Document:

EX-4.2

 Exhibit 4.2 

Execution Version 
  

CYTEIR THERAPEUTICS, INC. 

SECOND AMENDED AND RESTATED 

INVESTORS’ RIGHTS AGREEMENT 

FEBRUARY 5, 2021 
  

 TABLE OF CONTENTS 

 

							
	 	 	 	  	Page	 
	 1.  Definitions
	  	 	1	 
			
	 1.1
	 	“Affiliate”	  	 	1	 
			
	 1.2
	 	“Common Stock”	  	 	2	 
			
	 1.3
	 	“Damages”	  	 	2	 
			
	 1.4
	 	“Default Conversion Shares”	  	 	2	 
			
	 1.5
	 	“Derivative Securities”	  	 	2	 
			
	 1.6
	 	“Exchange Act”	  	 	2	 
			
	 1.7
	 	“Excluded Registration”	  	 	2	 
			
	 1.8
	 	“Form S-1”	  	 	2	 
			
	 1.9
	 	“Form S-3”	  	 	2	 
			
	 1.10
	 	“GAAP”	  	 	2	 
			
	 1.11
	 	“Holder”	  	 	2	 
			
	 1.12
	 	“Immediate Family Member”	  	 	3	 
			
	 1.13
	 	“Initiating Holders”	  	 	3	 
			
	 1.14
	 	“IPO”	  	 	3	 
			
	 1.15
	 	“Major Investor”	  	 	3	 
			
	 1.16
	 	“New Securities”	  	 	3	 
			
	 1.17
	 	“Person”	  	 	3	 
			
	 1.18
	 	“Preferred Director”	  	 	3	 
			
	 1.19
	 	“Preferred Stock”	  	 	3	 
			
	 1.20
	 	“RA Capital Fund” means	  	 	3	 
			
	 1.21
	 	“Registrable Securities”	  	 	3	 
			
	 1.22
	 	“Registrable Securities then outstanding”	  	 	3	 
			
	 1.23
	 	“Requisite Directors”	  	 	4	 
			
	 1.24
	 	“Restated Certificate”	  	 	4	 
			
	 1.25
	 	“Restricted Securities”	  	 	4	 
			
	 1.26
	 	“SEC”	  	 	4	 
			
	 1.27
	 	“SEC Rule 144”	  	 	4	 
			
	 1.28
	 	“SEC Rule 145”	  	 	4	 
			
	 1.29
	 	“Securities Act”	  	 	4	 
			
	 1.30
	 	“Selling Expenses”	  	 	4	 

  
 i 

							
	 1.31
	 	“Series A Preferred Stock”	  	 	4	 
			
	 1.32
	 	“Series B Preferred Stock”	  	 	4	 
			
	 1.33
	 	“Series C Preferred Stock”	  	 	4	 
		
	 2.  Registration Rights
	  	 	4	 
			
	 2.1
	 	Demand Registration	  	 	4	 
			
	 2.2
	 	Company Registration	  	 	6	 
			
	 2.3
	 	Underwriting Requirements	  	 	6	 
			
	 2.4
	 	Obligations of the Company	  	 	8	 
			
	 2.5
	 	Furnish Information	  	 	9	 
			
	 2.6
	 	Expenses of Registration	  	 	9	 
			
	 2.7
	 	Delay of Registration	  	 	10	 
			
	 2.8
	 	Indemnification	  	 	10	 
			
	 2.9
	 	Reports Under Exchange Act	  	 	12	 
			
	 2.10
	 	Limitations on Subsequent Registration Rights	  	 	13	 
			
	 2.11
	 	“Market Stand-off” Agreement	  	 	13	 
			
	 2.12
	 	Restrictions on Transfer	  	 	14	 
			
	 2.13
	 	Termination of Registration Rights	  	 	15	 
		
	 3.  Management and Information Rights
	  	 	15	 
			
	 3.1
	 	Delivery of Financial Statements	  	 	15	 
			
	 3.2
	 	Inspection	  	 	17	 
			
	 3.3
	 	Termination of Information	  	 	17	 
			
	 3.4
	 	Confidentiality	  	 	17	 
			
	 3.5
	 	Critical Technology Matters	  	 	18	 
		
	 4.  Rights to Future Stock Issuances
	  	 	18	 
			
	 4.1
	 	Right of First Offer	  	 	18	 
			
	 4.2
	 	Termination	  	 	20	 
			
	 4.3
	 	Special Mandatory Conversion	  	 	20	 
		
	 5.  Additional Covenants
	  	 	20	 
			
	 5.1
	 	Insurance	  	 	20	 
			
	 5.2
	 	Employee Agreements	  	 	20	 
			
	 5.3
	 	Employee Stock	  	 	20	 
			
	 5.4
	 	Qualified Small Business Stock	  	 	21	 
			
	 5.5
	 	Matters Requiring Investor Director Approval	  	 	21	 
			
	 5.6
	 	Board Matters	  	 	22	 

  
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	 5.7
	 	Successor Indemnification	  	 	22	 
			
	 5.8
	 	Indemnification Matters	  	 	23	 
			
	 5.9
	 	Termination of Covenants	  	 	23	 
			
	 5.10
	 	Right to Conduct Activities	  	 	23	 
			
	 5.11
	 	Restrictions on Publicity	  	 	24	 
			
	 5.12
	 	Expenses of Counsel.	  	 	24	 
			
	 5.13
	 	Anti-Harassment Policy	  	 	25	 
			
	 5.14
	 	Real Property Holding Corporation	  	 	25	 
		
	 6. Miscellaneous
	  	 	25	 
			
	 6.1
	 	Successors and Assigns	  	 	25	 
			
	 6.2
	 	Governing Law	  	 	26	 
			
	 6.3
	 	Counterparts	  	 	26	 
			
	 6.4
	 	Titles and Subtitles	  	 	26	 
			
	 6.5
	 	Notices	  	 	26	 
			
	 6.6
	 	Amendments and Waivers	  	 	27	 
			
	 6.7
	 	Severability	  	 	27	 
			
	 6.8
	 	Aggregation of Stock	  	 	27	 
			
	 6.9
	 	Additional Investors	  	 	27	 
			
	 6.10
	 	Entire Agreement	  	 	28	 
			
	 6.11
	 	Dispute Resolution	  	 	28	 
			
	 6.12
	 	Delays or Omissions	  	 	28	 
			
	 6.13
	 	Acknowledgment	  	 	29	 
			
	 6.14
	 	Default	  	 	29	 
			
	 6.15
	 	Limitation of Liability; Freedom to Operate Affiliates	  	 	29	 
			
	 6.16
	 	Further Assurances	  	 	29	 

 Schedule A – Schedule of Investors 

Schedule B – Schedule of Key Investors 
  

  
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 SECOND AMENDED AND RESTATED 

INVESTORS’ RIGHTS AGREEMENT 

This Second Amended and Restated Investors’ Rights Agreement (the “Agreement”) is made as of February 5, 2021, by
and among Cyteir Therapeutics, Inc., a Delaware corporation (the “Company”) and each of the individuals and entities listed on Schedule A (together with any subsequent investors, or transferees, who become parties hereto
pursuant to Subsection 6.9 below, the “Investors”). 
 RECITALS 

WHEREAS, certain of the Investors (the “Existing Investors”) hold shares of the Company’s Preferred Stock and/or
shares of Common Stock issued upon conversion thereof, and possess registration rights, information rights, rights of first offer, and other rights pursuant to an Amended and Restated Investors’ Rights Agreement dated as of September 27,
2019, between the Company and such Investors (the “Prior Agreement”); 
 WHEREAS, the Existing Investors are holders
of a majority of the Registrable Securities of the Company (as defined in the Prior Agreement), and desire to amend and restate the Prior Agreement in its entirety and to accept the rights created pursuant to this Agreement in lieu of the rights
granted to them under the Prior Agreement; and 
 WHEREAS, certain of the Investors are parties to that certain Series C Preferred
Stock Purchase Agreement of even date herewith between the Company and certain of the Investors (the “Purchase Agreement”), under which certain of the Company’s and such Investors’ obligations are conditioned upon the
execution and delivery of this Agreement by such Existing Investors holding at least a majority of the Registrable Securities, and the Company; 

NOW, THEREFORE, the Company and the Investors, including the Existing Investors, each hereby agree that the Prior Agreement
shall be amended and restated, and the parties to this Agreement further agree as follows: 
 1. Definitions. For purposes of this
Agreement: 
 1.1 “Affiliate” means, with respect to any specified Person, any other Person who, directly or indirectly,
controls, is controlled by, or is under common control with such Person, including, without limitation, any general partner, managing member, investment adviser, officer or, director or trustee of such Person, or any venture capital fund, other
investment fund or registered investment company now or hereafter existing that is controlled by one or more general partners, managing members or investment advisers of, or shares the same management company or investment adviser with, such Person.
Notwithstanding the foregoing, where the term “Person” refers to Novo Holdings A/S, in lieu of the foregoing definition, the term “Affiliate” shall mean Novo Ventures (US) Inc., Novo Holdings Equity US Inc., Novo
Holdings Equity Asia Pte. Ltd. (together with Novo Holdings A/S, “Novo”), any partner, executive officer or director of Novo or any venture capital fund or other Person now or hereafter existing formed for the purpose of making
investments in other Persons that is controlled by or under common control with Novo, and for the avoidance of doubt, shall not include any other affiliate of Novo. 

 1.2 “Common Stock” means shares of the Company’s common stock, par
value $0.001 per share. 
 1.3 “Damages” means any loss, damage, claim or liability (joint or several) to which a
party hereto may become subject under the Securities Act, the Exchange Act, or other federal or state law, insofar as such loss, damage, claim or liability (or any action in respect thereof) arises out of or is based upon (i) any untrue
statement or alleged untrue statement of a material fact contained in any registration statement of the Company, including any preliminary prospectus or final prospectus contained therein or any amendments or supplements thereto; (ii) an
omission or alleged omission to state therein a material fact required to be stated therein, or necessary to make the statements therein not misleading; or (iii) any violation or alleged violation by the indemnifying party (or any of its agents
or Affiliates) of the Securities Act, the Exchange Act, any state securities law, or any rule or regulation promulgated under the Securities Act, the Exchange Act, or any state securities law. 

1.4 “Default Conversion Shares” has the meaning ascribed to such term in the Restated Certificate. 

1.5 “Derivative Securities” means any securities or rights convertible into, or exercisable or exchangeable for (in
each case, directly or indirectly), Common Stock, including options and warrants. 
 1.6 “Exchange Act” means the Securities
Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder. 
 1.7 “Excluded Registration” means
(i) a registration relating-to the sale of securities to employees of the Company or a subsidiary pursuant to a stock option, stock purchase, or similar plan; (ii) a registration relating to an SEC
Rule 145 transaction; (iii) a registration on any form that does not include substantially the same information as would be required to be included in a registration statement covering the sale of the Registrable Securities; or (iv) a
registration in which the only Common Stock being registered is Common Stock issuable upon conversion of debt securities that are also being registered. 

1.8 “Form S-1” means such form under the Securities Act as in effect on the date
hereof or any successor registration form under the Securities Act subsequently adopted by the SEC. 
 1.9 “Form S-3” means such form under the Securities Act as in effect on the date hereof or any registration form under the Securities Act subsequently adopted by the SEC that permits incorporation of substantial
information by reference to other documents filed by the Company with the SEC. 
 1.10 “GAAP” means generally accepted
accounting principles in the United States. 
 1.11 “Holder” means any holder of Registrable Securities who is a party to
this Agreement. 

  
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 1.12 “Immediate Family Member” means a child, stepchild, grandchild,
parent, stepparent, grandparent, spouse, sibling, mother-in-law, father-in-law, son-in-law, daughter-in-law,
brother-in-law, or sister-in-law, including adoptive relationships, of a natural person
referred to herein. 
 1.13 “Initiating Holders” means, collectively, Holders who properly initiate a registration request
under this Agreement. 
 1.14 “IPO” means the Company’s first underwritten public offering of its Common Stock under
the Securities Act. 
 1.15 “Major Investor” means (i) any Investor that, individually or together with such
Investor’s Affiliates, holds at least 1,000,000 shares of Registrable Securities (as adjusted for any stock split, stock dividend, combination, or other recapitalization or reclassification effected after the date hereof) and (ii) each RA
Capital Fund for so long as such RA Capital Fund holds all of the shares of Series C Preferred Stock purchased by it pursuant to the Purchase Agreement. 

1.16 “New Securities” means, collectively, equity securities of the Company, whether or not currently authorized, as well as
rights, options, or warrants to purchase such equity securities, or securities of any type whatsoever that are, or may become, convertible or exchangeable into or exercisable for such equity securities. 

1.17 “Person” means any individual, corporation, partnership, trust, limited liability company, association or other entity.

 1.18 “Preferred Director” means any director of the Company that the holders of record of the Preferred Stock are
entitled to elect pursuant to the Restated Certificate. 
 1.19 “Preferred Stock” means shares of the Company’s Series
A Preferred Stock, Series B Preferred Stock and Series C Preferred Stock. 
 1.20 “RA Capital Fund” means RA Capital
Healthcare Fund, L.P. and RA Capital Nexus Fund II, L.P. 
 1.21 “Registrable Securities” means (i) the Common Stock
issuable or issued upon conversion of the Preferred Stock that are not Default Conversion Shares; (ii) any Common Stock, or any Common Stock issued or issuable (directly or indirectly) upon conversion and/or exercise of any other securities of
the Company, acquired by the Investors after the date hereof that are not Default Conversion Shares; (iii) any Common Stock issued as (or issuable upon the conversion or exercise of any warrant, right, or other security that is issued as) a
dividend or other distribution with respect to, or in exchange for or in replacement of, the shares referenced in clauses (i) and (ii) above; excluding in all cases, however, any Registrable Securities sold by a Person in a transaction in which
the applicable rights under this Agreement are not assigned pursuant to Subsection 6.1, and excluding for purposes of Section 2 any shares for which registration rights have terminated pursuant to Subsection 2.13 of this
Agreement. 
 1.22 “Registrable Securities then outstanding” means the number of shares determined by adding the number of
shares of outstanding Common Stock that are Registrable Securities and the number of shares of Common Stock issuable (directly or indirectly) pursuant to then exercisable and/or convertible securities that are Registrable Securities. 

