the following design conditions: 

  

	 	i.	One person per 125 rentable square feet. 

  

	 	ii.	Twenty- (20) cfm of outside air per person, based upon one person per 125 RSF 

 

	 	iii.	Five (5) watts/sq. ft. heat loads, (3.5) watts/sq. ft. power and (1.5) watts/sq. ft. lighting. 

 

	 	iv.	Summer outside conditions based upon ASHRAE Fundamentals Climatic Conditions using the 1% Design dry-bulb and mean coincident wet-bulb from the nearest listed City.

  

	 	v.	Winter outside conditions based upon ASHRAE Fundamentals Climatic Conditions using the 99% Design dry-bulb from the nearest listed City. 

 

	c)	Night/weekend set-back shall not allow the Premises to drop below 60 degrees Fdb in winter, or go above 85 degrees Fdb in the summer. 

 

	d)	Unoccupied spaces adjacent to Premises shall be maintained between 65 and 80 degrees Fdb during the Building’s normal business hours. 

 

	e)	System shall be flexible enough to allow for after hours use with minimum usage charge. 

 MISCELLANEOUS 
  

	a)	Building Access: The building is currently ADA compliant. 

  

	b)	Free utilities and use of freight and passenger elevators during Tenant’s construction and move-in period at no additional charge. 

  
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	c)	Base Building window treatments to be provided by Landlord. All exterior glazing and Building exterior perimeter walls shall be properly insulated, caulked and
weatherproofed as required. 

  
 J-3

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