  
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 1.23 “Requisite Directors” means a majority of the Preferred Directors,
provided that if the number of Preferred Directors then in office is two or less, then only the vote of one of the Preferred Directors shall be required. 

1.24 “Restated Certificate” means the Company’s Fifth Amended and Restated Certificate of Incorporation, as
amended and in effect from time to time. 
 1.25 “Restricted Securities” means the securities of the Company required to
bear the legend set forth in Subsection 2.12(b) hereof. 
 1.26 “SEC” means the Securities and Exchange Commission.

 1.27 “SEC Rule 144” means Rule 144 promulgated by the SEC under the Securities Act. 

1.28 “SEC Rule 145” means Rule 145 promulgated by the SEC under the Securities Act. 

1.29 “Securities Act” means the Securities Act of 1933, as amended, and the rules and regulations promulgated thereunder. 

1.30 “Selling Expenses” means all underwriting discounts, selling commissions, and stock transfer taxes applicable to the sale
of Registrable Securities, and fees and disbursements of counsel for any Holder, except for the fees and disbursements of the Selling Holder Counsel borne and paid by the Company as provided in Subsection 2.6. 

1.31 “Series A Preferred Stock” means shares of the Company’s Series A Preferred Stock, par value $0.001 per share. 

1.32 “Series B Preferred Stock” means shares of the Company’s Series B Preferred Stock, par value $0.001 per share. 

1.33 “Series C Preferred Stock” means shares of the Company’s Series C Preferred Stock, par value $0.001 per share. 

2. Registration Rights. The Company covenants and agrees as follows: 

2.1 Demand Registration. 

(a) Form S-1 Demand. If at any time after the earlier of (i) three (3) years after the
date of this Agreement or (ii) one hundred eighty (180) days after the effective date of the registration statement for the IPO, the Company receives a request from Holders of a majority of the Registrable Securities then outstanding that
the Company file a Form S-1 registration statement with respect to at least forty percent (40%) of the Registrable Securities then outstanding or a lesser percent if the anticipated aggregate offering price,
net of Selling Expenses, 

  
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would exceed $15 million, then the Company shall (x) within ten (10) days after the date such request is given, give notice thereof (the “Demand Notice”) to all
Holders other than the Initiating Holders; and (y) as soon as practicable, and in any event within sixty (60) days after the date such request is given by the Initiating Holders, file a Form S-1
registration statement under the Securities Act covering all Registrable Securities that the Initiating Holders requested to be registered and any additional Registrable Securities requested to be included in such registration by any other Holders,
as specified by notice given by each such Holder to the Company within twenty (20) days of the date the Demand Notice is given, and in each case, subject to the limitations of Subsection 2.1(c) and Subsection 2.3.

 (b) Form S-3 Demand. If at any time when it is eligible to use a Form S-3 registration statement, the Company receives a request from Holders of at least thirty percent (30%) of the Registrable Securities then outstanding that the Company file a Form
S-3 registration statement with respect to outstanding Registrable Securities of such Holders having an anticipated aggregate offering price, net of Selling Expenses, of at least $2 million, then the
Company shall (i) within ten (10) days after the date such request is given, give a Demand Notice to all Holders other than the Initiating Holders; and (ii) as soon as practicable, and in any event within forty-five (45) days
after the date such request is given by the Initiating Holders, file a Form S-3 registration statement under the Securities Act covering all Registrable Securities requested to be included in such registration
by any other Holders, as specified by notice given by each such Holder to the Company within twenty (20) days of the date the Demand Notice is given, and in each case, subject to the limitations of Subsection 2.1(c) and Subsection
2.3. 
 (c) Notwithstanding the foregoing obligations, if the Company furnishes to Holders requesting a registration pursuant to this
Subsection 2.1 a certificate signed by the Company’s chief executive officer stating that in the good faith judgment of the Company’s Board of Directors it would be materially detrimental to the Company and its stockholders for such
registration statement to either become effective or remain effective for as long as such registration statement otherwise would be required to remain effective, because such action would (i) materially interfere with a significant acquisition,
corporate reorganization, or other similar transaction involving the Company; (ii) require premature disclosure of material information that the Company has a bona fide business purpose for preserving as confidential; or (iii) render the
Company unable to comply with requirements under the Securities Act or Exchange Act, then the Company shall have the right to defer taking action with respect to such filing, and any time periods with respect to filing or effectiveness thereof shall
be tolled correspondingly, for a period of not more than one hundred twenty (120) days after the request of the Initiating Holders is given; provided, however, that the Company may not invoke this right more than once in any
twelve (12) month period; and provided further that the Company shall not register any securities for its own account or that of any other stockholder during such one hundred twenty (120) day period other than an Excluded
Registration. 
 (d) The Company shall not be obligated to effect, or to take any action to effect, any registration pursuant to
Subsection 2.1(a) (i) during the period that is sixty (60) days before the Company’s good faith estimate of the date of filing of, and ending on a date that is one hundred eighty (180) days after the
effective date of, a Company-initiated registration, provided, that the Company is actively employing in good faith commercially reasonable efforts to cause such registration statement to become effective; (ii) after the Company has
effected three 

  
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registrations pursuant to Subsection 2.1(a); or (iii) if the Initiating Holders propose to dispose of shares of Registrable Securities that may be immediately registered on Form S-3 pursuant to a request made pursuant to Subsection 2.1(b). The Company shall not be obligated to effect, or to take any action to effect, any registration pursuant to Subsection
2.1(b) (i) during the period that is thirty (30) days before the Company’s good faith estimate of the date of filing of, and ending on a date that is ninety (90) days after the effective date of, a Company-initiated
registration, provided, that the Company is actively employing in good faith commercially reasonable efforts to cause such registration statement to become effective; or (ii) if the Company has effected two registrations pursuant to
Subsection 2.1(b) within the twelve (12) month period immediately preceding the date of such request. A registration shall not be counted as “effected” for purposes of this Subsection 2.1(d)
until such time as the applicable registration statement has been declared effective by the SEC, unless the Initiating Holders withdraw their request for such registration, elect not to pay the registration expenses therefor, and forfeit their right
to one demand registration statement pursuant to Subsection 2.6, in which case such withdrawn registration statement shall be counted as “effected” for purposes of this Subsection 2.1(d), provided,
that if the Initiating Holders withdraw their request for such registration as a result of a material adverse change to the Company, such withdrawn registration statement shall not be counted as “effected” for purposes of this
Subsection 2.1(d). 
 2.2 Company Registration. If the Company proposes to register (including, for this purpose,
a registration effected by the Company for stockholders other than the Holders) any of its Common Stock under the Securities Act in connection with the public offering of such securities solely for cash (other than in an Excluded Registration), the
Company shall, at such time, promptly give each Holder notice of such registration. Upon the request of each Holder given within twenty (20) days after such notice is given by the Company, the Company shall, subject to the provisions of
Subsection 2.3, cause to be registered all of the Registrable Securities that each such Holder has requested to be included in such registration. The Company shall have the right to terminate or withdraw any registration initiated by it under
this Subsection 2.2 before the effective date of such registration, whether or not any Holder has elected to include Registrable Securities in such registration. The expenses (other than Selling Expenses) of such withdrawn registration shall
be borne by the Company in accordance with Subsection 2.6. 
 2.3 Underwriting Requirements. 

(a) If, pursuant to Subsection 2.1, the Initiating Holders intend to distribute the Registrable Securities covered by their request by
means of an underwriting, they shall so advise the Company as a part of their request made pursuant to Subsection 2.1, and the Company shall include such information in the Demand Notice. The underwriter(s) will be selected by the Company and
shall be reasonably acceptable to a majority in interest of the Initiating Holders. In such event, the right of any Holder to include such Holder’s Registrable Securities in such registration shall be conditioned upon such Holder’s
participation in such underwriting and the inclusion of such Holder’s Registrable Securities in the underwriting to the extent provided herein. All Holders proposing to distribute their securities through such underwriting shall (together with
the Company as provided in Subsection 2.4(e)) enter into an underwriting agreement in customary form with the underwriter(s) selected for such underwriting. Notwithstanding any other provision of this Subsection 2.3, if
the managing underwriter(s) advise(s) the Initiating Holders in writing that marketing factors require a limitation on the number 

  
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of shares to be underwritten, then the Initiating Holders shall so advise all Holders of Registrable Securities that otherwise would be underwritten pursuant hereto, and the number of Registrable
Securities that may be included in the underwriting shall be allocated among such Holders of Registrable Securities, including the Initiating Holders, in proportion (as nearly as practicable) to the number of Registrable Securities owned by each
Holder or in such other proportion as shall mutually be agreed to by all such selling Holders; provided, however, that the number of Registrable Securities held by the Holders to be included in such underwriting shall not be reduced
unless all other securities are first entirely excluded from the underwriting. To facilitate the allocation of shares in accordance with the above provisions, the Company or the underwriters may round the number of shares allocated to any Holder to
the nearest 100 shares. 
 (b) In connection with any offering involving an underwriting of shares of the Company’s capital stock
pursuant to Subsection 2.2, the Company shall not be required to include any of the Holders’ Registrable Securities in such underwriting unless the Holders accept the terms of the underwriting as agreed upon between the Company and its
underwriters, and then only in such quantity as the underwriters in their sole discretion determine will not jeopardize the success of the offering by the Company. If the total number of securities, including Registrable Securities, requested by
stockholders to be included in such offering exceeds the number of securities to be sold (other than by the Company) that the underwriters in their reasonable discretion determine is compatible with the success of the offering, then the Company
shall be required to include in the offering only that number of such securities, including Registrable Securities, which the underwriters and the Company in their sole discretion determine will not jeopardize the success of the offering. If the
underwriters determine that less than all of the Registrable Securities requested to be registered can be included in such offering, then the Registrable Securities that are included in such offering shall be allocated among the selling Holders in
proportion (as nearly as practicable to) the number of Registrable Securities owned by each selling Holder or in such other proportions as shall mutually be agreed to by all such selling Holders. To facilitate the allocation of shares in accordance
with the above provisions, the Company or the underwriters may round the number of shares allocated to any Holder to the nearest 100 shares. Notwithstanding the foregoing, in no event shall (i) the number of Registrable Securities included in
the offering be reduced unless all other securities (other than securities to be sold by the Company) are first entirely excluded from the offering, or (ii) the number of Registrable Securities included in the offering be reduced below thirty
percent (30%) of the total number of securities included in such offering, unless such offering is the IPO, in which case the selling Holders may be excluded further if the underwriters make the determination described above and no other
stockholder’s securities are included in such offering. For purposes of the provision in this Subsection 2.3(b) concerning apportionment, for any selling Holder that is a partnership, limited liability company, or
corporation, the partners, members, retired partners, retired members, stockholders, and Affiliates of such Holder, or the estates and Immediate Family Members of any such partners, retired partners, members, and retired members and any trusts for
the benefit of any of the foregoing Persons, shall be deemed to be a single “selling Holder,” and any pro rata reduction with respect to such “selling Holder” shall be based upon the aggregate number of Registrable Securities
owned by all Persons included in such “selling Holder,” as defined in this sentence. 
 (c) For purposes of Subsection 2.1,
a registration shall not be counted as “effected” if, as a result of an exercise of the underwriter’s cutback provisions in Subsection 2.3(a), fewer than fifty percent (50%) of the total number of Registrable
Securities that Holders have requested to be included in such registration statement are actually included. 

  
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 2.4 Obligations of the Company. Whenever required under this
Section 2 to effect the registration of any Registrable Securities, the Company shall, as expeditiously as reasonably possible: 

(a) prepare and file with the SEC a registration statement with respect to such Registrable Securities and use its commercially reasonable
efforts to cause such registration statement to become effective and, upon the request of the Holders of a majority of the Registrable Securities registered thereunder, keep such registration statement effective for a period of up to one hundred
twenty (120) days or, if earlier, until the distribution contemplated in the registration statement has been completed; provided, however, that (i) such one hundred twenty (120) day period shall be extended for a period
of time equal to the period the Holder refrains, at the request of an underwriter of Common Stock (or other securities) of the Company, from selling any securities included in such registration, and (ii) in the case of any registration of
Registrable Securities on Form S-3 that are intended to be offered on a continuous or delayed basis, subject to compliance with applicable SEC rules, such one hundred twenty (120) day period shall be
extended for up to one hundred fifty (150) days, if necessary, to keep the registration statement effective until all such Registrable Securities are sold; 

(b) prepare and file with the SEC such amendments and supplements to such registration statement, and the prospectus used in connection with
such registration statement, as may be necessary to comply with the Securities Act in order to enable the disposition of all securities covered by such registration statement; 

(c) furnish to the selling Holders such numbers of copies of a prospectus, including a preliminary prospectus, as required by the Securities
Act, and such other documents as the Holders may reasonably request in order to facilitate their disposition of their Registrable Securities; 

(d) use its commercially reasonable efforts to register and qualify the securities covered by such registration statement under such other
securities or blue-sky laws of such jurisdictions as shall be reasonably requested by the selling Holders; provided that the Company shall not be required to qualify to do business or to file a general
consent to service of process in any such states or jurisdictions, unless the Company is already subject to service in such jurisdiction and except as may be required by the Securities Act; 

(e) in the event of any underwritten public offering, enter into and perform its obligations under an underwriting agreement, in usual and
customary form, with the underwriter(s) of such offering; 
 (f) use its commercially reasonable efforts to cause all such Registrable
Securities covered by such registration statement to be listed on a national securities exchange or trading system and each securities exchange and trading system (if any) on which similar securities issued by the Company are then listed; 

  
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 (g) provide a transfer agent and registrar for all Registrable Securities registered
pursuant to this Agreement and provide a CUSIP number for all such Registrable Securities, in each case not later than the effective date of such registration; 

(h) promptly make available for inspection by the selling Holders, any managing underwriter(s) participating in any disposition pursuant to
such registration statement, and any attorney or accountant or other agent retained by any such underwriter or selected by the selling Holders, all financial and other records, pertinent corporate documents, and properties of the Company, and cause
the Company’s officers, directors, employees, and independent accountants to supply all information reasonably requested by any such seller, underwriter, attorney, accountant, or agent, in each case, as necessary or advisable to verify the
accuracy of the information in such registration statement and to conduct appropriate due diligence in connection therewith; 
 (i) notify
each selling Holder, promptly after the Company receives notice thereof, of the time when such registration statement has been declared effective or a supplement to any prospectus forming a part of such registration statement has been filed; and

 (j) after such registration statement becomes effective, notify each selling Holder of any request by the SEC that the Company amend or
supplement such registration statement or prospectus. 
 In addition, the Company shall ensure that, at all times after any registration
statement covering a public offering of securities of the Company under the Securities Act shall have become effective, its insider trading policy shall provide that the Company’s directors may implement a trading program under Rule 10b5-1 of the Exchange Act. 
 2.5 Furnish Information. It shall be a condition precedent to the
obligations of the Company to take any action pursuant to this Section 2 with respect to the Registrable Securities of any selling Holder that such Holder shall furnish to the Company such information regarding itself, the
Registrable Securities held by it, and the intended method of disposition of such securities as is reasonably required to effect the registration of such Holder’s Registrable Securities. 

2.6 Expenses of Registration. All expenses (other than Selling Expenses) incurred in connection with registrations, filings, or
qualifications pursuant to Section 2, including all registration, filing, and qualification fees; printers’ and accounting fees; fees and disbursements of counsel for the Company; and the reasonable fees and
disbursements, not to exceed $25,000, of one counsel for the selling Holders (“Selling Holder Counsel”), shall be borne and paid by the Company; provided, however, that the Company shall not be required to pay for any
expenses of any registration proceeding begun pursuant to Subsection 2.1 if the registration request is subsequently withdrawn at the request of the Holders of a majority of the Registrable Securities to be registered (in which case all
selling Holders shall bear such expenses pro rata based upon the number of Registrable Securities that were to be included in the withdrawn registration), unless the Holders of a majority of the Registrable Securities agree to forfeit their right to
one registration pursuant to Subsection 2.1(a) or Subsection 2.1(b), as the case may be; provided further that if, at the time of such withdrawal, the Holders shall have learned of a material
adverse change in the 

  
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condition, business, or prospects of the Company from that known to the Holders at the time of their request and have withdrawn the request with reasonable promptness after learning of such
information then the Holders shall not be required to pay any of such expenses and shall not forfeit their right to one registration pursuant to Subsection 2.1(a) or Subsection 2.1(b). All Selling Expenses
relating to Registrable Securities registered pursuant to this Section 2 shall be borne and paid by the Holders (other than fees and disbursements of counsel to any Holder, other than the Selling Holder Counsel, which shall
be borne solely by the Holder engaging such counsel) pro rata on the basis of the number of Registrable Securities registered on their behalf. 

2.7 Delay of Registration. No Holder shall have any right to obtain or seek an injunction restraining or otherwise delaying any
registration pursuant to this Agreement as the result of any controversy that might arise with respect to the interpretation or implementation of this Section 2. 

2.8 Indemnification. If any Registrable Securities are included in a registration statement under this
Section 2: 
 (a) To the extent permitted by law, the Company will indemnify and hold harmless each selling
Holder, and the partners, members, officers, directors, and stockholders of each such Holder; legal counsel and accountants for each such Holder; any underwriter (as defined in the Securities Act) for each such Holder; and each Person, if any, who
controls such Holder or underwriter within the meaning of the Securities Act or the Exchange Act, against any Damages, and the Company will pay to each such Holder, underwriter, controlling Person, or other aforementioned Person any legal or other
expenses reasonably incurred thereby in connection with investigating or defending any claim or proceeding from which Damages may result, as such expenses are incurred; provided, however, that the indemnity agreement contained in this
Subsection 2.8(a) shall not apply to amounts paid in settlement of any such claim or proceeding if such settlement is effected without the consent of the Company, which consent shall not be unreasonably withheld, nor shall the
Company be liable for any Damages to the extent that they arise out of or are based upon actions or omissions made in reliance upon and in conformity with written information furnished by or on behalf of any such Holder, underwriter, controlling
Person, or other aforementioned Person expressly for use in connection with such registration. 
 (b) To the extent permitted by law, each
selling Holder, severally and not jointly, will indemnify and hold harmless the Company, and each of its directors, each of its officers who has signed the registration statement, each Person (if any), who controls the Company within the meaning of
the Securities Act, legal counsel and accountants for the Company, any underwriter (as defined in the Securities Act), any other Holder selling securities in such registration statement, and any controlling Person of any such underwriter or other
Holder, against any Damages, in each case only to the extent that such Damages arise out of or are based upon actions or omissions made in reliance upon and in conformity with written information furnished by or on behalf of such selling Holder
expressly for use in connection with such registration; and each such selling Holder will pay to the Company and each other aforementioned Person any legal or other expenses reasonably incurred thereby in connection with investigating or defending
any claim or proceeding from which Damages may result, as such expenses are incurred; provided, however, that the indemnity agreement contained in this Subsection 2.8(b) shall not apply to amounts paid in
settlement of any such claim or proceeding if such settlement is effected without 

  
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the consent of the Holder, which consent shall not be unreasonably withheld; and provided further that in no event shall the aggregate amounts payable by any Holder by way of
indemnity or contribution under Subsections 2.8(b) and 2.8(d) exceed the proceeds from the offering received by such Holder (net of any Selling Expenses paid by such Holder), except in the case of fraud or willful
misconduct by such Holder. 
 (c) Promptly after receipt by an indemnified party under this Subsection 2.8 of notice of the
commencement of any action (including any governmental action) for which a party may be entitled to indemnification hereunder, such indemnified party will, if a claim in respect thereof is to be made against any indemnifying party under this
Subsection 2.8, give the indemnifying party notice of the commencement thereof. The indemnifying party shall have the right to participate in such action and, to the extent the indemnifying party so desires, participate jointly
with any other indemnifying party to which notice has been given, and to assume the defense thereof with counsel mutually satisfactory to the parties; provided, however, that an indemnified party (together with all other indemnified
parties that may be represented without conflict by one counsel) shall have the right to retain one separate counsel, with the fees and expenses to be paid by the indemnifying party, if representation of such indemnified party by the counsel
retained by the indemnifying party would be inappropriate due to actual or potential differing interests between such indemnified party and any other party represented by such counsel in such action. The failure to give notice to the indemnifying
party within a reasonable time of the commencement of any such action shall relieve such indemnifying party of any liability to the indemnified party under this Subsection 2.8, to the extent that such failure materially
prejudices the indemnifying party’s ability to defend such action. The failure to give notice to the indemnifying party will not relieve it of any liability that it may have to any indemnified party otherwise than under this Subsection
2.8. 
 (d) To provide for just and equitable contribution to joint liability under the Securities Act in any case in which
either (i) any party otherwise entitled to indemnification hereunder makes a claim for indemnification pursuant to this Subsection 2.8 but it is judicially determined (by the entry of a final judgment or decree by a court of
competent jurisdiction and the expiration of time to appeal or the denial of the last right of appeal) that such indemnification may not be enforced in such case, notwithstanding the fact that this Subsection 2.8 provides for
indemnification in such case, or (ii) contribution under the Securities Act may be required on the part of any party hereto for which indemnification is provided under this Subsection 2.8, then, and in each such case, such parties
will contribute to the aggregate losses, claims, damages, liabilities, or expenses to which they may be subject (after contribution from others) in such proportion as is appropriate to reflect the relative fault of each of the indemnifying party and
the indemnified party in connection with the statements, omissions, or other actions that resulted in such loss, claim, damage, liability, or expense, as well as to reflect any other relevant equitable considerations. The relative fault of the
indemnifying party and of the indemnified party shall be determined by reference to, among other things, whether the untrue or allegedly untrue statement of a material fact, or the omission or alleged omission of a material fact, relates to
information supplied by the indemnifying party or by the indemnified party and the parties’ relative intent, knowledge, access to information, and opportunity to correct or prevent such statement or omission; provided, however,
that, in any such case, (x) no Holder will be required to contribute any amount in excess of the public offering price of all such Registrable Securities offered and sold by such Holder pursuant to such registration statement, and (y) no
Person guilty of fraudulent misrepresentation 

  
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(within the meaning of Section 11(f) of the Securities Act) will be entitled to contribution from any Person who was not guilty of such fraudulent misrepresentation; and provided
further that in no event shall a Holder’s liability pursuant to this Subsection 2.8(d), when combined with the amounts paid or payable by such Holder pursuant to Subsection 2.8(b), exceed the
proceeds from the offering received by such Holder (net of any Selling Expenses paid by such Holder), except in the case of willful misconduct or fraud by such Holder. 

(e) Notwithstanding the foregoing, to the extent that the provisions on indemnification and contribution contained in the underwriting
agreement entered into in connection with the underwritten public offering are in conflict with the foregoing provisions, the provisions in the underwriting agreement shall control. 

(f) Unless otherwise superseded by an underwriting agreement entered into in connection with the underwritten public offering, the obligations
of the Company and Holders under this Subsection 2.8 shall survive the completion of any offering of Registrable Securities in a registration under this Section 2, and otherwise shall survive the termination
of this Agreement. 
 2.9 Reports Under Exchange Act. With a view to making available to the Holders the benefits of SEC Rule 144 and
any other rule or regulation of the SEC that may at any time permit a Holder to sell securities of the Company to the public without registration or pursuant to a registration on Form S-3, the Company shall:

 (a) make and keep available adequate current public information, as those terms are understood and defined in SEC Rule 144, at all times
after the effective date of the registration statement filed by the Company for the IPO; 
 (b) use commercially reasonable efforts to file
with the SEC in a timely manner all reports and other documents required of the Company under the Securities Act and the Exchange Act (at any time after the Company has become subject to such reporting requirements); and 

(c) furnish to any Holder, so long as the Holder owns any Registrable Securities, forthwith upon request (i) to the extent accurate, a
written statement by the Company that it has complied with the reporting requirements of SEC Rule 144 (at any time after ninety (90) days after the effective date of the registration statement filed by the Company for the IPO), the Securities
Act, and the Exchange Act (at any time after the Company has become subject to such reporting requirements), or that it qualifies as a registrant whose securities may be resold pursuant to Form S-3 (at any
time after the Company so qualifies); and (ii) such other information as may be reasonably requested in availing any Holder of any rule or regulation of the SEC that permits the selling of any such securities without registration (at any time
after the Company has become subject to the reporting requirements under the Exchange Act) or pursuant to Form S-3 (at any time after the Company so qualifies to use such form). 

  
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 2.10 Limitations on Subsequent Registration Rights. From and after the date of this
Agreement, the Company shall not, without the prior written consent of the Holders of a majority of the Registrable Securities then outstanding, enter into any agreement with any holder or prospective holder of any securities of the Company that
(i) would provide to such holder the right to include securities in any registration other than on a subordinate basis after all Holders have had the opportunity to include in the registration and offering all shares of Registrable Securities
that they wish to so include or (ii) allow such holder or prospective holder to initiate a demand for registration of any securities held by such holder or prospective holder; provided that this limitation shall not apply to any
additional Investor who becomes a party to this Agreement in accordance with Subsection 6.9. 
 2.11 “Market Stand-off” Agreement. Each Holder hereby agrees that it will not, without the prior written consent of the managing underwriter, during the period commencing on the date of the final
prospectus relating to the IPO, and ending on the date specified by the Company and the managing underwriter (such period not to exceed one hundred eighty (180) days, plus an additional eighteen (18) days to the extent necessary as may be
requested by the Company or an underwriter to accommodate regulatory restrictions on (1) the publication or other distribution of research reports and (2) analyst recommendations and opinions, including, but not limited to, the
restrictions contained in applicable FINRA rules or NYSE Rule 472(f)(4), or any successor provisions or amendments thereto), (i) lend; offer; pledge; sell; contract to sell; sell any option or contract to purchase; purchase any option or contract to
sell; grant any option, right, or warrant to purchase; or otherwise transfer or dispose of, directly or indirectly, any shares of Common Stock or any securities convertible into or exercisable or exchangeable (directly or indirectly) for Common
Stock held immediately before the effective date of the registration statement for the IPO or (ii) enter into any swap or other arrangement that transfers to another, in whole or in part, any of the economic consequences of ownership of such
securities, whether any such transaction described in clause (i) or (ii) above is to be settled by delivery of Common Stock or other securities, in cash, or otherwise. The foregoing provisions of this Subsection 2.11 shall not
apply to the sale of any shares to an underwriter pursuant to an underwriting agreement, or the transfer of any shares to any trust for the direct or indirect benefit of the Holder or the immediate family of the Holder, provided that the
trustee of the trust agrees to be bound in writing by the restrictions set forth herein, and provided further that any such transfer shall not involve a disposition for value, and shall be applicable to the Holders only if all officers
and directors are subject to the same restrictions and the Company uses commercially reasonable efforts to obtain a similar agreement from all stockholders individually owning more than one percent (1%) of the Company’s outstanding stock (after
giving effect to a conversion into Common Stock of all outstanding Preferred Stock). The underwriters in connection with such registration are intended third-party beneficiaries of this Subsection 2.11 and shall have the right, power,
and authority to enforce the provisions hereof as though they were a party hereto. Each Holder further agrees to execute such agreements as may be reasonably requested by the underwriters in connection with such registration that are consistent with
this Subsection 2.11 or that are necessary to give further effect thereto. Any discretionary waiver or termination of the restrictions of any or all of such agreements by the Company or the underwriters shall apply pro rata to all
Holders subject to such agreements, based on the number of shares subject to such agreements. 

  
 -13- 

 2.12 Restrictions on Transfer. 

(a) The Preferred Stock and the Registrable Securities shall not be sold, pledged, or otherwise transferred, and the Company shall not
recognize and shall issue stop-transfer instructions to its transfer agent with respect to any such sale, pledge, or transfer, except upon the conditions specified in this Agreement, which conditions are intended to ensure compliance with the
provisions of the Securities Act. A transferring Holder will cause any proposed purchaser, pledgee, or transferee of the Preferred Stock and the Registrable Securities held by such Holder to agree to take and hold such securities subject to the
provisions and upon the conditions specified in this Agreement. Notwithstanding the foregoing, the Company shall not require any transferee of shares pursuant to an effective registration statement or, following the IPO, SEC Rule 144, in each case,
to be bound by the terms of this Agreement 
 (b) Each certificate or instrument representing (i) the Preferred Stock, (ii) the
Registrable Securities, and (iii) any other securities issued in respect of the securities referenced in clauses (i) and (ii), upon any stock split, stock dividend, recapitalization, merger, consolidation, or similar event, shall (unless
otherwise permitted by the provisions of Subsection 2.12(c)) be stamped or otherwise imprinted with a legend substantially in the following form: 

THE SECURITIES REPRESENTED HEREBY HAVE BEEN ACQUIRED FOR INVESTMENT AND HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933. SUCH SHARES
MAY NOT BE SOLD, PLEDGED, OR TRANSFERRED IN THE ABSENCE OF SUCH REGISTRATION OR A VALID EXEMPTION FROM THE REGISTRATION AND PROSPECTUS DELIVERY REQUIREMENTS OF SAID ACT. 

THE SECURITIES REPRESENTED HEREBY MAY BE TRANSFERRED ONLY IN ACCORDANCE WITH THE TERMS OF AN AGREEMENT BETWEEN THE COMPANY AND THE STOCKHOLDER,
A COPY OF WHICH IS ON FILE WITH THE SECRETARY OF THE COMPANY. 
 The Holders consent to the Company making a notation in its records and
giving instructions to any transfer agent of the Restricted Securities in order to implement the restrictions on transfer set forth in this Subsection 2.12. 

(c) The holder of each certificate representing Restricted Securities, by acceptance thereof, agrees to comply in all respects with the
provisions of this Section 2. Before any proposed sale, pledge, or transfer of any Restricted Securities, unless there is in effect a registration statement under the Securities Act covering the proposed transaction or
following the IPO, the transfer is made pursuant to SEC Rule 144, the Holder thereof shall give notice to the Company of such Holder’s intention to effect such sale, pledge, or transfer, provided that no such notice shall be required in
connection if the intended sale, pledge or transfer complies with SEC Rule 144. Each such notice shall describe the manner and circumstances of the proposed sale, pledge, or transfer in sufficient detail and, if reasonably requested by the Company,
shall be accompanied at such Holder’s expense by either (i) a written opinion of legal counsel who shall, and whose legal opinion shall, be reasonably satisfactory to the Company, addressed to the Company, to the effect that the proposed
transaction may be effected without registration under the Securities Act; (ii) a “no action” letter from the SEC to the effect that the proposed sale, pledge, or transfer of such Restricted Securities without registration will not
result in a recommendation by the staff of the SEC that action be taken with respect thereto; or (iii) any other evidence reasonably satisfactory to counsel to the Company to the effect that the proposed sale, pledge, or transfer of the
Restricted Securities may be effected without registration under the Securities Act, 

  
 -14- 

 
whereupon the Holder of such Restricted Securities shall be entitled to sell, pledge, or transfer such Restricted Securities in accordance with the terms of the notice given by the Holder to the
Company. The Company will not require such a legal opinion or “no action” letter (x) in any transaction in compliance with SEC Rule 144 or (y) in any transaction in which such Holder distributes Restricted Securities to an
Affiliate of such Holder for no consideration; provided that with respect to transfers under the foregoing clause (y), each transferee agrees in writing to be subject to the terms of this Subsection 2.12. Each certificate or
instrument evidencing the Restricted Securities transferred as above provided shall bear, except if such transfer is made pursuant to SEC Rule 144, the appropriate restrictive legend set forth in Subsection 2.12(b), except that
such certificate shall not bear such restrictive legend if, in the opinion of counsel for such Holder and the Company, such legend is not required in order to establish compliance with any provisions of the Securities Act. 

2.13 Termination of Registration Rights. The right of any Holder to request registration or inclusion of Registrable Securities in any
registration pursuant to Subsection 2.1 or Subsection 2.2 shall terminate upon the earlier of: 
 (a) the closing of a Deemed
Liquidation Event, as such term is defined in the Restated Certificate, where the consideration received by the Investors is in the form of cash and/or publicly traded securities or where the Investors receive registration rights from the acquiring
company or other successor comparable to those set forth in this Section 2; and 
 (b) such time after consummation of the IPO as SEC
Rule 144 or another similar exemption under the Securities Act is available for the sale of all of such Holder’s shares without limitation during a three-month period without registration. 

3. Management and Information Rights. 

3.1 Delivery of Financial Statements. The Company shall deliver to each Major Investor, provided that the Board of Directors has
not reasonably determined that such Major Investor is a competitor of the Company: 
 (a) as soon as practicable, but in any event within
one hundred and eighty (180) days after the end of each fiscal year of the Company, (i) an audited balance sheet as of the end of such year, (ii) audited statements of income and of cash flows for such year, and (iii) an audited
statement of stockholders’ equity as of the end of such year, all prepared in accordance with GAAP, and a comparison between (x) the actual amounts as of and for such fiscal year and (y) the comparable amounts for the prior year and
as included in the Budget (as defined in Subsection 3.1(d)) for such year; 
 (b) as soon as practicable, but in any event within forty-five
(45) days after the end of each of the first three (3) quarters of each fiscal year of the Company, unaudited statements of income and cash flows for such fiscal quarter, and an unaudited balance sheet as of the end of such fiscal quarter,
all prepared in accordance with GAAP (except that such financial statements may (i) be subject to normal year-end audit adjustments and (ii) not contain all notes thereto that may be required in
accordance with GAAP); 

  
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 (c) as soon as practicable, but in any event within 30 days of the end of each month, an
unaudited income statement and statement of cash flows for such month, and an unaudited balance sheet as of the end of such month, all prepared in accordance with GAAP (except that such financial statements may (i) be subject to normal year-end audit adjustments and (ii) not contain all notes thereto that may be required in accordance with GAAP); 

(d) as soon as practicable, but in any event thirty (30) days before the end of each fiscal year, a budget and business plan for the next
fiscal year (collectively, the “Budget”), prepared on a monthly basis, including balance sheets, income statements, and statements of cash flow for such quarters and, promptly after prepared, any other budgets or revised budgets
prepared by the Company; 
 (e) as soon as practicable, but in any event within 30 days after the end of each month, a statement indicating
no change or showing any change in the number of shares of each class and series of capital stock and securities convertible into or exercisable for shares of capital stock outstanding at the end of the period, the Common Stock issuable upon
conversion or exercise of any outstanding securities convertible or exercisable for Common Stock and the exchange ratio or exercise price applicable thereto, and the number of shares of issued stock options and stock options not yet issued but
reserved for issuance, if any, all in sufficient detail as to permit the Major Investors to calculate their respective percentage equity ownership in the Company, and certified by the chief financial officer or chief executive officer of the Company
as being true, complete, and correct. 
 (f) such other information relating to the financial condition, business, prospects, or corporate
affairs of the Company as any Major Investor may from time to time reasonably request; provided, however, that the Company shall not be obligated under this Subsection 3.1 to provide information (i) that the Company
reasonably determines in good faith to be a trade secret or confidential information (unless covered by an enforceable confidentiality agreement, in a form acceptable to the Company) or (ii) the disclosure of which would adversely affect the
attorney-client privilege between the Company and its counsel. 
 If, for any period, the Company has any subsidiary whose accounts are
consolidated with those of the Company, then in respect of such period the financial statements delivered pursuant to the foregoing sections shall be the consolidated financial statements of the Company and all such consolidated subsidiaries. 

Notwithstanding anything else in this Subsection 3.1 to the contrary, the Company may cease providing the information set forth in this
Subsection 3.1 during the period starting with the date sixty (60) days before the Company’s good-faith estimate of the date of filing of a registration statement if it reasonably concludes it must do so to comply with the SEC rules
applicable to such registration statement and related offering; provided that the Company’s covenants under this Subsection 3.1 shall be reinstated at such time as the Company is no longer actively employing its commercially
reasonable efforts to cause such registration statement to become effective. 

  
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 3.2 Inspection. The Company shall permit each Major Investor (provided that
the Board of Directors has not reasonably determined that such Major Investor is a competitor of the Company), at such Major Investor’s expense, to visit and inspect the Company’s properties; examine its books of account and records; and
discuss the Company’s affairs, finances, and accounts with its officers, during normal business hours of the Company as may be reasonably requested by the Major Investor; provided, however, that the Company shall not be obligated
pursuant to this Subsection 3.2 to provide access to any information that it reasonably and in good faith considers to be a trade secret or confidential information (unless covered by an enforceable confidentiality agreement, in form
acceptable to the Company) or the disclosure of which would adversely affect the attorney-client privilege between the Company and its counsel. 

3.3 Termination of Information. The covenants set forth in Subsection 3.1 and Subsection 3.2 shall terminate and be of no
further force or effect (i) immediately before the consummation of the IPO, (ii) when the Company first becomes subject to the periodic reporting requirements of Section 12(g) or 15(d) of the Exchange Act, or (iii) upon the
closing of a Deemed Liquidation Event, as such term is defined in the Restated Certificate, whichever event occurs first; provided, that, with respect to clause (iii), the covenants set forth in Section 3.1 and 3.2
shall only terminate if the consideration received by the Investors in such Deemed Liquidation Event is in the form of cash and/or publicly traded securities unless the Major Investors receive financial information from the acquiring company or
other successor to the Company comparable to those set forth in Section 3.1. 
 3.4 Confidentiality. Each
Investor agrees that such Investor will keep confidential and will not disclose, divulge, or use for any purpose (other than to monitor or make decisions with respect to its investment in the Company) any confidential information obtained from the
Company pursuant to the terms of this Agreement (including notice of the Company’s intention to file a registration statement), unless such confidential information (a) is known or becomes known to the public in general (other than as a
result of a breach of this Subsection 3.4 by such Investor), (b) is or has been independently developed or conceived by the Investor without use of the Company’s confidential information, or (c) is or has been made known or
disclosed to the Investor by a third party without a breach of any obligation of confidentiality such third party may have to the Company; provided, however, that an Investor may disclose confidential information (i) to its
attorneys, accountants, consultants, and other professionals to the extent reasonably necessary to obtain their services in connection with monitoring its investment in the Company; (ii) to any prospective purchaser of any Registrable
Securities from such Investor, if such prospective purchaser agrees to be bound by the provisions of this Subsection 3.4; (iii) to any existing or prospective Affiliate, partner, member, stockholder, or wholly owned subsidiary of such
Investor in the ordinary course of business, provided that such Investor informs such Person that such information is confidential and directs such Person to maintain the confidentiality of such information; or (iv) as may otherwise be
required by law, regulation, rule, court order or subpoena, provided that the Investor promptly notifies the Company of such disclosure and takes reasonable steps to minimize the extent of any such required disclosure. 

  
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 3.5 Critical Technology Matters. 

(a) To the extent (i) any pre-existing products or services provided by the Company are re-categorized by the U.S. government as a critical technology within the meaning of Section 721 of the Defense Production Act of 1950, as amended, including all implementing regulations thereof (the
“DPA”), or would reasonably be considered to constitute the design, fabrication, development, testing, production or manufacture of a critical technology after a re-categorization of selected
technologies by the U.S. government, or (ii) after execution of the Purchase Agreement, the Company engages in any activity that could reasonably be considered to constitute the design, fabrication, development, testing, production or
manufacture of a critical technology within the meaning of the DPA, the Company shall promptly notify the Investors of such change in the categorization of its products or services. 

(b) If and only if (i) the Committee on Foreign Investment in the United States or any member agency thereof acting in such capacity
(“CFIUS”) requests or requires that any Investor or the Company file a notice or declaration with CFIUS pursuant to the DPA with respect to such Investor’s investment in the Company (the “Covered Transactions”)
or (ii) such Investor or the Company reasonably determines that a filing with CFIUS with respect to the Covered Transactions is advisable or required by applicable law, then in either case, (i) or (ii): (x) the Company and each Investor
shall, and shall cause its Affiliates to, cooperate with the other parties hereto and shall promptly file a CFIUS filing in the requested, required or advisable form in accordance with the DPA; (y) the Company and each Investor shall, and shall
cause its Affiliates to, use reasonable best efforts to obtain, as applicable, the CFIUS Satisfied Condition (as defined in the Restated Certificate); and (z) the Company shall provide notice of clause (i) or (ii) to the Major Investors.
For the avoidance of doubt, each such Investor shall have no obligation to accept or take any action, condition or restriction with respect to the Covered Transactions in order to achieve the CFIUS Satisfied Condition. 

4. Rights to Future Stock Issuances. 

4.1 Right of First Offer. Subject to the terms and conditions of this Subsection 4.1 and applicable securities laws, if
the Company proposes to offer or sell any New Securities, the Company shall first offer such New Securities to each Major Investor. A Major Investor shall be entitled to apportion the right of first offer hereby granted to it in such proportions as
it deems appropriate, among (i) itself and (ii) its Affiliates; provided that, each such Affiliate (x) is not a competitor of the Company as reasonably determined by the Board of Directors, unless such party’s purchase of
New Securities is otherwise consented to by the Board of Directors, (y) agrees to enter into this Agreement and each of the Third Amended and Restated Voting Agreement and Second Amended and Restated Right of First Refusal and Co-Sale Agreement of even date herewith among the Company, the Investors and the other parties named therein, as an “Investor” under each such agreement (provided that, any competitor of the
Company as reasonably determined by the Board of Directors shall not be entitled to any rights as an Investor under Subsections 3.1, 3.2 or 4.1 hereof), and (z) agrees to purchase at least such number of New Securities as
are allocable hereunder to the Investor holding the fewest number of Preferred Stock and any other Derivative Securities. For purposes of this Agreement, neither Celgene Corporation nor its Affiliates are “a competitor of the Company”.

 (a) The Company shall give notice (the “Offer Notice”) to each Major Investor, stating (i) its bona fide intention
to offer such New Securities, (ii) the number of such New Securities to be offered, and (iii) the price and terms, if any, upon which it proposes to offer such New Securities. 

  
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 (b) By notification to the Company within twenty (20) days after the Offer Notice is
given, each Major Investor may elect to purchase or otherwise acquire, at the price and on the terms specified in the Offer Notice, up to that portion of such New Securities which equals the proportion that the Common Stock that are not Default
Conversion Shares then held by such Major Investor (including all shares of Common Stock then issuable (directly or indirectly) upon conversion and/or exercise, as applicable, of the Preferred Stock and any other Derivative Securities then held by
such Investor) bears to the total Common Stock of the Company then outstanding (assuming full conversion and/or exercise, as applicable, of all Preferred Stock and other Derivative Securities and excluding any Default Conversion Shares). At the
expiration of such twenty (20) day period, the Company shall promptly notify each Major Investor that elects to purchase or acquire all the shares available to it (each, a “Fully Exercising Investor”) of any other Major
Investor’s failure to do likewise. During the ten (10) day period commencing after the Company has given such notice, each Fully Exercising Investor may, by giving notice to the Company, elect to purchase or acquire, in addition to the
number of shares specified above, up to that portion of the New Securities for which Major Investors were entitled to subscribe but that were not subscribed for by the Major Investors which is equal to the proportion that the Common Stock that are
not Default Conversion Shares issued and held, or issuable (directly or indirectly) upon conversion and/or exercise, as applicable, of Preferred Stock and any other Derivative Securities then held, by such Fully Exercising Investor bears to the
Common Stock, that are not Default Conversion Shares, issued and held, or issuable (directly or indirectly) upon conversion and/or exercise, as applicable, of the Preferred Stock and any other Derivative Securities then held, by all Fully Exercising
Investors who wish to purchase such unsubscribed shares. The closing of any sale pursuant to this Subsection 4.1(b) shall occur within the later of forty-five (45) days of the date that the Offer Notice is given and the
date of initial sale of New Securities pursuant to Subsection 4.1(c). 
 (c) If all New Securities referred to in the
Offer Notice are not elected to be purchased or acquired as provided in Subsection 4.1(b), the Company may, during the ninety (90) day period following the expiration of the periods provided in Subsection
4.1(b), offer and sell the remaining unsubscribed portion of such New Securities to any Person or Persons at a price not less than, and upon terms no more favorable to the offeree than, those specified in the Offer Notice. If the Company
does not enter into an agreement for the sale of the New Securities within such period, or if such agreement is not consummated within thirty (30) days of the execution thereof, the right provided hereunder shall be deemed to be revived and
such New Securities shall not be offered unless first reoffered to the Major Investors in accordance with this Subsection 4.1. 
 (d)
The right of first offer in this Subsection 4.1 shall not be applicable to (i) Exempted Securities (as defined in the Restated Certificate); and (ii) shares of Common Stock issued in the IPO. 

(e) Notwithstanding any provision hereof to the contrary, in lieu of complying with the provisions of this Subsection 4.1, the Company
may elect to give notice to the Major Investors within thirty (30) days after the issuance of New Securities. Such notice shall describe the type, price, and terms of the New Securities. Each Investor shall have twenty (20) days from the
date notice is given to elect to purchase up to the number of New Securities that would, if purchased by such Major Investor, maintain such Major Investor’s percentage- ownership position, calculated as set forth in Subsection
4.1(b) before giving effect to the issuance of such New Securities. The closing of such sale shall occur within sixty (60) days of the date notice is given to the Major Investors. 

  
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 4.2 Termination. The covenants set forth in Subsection 4.1 shall terminate and
be of no further force or effect (i) immediately before the consummation of the IPO, or (ii) upon a Deemed Liquidation Event, as such term is defined in the Restated Certificate, whichever event occurs first. 

4.3 Special Mandatory Conversion. For purposes of the Restated Certificate, only those Investors set forth on Schedule B attached
hereto shall constitute “Key Investors” (as defined and used in Article IV of the Restated Certificate). 
 5. Additional
Covenants. 
 5.1 Insurance. The Company shall use its commercially reasonable efforts to maintain Directors and Officers
liability insurance covering the Company’s directors and officers, with a minimum coverage amount of $3 million and on terms and conditions satisfactory to the Board of Directors, including the Requisite Directors, until such time as the
Board of Directors determines that such insurance should be discontinued. In the event the Company merges with another entity and the Company is not the surviving corporation, or transfers all of its assets, proper provisions shall be made so that
successors of the Company assume the Company’s obligations with respect to indemnification of directors. 
 5.2 Employee
Agreements. The Company will cause (i) each person now or hereafter employed by it or by any subsidiary (or engaged by the Company or any subsidiary as a consultant/independent contractor) to enter into a nondisclosure and proprietary
rights assignment agreement and (ii) each Key Employee (as defined in the Purchase Agreement) to enter into a one (1) year noncompetition and nonsolicitation agreement, substantially in the form previously approved by the Board of
Directors (a copy of which has been made available to Investors). In addition, the Company shall not amend, modify, terminate, waive, or otherwise alter, in whole or in part, any of the above-referenced agreements or any restricted stock agreement
between the Company and any employee, without the consent of the Requisite Directors. 
 5.3 Employee Stock. Unless otherwise approved
by the Board of Directors, including the Requisite Directors, all future employees and consultants of the Company who purchase, receive options to purchase, or receive awards of shares of the Company’s capital stock after the date hereof shall
be required to execute restricted stock or option agreements, as applicable, providing for (i) vesting of shares over a four (4) year period, with the first twenty- five percent (25%) of such shares vesting following twelve
(12) months of continued employment or service, and the remaining shares vesting in equal monthly installments over the following thirty-six (36) months, and (ii) a market stand-off provision substantially similar to that in Subsection 2.11. In addition, unless otherwise approved by the Board of Directors, including the Requisite Directors, the Company shall retain a
“right of first refusal” on employee transfers until the Company’s IPO and shall have the right to repurchase unvested shares at the lesser of cost or fair market value of any unvested shares held by such holder upon termination of
employment of a holder of restricted stock. 

  
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 5.4 Qualified Small Business Stock. The Company shall use commercially
reasonable efforts to cause the shares of Preferred Stock issued on or before September 27, 2019, as well as any shares into which such shares are converted, within the meaning of Section 1202(f) of the Internal Revenue Code (the
“Code”), to constitute “qualified small business stock” as defined in Section 1202(c) of the Code; provided, however, that such requirement shall not be applicable if the Board of Directors of the
Company determines, in its good-faith business judgment, that such qualification is inconsistent with the best interests of the Company. The Company shall submit to its stockholders (including the Investors) and to the Internal Revenue Service any
reports that may be required under Section 1202(d)(1)(C) of the Code and the regulations promulgated thereunder. In addition, within twenty (20) business days after any Investor’s written request therefor, the Company shall, at its
option, either (i) deliver to such Investor a written statement indicating whether (and what portion of) such Investor’s interest in the Company constitutes “qualified small business stock” as defined in Section 1202(c) of
the Code or (ii) deliver to such Investor such factual information in the Company’s possession as is reasonably necessary to enable such Investor to determine whether (and what portion of) such Investor’s interest in the Company
constitutes “qualified small business stock” as defined in Section 1202(c) of the Code. 
 5.5 Matters Requiring Investor
Director Approval. So long as the holders of Preferred Stock are entitled to elect a Director, the Company hereby covenants and agrees with each of the Investors that it shall not, without approval of the Board of Directors, which approval must
include the affirmative vote of the Requisite Directors: 
 (a) form any subsidiary or enter into a joint venture; 

(b) make, or permit any subsidiary to make, any loan or advance to, or own any stock or other securities of, any subsidiary or other
corporation, partnership, or other entity unless it is wholly owned by the Company; 
 (c) make, or permit any subsidiary to make, any loan
or advance to any Person, including, without limitation, any employee or director of the Company or any subsidiary, except advances and similar expenditures in the ordinary course of business or under the terms of an employee stock or option plan
approved by the Board of Directors; 
 (d) guarantee or assume, directly or indirectly, or permit any subsidiary to guarantee or assume,
directly or indirectly, any indebtedness except for trade accounts of the Company or any subsidiary arising in the ordinary course of business; 

(e) make any investment inconsistent with any investment policy approved by the Board of Directors; 

(f) create or authorize the creation of any indebtedness, including without limitation any debt security, if the Company’s aggregate
indebtedness would exceed $500,000 to the extent not already included in a Budget approved by the Board of Directors, other than trade credit incurred in the ordinary course of business; 

  
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 (g) otherwise enter into or be a party to any transaction with any director, officer, or
employee of the Company or any “associate” (as defined in Rule 12b-2 promulgated under the Exchange Act) of any such Person, except for transactions contemplated by this Agreement, the Purchase
Agreement, and transactions resulting in payments to or by the Company in the form of compensation or benefits in the ordinary course of business; 

(h) hire, fire, or change the compensation of the Chief Executive Officer, President, Chief Scientific Officer, Chief Medical Officer, or
Chief Financial Officer, including approving or modifying any option grants or stock awards; 
 (i) change the principal business of the
Company, enter new lines of business, or exit the current line of business (provided that a change in Company’s lead candidate(s) or back-up candidate(s) in connection with oncology-related diseases and
indications shall not be deemed to be a change of entering a new line of business or exiting a current line of business requiring the approval described in this Section 5.5); 

(j) create or hold capital stock in any subsidiary that is not a wholly-owned subsidiary or dispose of any subsidiary stock or all or
substantially all of any subsidiary assets; 
 (k) acquire all of the equity securities of another entity, or all or substantially all of
the assets of another entity; 
 (l) enter into any corporate strategic relationship involving the payment, contribution or assignment by
the Company or to the Company of assets greater than $250,000; 
 (m) sell, assign, license, pledge, or encumber material technology or
intellectual property, other than licenses granted in the ordinary course of business; and 
 (n) enter into an agreement to do any of the
foregoing. 
 5.6 Board Matters. Unless otherwise determined by the vote of a majority of the directors then in office, the Board of
Directors shall meet at least quarterly in accordance with an agreed-upon schedule. The Company shall reimburse the directors for all reasonable out-of-pocket travel
expenses incurred (consistent with the Company’s travel policy) in connection with attending meetings of the Board of Directors. Each committee of the Board of Directors shall comprise no fewer than three members. 

5.7 Successor Indemnification. If the Company or any of its successors or assignees consolidates with or merges into any other Person
and is not the continuing or surviving corporation or entity of such consolidation or merger or the Company or any subsidiary of the Company sells or otherwise transfers all or substantially all of the assets or intellectual property of the Company,
then to the extent necessary, proper provision shall be made so that the successors and assignees of the Company assume the obligations of the Company with respect to indemnification of members of the Board of Directors as in effect immediately
before such transaction, whether such obligations are contained in the Company’s Bylaws, the Restated Certificate, or elsewhere, as the case may be. 

  
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 5.8 Indemnification Matters. The Company hereby acknowledges that the Preferred
Directors may have certain rights to indemnification, advancement of expenses and/or insurance provided by one or more of the Investors and certain of their affiliates (collectively, the “Preferred Director Indemnitors”). The
Company hereby agrees (a) that it is the indemnitor of first resort (i.e., its obligations to any such Preferred Director are primary and any obligation of the Preferred Director Indemnitors to advance expenses or to provide indemnification for
the same expenses or liabilities incurred by such Preferred Director are secondary), (b) that it shall be required to advance the full amount of expenses incurred by such Preferred Director and shall be liable for the full amount of all expenses,
judgments, penalties, fines and amounts paid in settlement by or on behalf of any such Preferred Director to the extent legally permitted and as required by the Restated Certificate or Bylaws of the Company (or any agreement between the Company and
such Preferred Director), without regard to any rights such Preferred Director may have against the Preferred Director Indemnitors, and, (c) that it irrevocably waives, relinquishes and releases the Preferred Director Indemnitors from any and
all claims against the Preferred Director Indemnitors for contribution, subrogation or any other recovery of any kind in respect thereof. The Company further agrees that no advancement or payment by the Preferred Director Indemnitors on behalf of
any such Preferred Director with respect to any claim for which such Preferred Director has sought indemnification from the Company shall affect the foregoing and the Preferred Director Indemnitors shall have a right of contribution and/or be
subrogated to the extent of such advancement or payment to all of the rights of recovery of such Preferred Director against the Company. 

5.9 Termination of Covenants. The covenants set forth in this Section 5, except for Subsection 5.7,
shall terminate and be of no further force or effect (i) immediately before the consummation of the IPO, (ii) when the Company first becomes subject to the periodic reporting requirements of Section 12(g) or 15(d) of the Exchange Act,
or (iii) upon a Deemed Liquidation Event, as such term is defined in the Restated Certificate, whichever event occurs first. 
 5.10
Right to Conduct Activities. The Company hereby acknowledges that (a) each of Venrock Associates VII, L.P., Venrock Partners VII, L.P. (collectively, along with their affiliates, “Venrock”), Droia Invest II SCSP
(together with its affiliates, “Droia”), Lightstone Ventures II, L.P., Lightstone Ventures II (A), L.P. (collectively, along with their affiliates, “Lightstone”), Novo (together with their affiliates), RA Capital
Funds (together with their affiliates), Ally Bridge MedAlpha Master Fund L.P. (together with its affiliates, “Ally Bridge”), Janus Henderson Global Life Sciences Fund, Janus Henderson Biotech Innovation Master Fund Limited, Janus
Henderson Capital Funds plc on behalf of its series Janus Henderson Global Life Sciences Fund and Janus Henderson Horizon Fund - Biotechnology Fund (collectively, along with their affiliates, “Janus”), Baker Brothers Life Sciences,
L.P. and 667, L.P. (collectively, along with their affiliates, “Baker Brothers”) and CaaS Opportunity LLC (together with its affiliates, “CaaS”) (“Fund Investors”) are professional investment funds,
and as such invest capital in numerous portfolio companies, some of which may be deemed competitive with the Company’s business (as currently conducted or as currently propose to be conducted); and (b) Celgene Corporation
(“Celgene”) invests capital in other companies, some of which may be deemed competitive with the Company’s business (as currently conducted or as currently proposed to be conducted). The Company hereby agrees that, to the
extent permitted under applicable law, Fund Investors and Celgene shall not be liable to the Company for any claim arising out of, or based upon, (i) the investment by a Fund Investor or Celgene in any entity competitive with the

  
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Company, or (ii) actions taken by any partner, officer or other representative of a Fund Investor or Celgene to assist any such competitive company, whether or not such action was taken as a
member of the board of directors of such competitive company or otherwise, and whether or not such action has a detrimental effect on the Company; provided, however, that the foregoing shall not relieve (x) a Fund Investor or
Celgene from liability associated with the unauthorized disclosure of the Company’s confidential information obtained pursuant to this Agreement, or any other agreement (y) any director or officer of the Company from any liability
associated with his or her fiduciary duties to the Company or (z) Celgene from a breach of any other agreement with the Company. For the avoidance of doubt, no Fund Investor shall be deemed “a competitor of the Company” for purposes
of Subsections 3.1, 3.2 or 4.1. 
 5.11 Restrictions on Publicity. The Company shall not use the name of
Novo or its Affiliates, or refer to Novo or its Affiliates, directly or indirectly, in connection with Novo’s or its Affiliates’ relationship, agreements or arrangements with the Company in any advertisement, press release, professional or
trade publication, marketing materials or otherwise to the general public or in any other manner, except (i) as may be required by law, (ii) on a confidential basis to potential financing sources, including lenders, investors, investment
bankers or acquirors but only as to the fact of Novo’s equity investment in the Company and documentation relating thereto, (iii) on a confidential basis to the Company’s lawyers, contractors, accountants and other advisors who have a
need to have access and knowledge of such information, or (iv) with Novo’s, as applicable, prior written consent, which consent may be withheld in its sole discretion; provided that (i) the parties anticipate that there will be a
mutually-agreed press release announcing the closing of the transactions contemplated in the Purchase Agreement and (ii) following the public announcement contemplated in clause (i), the Company may confirm that Novo are investors in the
Company (but not the amount or terms thereof) in a form of disclosure that has been previously approved by Novo, as applicable. 
 5.12
Expenses of Counsel.    In the event of a transaction which is a Sale of the Company (as defined in the Third Amended and Restated Voting Agreement of even date herewith among the Company, the Investors and the other
parties named therein), the reasonable fees and disbursements, not to exceed $30,000 in the aggregate, of one counsel for the Major Investors (“Investor Counsel”) in their capacities as stockholders, shall be borne and paid by the
Company. At the outset of considering a transaction which, if consummated would constitute a Sale of the Company, the Company shall obtain the ability to share with the Investor Counsel (and such counsel’s clients) and shall share the
confidential information (including, without limitation, the initial and all subsequent drafts of memoranda of understanding, letters of intent and other transaction documents and related noncompete, employment, consulting and other compensation
agreements and plans) pertaining to and memorializing any of the transactions which, individually or when aggregated with others would constitute the Sale of the Company. The Company shall be obligated to share (and cause the Company’s counsel
and investment bankers to share) such materials when distributed to the Company’s executives and/or any one or more of the other parties to such transaction(s). In the event that Investor Counsel deems it appropriate, in its reasonable
discretion, to enter into a joint defense agreement or other arrangement to enhance the ability of the parties to protect their communications and other reviewed materials under the attorney client privilege, the Company shall, and shall direct its
counsel to, execute and deliver to Investor Counsel and its clients such an agreement in form and substance reasonably acceptable to Investor Counsel. In the event that one or more of the other party or parties to such transactions require the

  
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clients of Investor Counsel to enter into a confidentiality agreement and/or joint defense agreement in order to receive such information, then the Company shall share whatever information can be
shared without entry into such agreement and shall, at the same time, in good faith work expeditiously to enable Investor Counsel and its clients to negotiate and enter into the appropriate agreement(s) without undue burden to the clients of
Investor Counsel. 
 5.13 Anti-Harassment Policy. The Company shall, within sixty (60) days following the Closing (as defined in
the Purchase Agreement), adopt and thereafter maintain in effect (i) a Code of Conduct governing appropriate workplace behavior and (ii) an Anti-Harassment and Discrimination Policy prohibiting discrimination and harassment at the Company.
Such policy shall be reviewed and approved by the Board of Directors. 
 5.14 Real Property Holding Corporation. Promptly following
(and in any event within ten (10) days after receipt of) written request by an Investor, the Company shall provide such Investor with a written statement informing such Investor whether such Investor’s interest in the Company constitutes a
United States real property interest. The Company’s determination shall comply with the requirements of Treasury Regulation Section 1.897-2(h)(1) or any successor regulation, and the Company shall
provide timely notice to the Internal Revenue Service, in accordance with and to the extent required by Treasury Regulation Section 1.897-2(h)(2) or any successor regulation, that such statement has been
made. The Company’s obligation to furnish such written statement shall continue notwithstanding the fact that a class of the Company’s stock may be regularly traded on an established securities market or the fact that there is no Preferred
Stock then outstanding. 
 6. Miscellaneous. 

6.1 Successors and Assigns. The rights under this Agreement may be assigned (but only with all related obligations) by a Holder to a
transferee of Registrable Securities that (i) is an Affiliate of a Holder; (ii) is a Holder’s Immediate Family Member or trust for the benefit of an individual Holder or one or more of such Holder’s Immediate Family Members; or
(iii) after such transfer, holds at least twenty-five percent (25%) of the shares of Registrable Securities held by the Holder at the time Holder first entered in this Agreement (subject to appropriate adjustment for stock splits, stock
dividends, combinations, and other recapitalizations); provided, however, that (x) the Company is, within a reasonable time after such transfer, furnished with written notice of the name and address of such transferee and the
Registrable Securities with respect to which such rights are being transferred; and (y) such transferee agrees in a written instrument delivered to the Company to be bound by and subject to the terms and conditions of this Agreement, including
the provisions of Subsection 2.11. For the purposes of determining the number of shares of Registrable Securities held by a transferee, the holdings of a transferee (1) that is an Affiliate or stockholder of a Holder; (2) who
is a Holder’s Immediate Family Member; or (3) that is a trust for the benefit of an individual Holder or such Holder’s Immediate Family Member shall be aggregated together and with those of the transferring Holder; provided
further that all transferees who would not qualify individually for assignment of rights shall have a single attorney-in-fact for the purpose of exercising any
rights, receiving notices, or taking any action under this Agreement. The terms and conditions of this Agreement inure to the benefit of and are binding upon the respective successors and permitted assignees of the parties. Nothing in this
Agreement, express or implied, is intended to confer upon any party other than the parties hereto or their respective successors and permitted assignees any rights, remedies, obligations or liabilities under or by reason of this Agreement, except as
expressly provided herein. 

  
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 6.2 Governing Law. This Agreement shall be governed by the internal law of the State
of Delaware, without regard to conflict of law principles that would result in the application of any law other than the law of the State of Delaware. 

6.3 Counterparts. This Agreement may be executed in two (2) or more counterparts, each of which shall be deemed an original, but
all of which together shall constitute one and the same instrument. Counterparts may be delivered via electronic mail (including pdf or any electronic signature complying with the U.S. federal ESIGN Act of 2000, e.g., www.docusign.com) or
other transmission method and any counterpart so delivered shall be deemed to have been duly and validly delivered and be valid and effective for all purposes. 

6.4 Titles and Subtitles. The titles and subtitles used in this Agreement are for convenience only and are not to be considered in
construing or interpreting this Agreement. 
 6.5 Notices. All notices and other communications given or made pursuant to this
Agreement shall be in writing and shall be deemed effectively given upon the earlier of actual receipt or: (i) personal delivery to the party to be notified; (ii) when sent, if sent by electronic mail during the recipient’s normal
business hours, and if not sent during normal business hours, then on the recipient’s next business day; (iii) five (5) days after having been sent by registered or certified mail, return receipt requested, postage prepaid; or
(iv) one (1) business day after the business day of deposit with a nationally recognized overnight courier, freight prepaid, specifying next-day delivery, with written verification of receipt. All
communications shall be sent to the respective parties at their addresses as set forth on Schedule A or Schedule B hereto, as applicable, or to the principal office of the Company and to the attention of the Chief Executive Officer, in
the case of the Company, or to such email address, or address as subsequently modified by written notice given in accordance with this Subsection 6.5. If notice is given to the Company, a copy shall also be sent to Marc Rubenstein,
Esq., Ropes & Gray LLP, Prudential Tower, 800 Boylston Street, Boston, MA 02119-3600; if notice is given to The David and Barbara Roux Trust udt 8/11/99, a copy shall also be given to Mintz, Levin, Cohn, Ferris, Glovsky and Popeo, One
Financial Place, Boston, MA 02111, Attn: Michael Fantozzi; if notice is given to Celgene Corporation, a copy shall also be given to Assistant Secretary, Celgene Corporation, 86 Morris Avenue, Summit, NJ 07901; if notice is given to Venrock, a copy
shall also be given to Wilson Sonsini Goodrich & Rosati, P.C., 650 Page Mill Road, Palo Alto, California 94304, Attn: Steven E. Bochner; if notice is given to Novo, a copy (which shall not constitute notice) shall also be given to Wilson
Sonsini Goodrich & Rosati P.C., 12235 El Camino Real, San Diego, California 92130, Attention: Dan Koeppen, Esq; if notice is given to RA Capital Fund, a copy (which shall not constitute notice) shall also be given to Cooley LLP, 500
Boylston Street, Floor 14, Boston, MA 02116, Attention: Ryan S. Sansom; if notice is given to Janus, a copy (which shall not constitute notice) shall also be given to Stradley Ronon Stevens & Young, LLP, 457 Haddonfield Road, Suite 100,
Cherry Hill, NJ 08002-2223, Attention: Daniel Knox; and if notice is given to Ally Bridge, a copy (which shall not constitute notice) shall also be given to Latham & Watkins, LLP, 200 Clarendon Street, Boston, MA 02116, Attention: Peter
Handrinos. 

  
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 6.6 Amendments and Waivers. Any term of this Agreement may be amended and the
observance of any term of this Agreement may be waived (either generally or in a particular instance, and either retroactively or prospectively) only with the written consent of the Company and the holders of a majority of the Registrable Securities
then outstanding; provided that the Company may in its sole discretion waive compliance with Subsection 2.12(c) (and the Company’s failure to object promptly in writing after notification of a proposed assignment
allegedly in violation of Subsection 2.12(c) shall be deemed to be a waiver); and provided further that any provision hereof may be waived by any waiving party on such party’s own behalf, without the consent
of any other party. Notwithstanding the foregoing, (a) this Agreement may not be amended or terminated and the observance of any term hereof may not be waived with respect to any Investor without the written consent of such Investor, unless
such amendment, termination, or waiver applies to all Investors in the same fashion (it being agreed that a waiver of the provisions of Section 4 with respect to a particular transaction shall be deemed to apply to all
Investors in the same fashion if such waiver does so by its terms, notwithstanding the fact that certain Investors may nonetheless, by agreement with the Company, purchase securities in such transaction), (b) Subsections 3.5, 5.10,
5.11, 6.11, 6.15, this clause (b) of this Subsection 6.6 and the definition of Affiliate as it pertains to Novo may not be amended or terminated and the observance of any term may not be waived without the written
consent of Novo. The Company shall give prompt notice of any amendment or termination hereof or waiver hereunder to any party hereto that did not consent in writing to such amendment, termination, or waiver. Any amendment, termination, or waiver
effected in accordance with this Subsection 6.6 shall be binding on all parties hereto, regardless of whether any such party has consented thereto. No waivers of or exceptions to any term, condition, or provision of this Agreement, in
any one or more instances, shall be deemed to be or construed as a further or continuing waiver of any such term, condition, or provision. 

6.7 Severability. In case any one or more of the provisions contained in this Agreement is for any reason held to be invalid, illegal or
unenforceable in any respect, such invalidity, illegality, or unenforceability shall not affect any other provision of this Agreement, and such invalid, illegal, or unenforceable provision shall be reformed and construed so that it will be valid,
legal, and enforceable to the maximum extent permitted by law. 
 6.8 Aggregation of Stock. All shares of Registrable Securities held
or acquired by Affiliates shall be aggregated together for the purpose of determining the availability of any rights under this Agreement and such Affiliated persons may apportion such rights as among themselves in any manner they deem appropriate.

 6.9 Additional Investors. Notwithstanding anything to the contrary contained herein, if the Company issues additional shares of the
Company’s Preferred Stock after the date hereof, any purchaser of such shares of Preferred Stock may become a party to this Agreement by executing and delivering an additional counterpart signature page to this Agreement, and thereafter shall
be deemed an “Investor” for all purposes hereunder. No action or consent by the Investors shall be required for such joinder to this Agreement by such additional Investor, so long as such additional Investor has agreed in writing to be
bound by all of the obligations as an “Investor” hereunder. 

  
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 6.10 Entire Agreement. This Agreement (including any Schedules and Exhibits hereto)
constitutes the full and entire understanding and agreement among the parties with respect to the subject matter hereof, and any other written or oral agreement relating to the subject matter hereof existing between the parties is expressly
canceled. Upon the effectiveness of this Agreement, the Prior Agreement shall be deemed amended and restated and superseded and replaced in its entirety by this Agreement, and shall be of no further force or effect. 

6.11 Dispute Resolution. The parties (a) hereby irrevocably and unconditionally submit to the jurisdiction of the Court of Chancery
of the State of Delaware and to the jurisdiction of the United States District Court for the District of Delaware (the “Courts”) for the purpose of any suit, action or other proceeding arising out of or based upon this Agreement,
(b) agree not to commence any suit, action or other proceeding arising out of or based upon this Agreement except in the Courts, and (c) hereby waive, and agree not to assert, by way of motion, as a defense, or otherwise, in any such suit,
action or proceeding, any claim that it is not subject personally to the jurisdiction of the Courts, that its property is exempt or immune from attachment or execution, that the suit, action or proceeding is brought in an inconvenient forum, that
the venue of the suit, action or proceeding is improper or that this Agreement or the subject matter hereof may not be enforced in or by the Courts. 

WAIVER OF JURY TRIAL: EACH PARTY HEREBY WAIVES ITS RIGHTS TO A JURY TRIAL OF ANY CLAIM OR CAUSE OF ACTION BASED UPON OR ARISING OUT OF THIS AGREEMENT, THE
OTHER TRANSACTION DOCUMENTS, THE SECURITIES OR THE SUBJECT MATTER HEREOF OR THEREOF. THE SCOPE OF THIS WAIVER IS INTENDED TO BE ALL-ENCOMPASSING OF ANY AND ALL DISPUTES THAT MAY BE FILED IN ANY COURT AND THAT
RELATE TO THE SUBJECT MATTER OF THIS TRANSACTION, INCLUDING, WITHOUT LIMITATION, CONTRACT CLAIMS, TORT CLAIMS (INCLUDING NEGLIGENCE), BREACH OF DUTY CLAIMS, AND ALL OTHER COMMON LAW AND STATUTORY CLAIMS. THIS SECTION HAS BEEN FULLY DISCUSSED BY EACH
OF THE PARTIES HERETO AND THESE PROVISIONS WILL NOT BE SUBJECT TO ANY EXCEPTIONS. EACH PARTY HERETO HEREBY FURTHER WARRANTS AND REPRESENTS THAT SUCH PARTY HAS REVIEWED THIS WAIVER WITH ITS LEGAL COUNSEL, AND THAT SUCH PARTY KNOWINGLY AND VOLUNTARILY
WAIVES ITS JURY TRIAL RIGHTS FOLLOWING CONSULTATION WITH LEGAL COUNSEL. 
 Each party will bear its own costs in respect of any disputes
arising under this Agreement. Each of the parties to this Agreement consents to personal jurisdiction for any equitable action sought in the U.S. District Court for the District of Delaware or any court of the State of Delaware having subject matter
jurisdiction. 
 6.12 Delays or Omissions. No delay or omission to exercise any right, power, or remedy accruing to any party under
this Agreement, upon any breach or default of any other party under this Agreement, shall impair any such right, power, or remedy of such nonbreaching or nondefaulting party, nor shall it be construed to be a waiver of or acquiescence to any such
breach or default, or to any similar breach or default thereafter occurring, nor shall any waiver of any single breach or default be deemed a waiver of any other breach or default theretofore or thereafter occurring. All remedies, whether under this
Agreement or by law or otherwise afforded to any party, shall be cumulative and not alternative. 

  
 -28- 

 6.13 Acknowledgment. The Company acknowledges that the Investors are in the business
of venture capital investing and therefore review the business plans and related proprietary information of many enterprises, including enterprises which may have products or services which compete directly or indirectly with those of the Company.
Nothing in this Agreement shall preclude or in any way restrict the Investors from investing or participating in any particular enterprise whether or not such enterprise has products or services which compete with those of the Company. 

6.14 Default. In the event of a Special Mandatory Conversion (as defined in the Restated Certificate) by an Investor, such Investor
shall lose all of its rights under this Agreement with respect to the Default Conversion Shares, except with respect to Sections 5.8 and 5.10. For the avoidance of doubt, each Investor shall remain subject to all of the obligations of
an Investor hereunder, including, without limitation, Sections 2.11, 2.12, and 3.4. 
 6.15 Limitation of Liability;
Freedom to Operate Affiliates. The total liability, in the aggregate, of each of the Investors and its respective Affiliates, officers, directors, employees and agents, for any and all claims, losses, costs or damages, including attorneys’
and accountants’ fees and expenses and costs of any nature whatsoever or claims or expenses resulting from or in any way related to this Agreement from any cause or causes shall be several and not joint with the other Investors and in the case
of each Investor shall not exceed the total purchase price paid to the Company by the Investor for the shares of capital stock of the Company purchased by the Investor. It is intended that this limitation apply to any and all liability or cause of
action however alleged or arising, unless otherwise prohibited by law. Nothing in this Agreement or the Transaction Agreements (as defined in the Purchase Agreement) shall restrict the Investors’ freedom to operate any of its affiliates
(including any such affiliate that is a potential competitor of the Company). 
 6.16 Further Assurances. At any time or from time to
time after the date hereof, the parties agree to cooperate with each other, and at the request of any other party, to execute and deliver any further instruments or documents and to take all such further action as the other party may reasonably
request in order to evidence or effectuate the consummation of the transactions contemplated hereby and to otherwise carry out the intent of the parties hereunder. 

[Remainder of Page Intentionally Left Blank] 

  
 -29- 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	CYTEIR THERAPEUTICS, INC.
		
	By:	 	 /s/ Markus Renschler

	Name:	 	Markus Renschler
	Title:	 	President & Chief Executive Officer

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTORS:
	
	RA CAPITAL HEALTHCARE FUND, L.P.
	
	By: RA Capital Healthcare Fund GP, LLC
	Its General Partner

 
			
		
	By:	 	 /s/ Rajeev Shah

	Name:	 	Rajeev Shah
	Title:	 	Manager

 
			
	Address:	 	RA Capital Management, L.P.
		 	200 Berkeley Street, 18th Floor
		 	Boston, MA 02116
		 	Attn: General Counsel
	
	RA CAPITAL NEXUS FUND II, L.P.
		
	By:	 	RA Capital Nexus Fund II GP, LLC
	Its:	 	General Partner

 
			
		
	By:	 	 /s/ Rajeev Shah

	Name:	 	Rajeev Shah
	Title:	 	Manager

 
			
	Address:	 	RA Capital Management, L.P.
		 	200 Berkeley Street, 18th Floor
		 	Boston, MA 02116
		 	Attn: General Counsel

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

									
		 		 		 	INVESTORS:
			
	JANUS HENDERSON GLOBAL LIFE SCIENCES FUND	 		 	JANUS HENDERSON BIOTECH INNOVATION MASTER FUND LIMITED
			
	By: Janus Capital Management LLC, its investment advisor	 		 	By: Janus Capital Management LLC, its investment advisor
					
	By:	 	 /s/ Andrew Acker
	 		 	By:	 	 /s/ Andrew Acker

	Name:	 	Andrew Acker	 		 	Name:	 	Andrew Acker
	Title:	 	Authorized Signatory	 		 	Title:	 	Authorized Signatory
	Address:	 	 c/o Janus Capital Management LLC
 151 Detroit
Street
 Denver, CO 80206
 Attn: Andy Acker

Attn: Angela Morton
	 		 	Address:	 	 c/o Janus Capital Management LLC
 151 Detroit
Street
 Denver, CO 80206
 Attn: Andy Acker

Attn: Angela Morton

			
	JANUS HENDERSON CAPITAL FUNDS PLC ON BEHALF OF ITS SERIES JANUS HENDERSON GLOBAL LIFE SCIENCES FUND	 		 	JANUS HENDERSON HORIZON FUND - BIOTECHNOLOGY FUND
			
	By: Janus Capital Management LLC, its investment advisor	 		 	By: Janus Capital Management LLC, its investment advisor
					
	By:	 	 /s/ Andrew Acker
	 		 	By:	 	 /s/ Andrew Acker

	Name:	 	Andrew Acker	 		 	Name:	 	Andrew Acker
	Title:	 	Authorized Signatory	 		 	Title:	 	Authorized Signatory
	Address:	 	 c/o Janus Capital Management LLC
 151 Detroit
Street
 Denver, CO 80206
 Attn: Andy Acker

Attn: Angela Morton
	 		 	Address:	 	 c/o Janus Capital Management LLC
 151 Detroit
Street
 Denver, CO 80206
 Attn: Andy Acker

Attn: Angela Morton

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	
	 INVESTORS:

	
	667, L.P.
		
	BY:	 	BAKER BROS. ADVISORS LP, management company and investment adviser to 667, L.P., pursuant to authority granted to it by Baker Biotech Capital, L.P., general partner to 667, L.P., and not as the general
partner.
		
	By:	 	 /s/ Scott Lessing

		 	Name: Scott Lessing
		 	Title: President
		 	 Address:  Baker Bros. Advisors LP

860 Washington St., 3rd Floor

		 	 New York, N.Y. 10014

	
	BAKER BROTHERS LIFE SCIENCES, L.P.
		
	By:	 	BAKER BROS. ADVISORS LP, 
	management company and investment adviser to Baker Brothers Life Sciences, L.P., pursuant to authority granted to it by Baker Brothers Life Sciences Capital, L.P., general partner to Baker Brothers Life Sciences,
L.P., and not as the general partner.
		
		 	 /s/ Scott Lessing

		 	Name: Scott Lessing
		 	Title: President
		 	 Address:  Baker Bros. Advisors LP

860 Washington St., 3rd Floor

		 	 New York, N.Y. 10014

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	ALLY BRIDGE MEDALPHA MASTER FUND L.P.
	
	By: Ally Bridge Group (NY) LLC, its manager

 
			
		
	By:	 	 /s/ Anna Yaeger

	Name:	 	Anna Yaeger
	Title:	 	Portfolio Manager and President

 
			
	Address:	 	c/o Ally Bridge Group (NY) LLC
		 	430 Park Avenue, 12th Floor
		 	New York, NY 10022

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	ACUTA CAPITAL FUND, LP
	
	By: Acuta Capital Partners, LLC
	Its: General Partner
		
	By:	 	 /s/ Scott R. Smith

	Name:	 	Scott R. Smith
	Title:	 	Chief Operating Officer

 
			
	Address:	 	 1301 Shoreway Road, Suite 350,
 Belmont, CA
94002

	
	ACUTA OPPORTUNITY FUND, LP
	
	By: Acuta Capital Partners, LLC
	Its: General Partner

 
			
		
	By:	 	 /s/ Scott R. Smith

	Name:	 	Scott R. Smith
	Title:	 	Chief Operating Officer

 
			
	Address:	 	 1301 Shoreway Road, Suite 350,
 Belmont, CA
94002

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTORS:
	
	AVIDITY MASTER FUND LP
	
	By: Avidity Capital Partners Fund (GP) LP,
	its General Partner

 
			
		
	By:	 	 /s/ Michael Gregory

	Name:	 	Michael Gregory
	Title:	 	Director

 
			
	Address:	 	2828 N. Harwood St., Suite 1220
		 	Dallas, TX 75201
	
	AVIDITY CAPITAL FUND II LP
	
	By: Avidity Capital Partners Fund (GP) LP,
	its General Partner

 
			
		
	By:	 	 /s/ Michael Gregory

	Name:	 	Michael Gregory
	Title:	 	Director

 
			
	Address:	 	2828 N. Harwood St., Suite 1220
		 	Dallas, TX 75201

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	STRENGTH ALLIANCE LIMITED
	c/o Ample Plus Fund Limited Partnership
		
	By:	 	 /s/ Chunshan Tang

	Name:	 	Chunshan Tang
	Title:	 	Authorized Signatory

 
			
	Address:	 	 One Broadway, 9th Floor

Cambridge, MA 02142

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	CAAS OPPORTUNITY LLC
		
	By:	 	 /s/ Semi Gogliormella

	Name:	 	Semi Gogliormella
	Title:	 	COO

 
			
	Address:	 	800 Third Avenue, 26th floor
		 	New York, New York 10022

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	NOVO HOLDINGS A/S
		
	By:	 	 /s/ Scott Beardsley

	Name:	 	Scott Beardsley
		 	under specific power of attorney
	Title:	 	Managing Partner

 
			
	Address:	 	Novo Holdings A/S
		 	Tuborg Havnevej 19
		 	DK 2900 Hellerup
		 	Denmark

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	DROIA INVEST II SCSP
	
	By: DF II GP Sàrl, Its: General Partner
		
	By:	 	 /s/ Janwillem Naesens

	Name:	 	Janwillem Naesens
		 	(representing Wepaven BV)
	Title:	 	Manager

 
			
	Address:	 	Boulevard Joseph II 28
		 	L-1840 Luxembourg

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTORS:
	
	VENROCK ASSOCIATES VII, L.P.

 
			
		
	By:	 	Venrock Management VII, LLC
	Its:	 	General Partner

 
			
		
	By:	 	 /s/ David L. Stepp

	Name:	 	David L. Stepp
	Title:	 	Authorized Signatory

 
			
	Address:	 	3340 Hillview Avenue
		 	Palo Alto, CA 94304

 
			
	
	VENROCK PARTNERS VII, L.P.
		
	By:	 	Venrock Management VII, LLC
	Its:	 	General Partner

 
			
		
	By:	 	 /s/ David L. Stepp

	Name:	 	David L. Stepp
	Title:	 	Authorized Signatory

 
			
	Address:	 	3340 Hillview Avenue
		 	Palo Alto, CA 94304

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	
	INVESTOR:
	
	OSAGE UNIVERSITY PARTNERS II, LP

 
			
		
	By:	 	Osage University GP II, LLC
	Its:	 	General Partner

 
			
		
	By:	 	 /s/ William T. Harrington

	Name:	 	William Harrington
	Title:	 	Managing Member

 
			
	Address:	 	50 Monument Rd., Suite 201
		 	Bala Cynwyd, PA 19004

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	
	INVESTORS:
	
	LIGHTSTONE VENTURES II, L.P.

 
			
		
	By:	 	 /s/ Jean George

	Name:	 	Jean George
	Title:	 	General Partner

 
			
	Address:	 	500 Boylston Street, Suite 1380
		 	Boston, MA 02116
	
	LIGHTSTONE VENTURES II (A), L.P.

 
			
		
	By:	 	 /s/ Jean George

	Name:	 	Jean George
	Title:	 	General Partner

 
			
	Address:	 	500 Boylston Street, Suite 1380
		 	Boston, MA 02116

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	INVESTOR:
	
	CELGENE CORPORATION

 
			
		
	By:	 	 /s/ Daniel O’Connell

	Name:	 	Daniel O’Connell
	Title:	 	Authorized Signatory

 
			
	Address:	 	86 Morris Avenue
		 	Summit, NJ 07901

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	
INVESTOR:

 
			
	
	 THE JACKSON
LABORATORY

 
			
		
	By:	 	 /s/ Douglas Abbott

			
	Name:	 	Douglas Abbott
	Title:	 	CFO
	Address:	 	c/o Mary McWade
		 	Merrill Lynch
		 	Private Banking & Investment Group
		 	100 Federal Street, 17th Floor
		 	MA5-100-17-7
		 	Boston, MA 02110

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	
INVESTOR:

 
			
	
	 Z INVESTMENTS,
LLC

 
			
		
	By:	 	 /s/ Joseph S Zakrzewski

			
	Name:	 	Joseph S Zakrzewski
	Title:	 	Managing Director
	Address:	 	509 Waterview Place
		 	New Hope, PA 19838

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 IN WITNESS WHEREOF, the parties have executed this Second Amended and Restated
Investors’ Rights Agreement as of the date first written above. 
  

			
	 INVESTOR:
	 	

 
			
		
	Signature:	 	 /s/ Timothy Romberger

			
	Name:	 	Timothy Romberger
	Address:	 	60 Glendale Ave
		 	Hinsdale, IL 60521

 SIGNATURE PAGE TO SECOND AMENDED AND RESTATED INVESTORS’ RIGHTS AGREEMENT 

 SCHEDULE A 

SERIES A INVESTORS 
  

					
	 Name and Address
	  	Number of Shares of
Series A Preferred
Stock Held	 
	 The David and Barbara Roux Trust udt 8/11/99

9323 Saint Brides Lane
 Upperville, VA 20184
	  	 	2,000,000	 
		
	 Celgene Corporation
 86 Morris Avenue

Summit, NJ 07901
	  	 	2,000,000	 
		
	 Anthony Evnin
 364 East Middle Patent Road

Greenwich, CT 06831
	  	 	250,000	 
		
	 Weslie Janeway
 8 East 80th Street

New York, NY 10075
	  	 	250,000	 
		
	 Milch Investment Holdings, LLC
 12 Nightingale
Ct.
 Manhasset, NY 11030
	  	 	250,000	 
		
	 David Shaw
 c/o Maly McWade

Menill Lynch
 Private Banking & Investment Group

100 Federal Street 17th Floor
 MA5-100-17-7
 Boston, MA 02110
	  	 	250,000	 
		
	 Ehmock Energy Holdings
 c/o Elmrock

150 East 58th Street 27th Floor
 New York, NY 10155
	  	 	250,000	 
		
	 Mills Family 1 LLC
 175 Blossom Street

Boston, MA 02114
	  	 	75,000	 
		
	 K&BM LP
 175 Blossom Street

Boston, MA 02114
	  	 	75,000	 

					
	 Krishnan-Shah Family Partners, LP
 27241
Altamont Road
 Los Altos Hills, CA 94022
	  	 	100,000	 
		
	 Geis-Hides Consulting
 808 N. Greenview Ave,
Unit 3A
 Chicago, IL 60642
	  	 	83,403	 
		
	 Timothy Romberger
 60 Glendale Ave

Hinsdale, IL 60521
	  	 	69,503	 
		
	 Robert Barbanell
 35 Sutton Place

New York, NY 10022
	  	 	32,545	 
		
	 William Rudolf
 211 Central Park West

New York, NY 10024
	  	 	32,545	 
		
	 Farzad Nazem & Noosheen Hashemi Living Trust Dated 07/10/95

1259 El Camino Real, #88
 Menlo Park, CA
	  	 	100,000	 

 SCHEDULE A (cont.) 

SERIES B INVESTORS 
  

			
	 Name and Address
	  	 Number of Shares of Series B

        Preferred Stock
Held        

	 Venrock Associates VII, L.P.
 3340 Hillview
Avenue
 Palo Alto, CA 94304
	  	9,235,000
		
	 Venrock Partners VII, L.P.
 3340 Hillview
Avenue
 Palo Alto, CA 94304
	  	765,000
		
	 DROIA Invest II SCSP
 Boulevard Joseph II 28

L-1840 Luxembourg
	  	10,000,000
		
	 Lightstone Ventures II, L.P.
 500 Boylston
Street, Suite 1380
 Boston, MA 02116
	  	7,115,217
		
	 Lightstone Ventures II (A), L.P.
 500 Boylston
Street, Suite 1380
 Boston, MA 02116
	  	384,783
		
	 Osage University Partners II, LP
 50 Monument
Rd., Suite 201
 Bala Cynwyd, PA 19004
	  	7,592,987
		
	 Celgene Corporation
 86 Morris Avenue

Summit, NJ 07901
	  	3,957,013
		
	 Anthony Evnin
 364 East Middle Patent Road

Greenwich, CT 06831
	  	250,000
		
	 Weslie Janeway
 8 East 80th Street

New York, NY 10075
	  	500,000
		
	 Milch Investment Holdings, LLC
 12 Nightingale
Ct.
 Manhasset, NY 11030
	  	500,000

			
	 Elmrock Energy Holdings, LLC
 c/o Elmrock

150 East 58th Street, 27th Floor
 New York, NY 10155
	  	500,000
		
	 Timothy Romberger
 60 Glendale Ave

Hinsdale, IL 60521
	  	200,000
		
	 Novo Holdings A/S
 Tuborg Havnevej 19

DK-2900 Hellerup

Denmark
 Attn: Heather Ludvigsen

Email: hlud@novo.dk
  

with a copy (which shall not constitute notice) to:
  

Novo Ventures (US), Inc.
 501 2nd Street, Suite 300

San Francisco, CA 94107
 United States

Attention: Junie Lim and Karen Hong
 Email: jeql@novo.dk
and KHO@novo.com
  
	  	14,000,000
	 Z Investments, LLC
 509 Waterview Place

New Hope, PA 18938
	  	200,000

 SCHEDULE A (cont.) 

SERIES C INVESTORS 
  

			
	 Name and Address
	  	 Number of Shares of Series C

        Preferred Stock
Held        

	 RA Capital Healthcare Fund, L.P.
 c/o RA Capital
Management, L.P.
 200 Berkeley Street
 18th Floor
 Boston, MA 02116

Attn: General Counsel
	  	5,786,611
		
	 RA Capital NEXUS Fund II, L.P.
 c/o RA Capital
Management, L.P.
 200 Berkeley Street
 18th Floor
 Boston, MA 02116

Attn: General Counsel
	  	1,021,167
		
	 Janus Henderson Global Life Sciences Fund
 c/o
Janus Capital Management LLC
 151 Detroit Street
 Denver, CO
80206
 Attn: Andy Acker (andy.acker@janushenderson.com)
 Attn:
Angela Morton
 (angela.morton@janushenderson.com)
	  	1,873,655
		
	 Janus Henderson Biotech Innovation Master Fund Limited

c/o Janus Capital Management LLC
 151 Detroit Street

Denver, CO 80206
 Attn: Andy Acker

(andy.acker@janushenderson.com)
 Attn: Angela Morton
(angela.morton@janushenderson.com)
	  	621,760
		
	 Janus Henderson Capital Funds plc on behalf of its series Janus Henderson Global Life Sciences Fund

c/o Janus Capital Management LLC
 151 Detroit Street

Denver, CO 80206
 Attn: Andy Acker
(andy.acker@janushenderson.com)
 Attn: Angela Morton

(angela.morton@janushenderson.com)
	  	1,521,076

			
	 Name and Address
	  	 Number of Shares of Series C

        Preferred Stock
Held        

	 Janus Henderson Horizon Fund – Biotechnology Fund

c/o Janus Capital Management LLC
 151 Detroit Street

Denver, CO 80206
 Attn: Andy Acker
(andy.acker@janushenderson.com)
 Attn: Angela Morton

(angela.morton@janushenderson.com)
	  	68,176
		
	 667, L.P.
 c/o Baker Bros. Advisors L.P.

860 Washington Street
 3rd Floor
 New York, NY 10014
	  	120,790
		
	 Baker Brothers Life Sciences, L.P.
 c/o Baker
Bros. Advisors L.P.
 860 Washington Street
 3rd Floor
 New York, NY 10014
	  	1,513,076
		
	 Ally Bridge MedAlpha Master Fund L.P.
 430 Park
Avenue
 12th Floor

New York, NY 10022
	  	1,089,244
		
	 Acuta Capital Fund, LP
 1301 Shoreway Road,
Suite 350
 Belmont, CA 94002
 Attn: Scott Smith, Chief
Operating Officer
 Email: ssmith@acutacapital.com
	  	904,073
		
	 Acuta Opportunity Fund, LP
 1301 Shoreway Road,
Suite 350
 Belmont, CA 94002
 Attn: Scott Smith, Chief
Operating Officer
 Email: ssmith@acutacapital.com
	  	185,171
		
	 Avidity Master Fund LP
 2828 N. Harwood St.,
Suite 1220
 Dallas, TX 75201

Michael.Gregory@aviditypartners.com
	  	867,859

			
	 Name and Address
	  	 Number of Shares of Series C

        Preferred Stock
Held    

	 Avidity Capital Fund II LP
 2828 N. Harwood St.,
Suite 1220
 Dallas, TX 75201

Michael.Gregory@aviditypartners.com
	  	221,385
		
	 Strength Alliance Limited
 One Broadway, 9th Floor
 Cambridge, MA 02142

luke@ampleplus.fund and
 andrew.aherrera@ampleplus.fund
	  	272,311
		
	 CaaS Opportunity LLC
 800 Third Avenue, 26th
floor
 New York, New York 10022
 c/o Semi Gogliormella

Email: semi.gogliormella@caascap.com
	  	272,311
		
	 Novo Holdings A/S
 Tuborg Havnevej 19

DK-2900 Hellerup

Denmark
 Attn: Heather Ludvigsen

Email: hlud@novo.dk
  

with a copy (which shall not constitute notice) to:
  

Novo Ventures (US), Inc.
 501 2nd Street, Suite 300

San Francisco, CA 94107
 United States

Attention: Junie Lim and Karen Hong
 Email: jeql@novo.dk
and KHO@novo.com
	  	1,553,116
		
	 DROIA Invest II SCSP
 Boulevard Joseph II 28

L-1840 Luxembourg
	  	1,109,368
		
	 Venrock Associates VII, L.P.
 3340 Hillview
Avenue
 Palo Alto, CA 94304
	  	1,024,501
		
	 Venrock Partners VII, L.P.
 3340 Hillview
Avenue
 Palo Alto, CA 94304
	  	84,867

			
	 Name and Address
	  	 Number of Shares of Series C

        Preferred Stock
Held        

	 Osage University Partners II, LP
 50 Monument
Rd., Suite 201
 Bala Cynwyd, PA 19004
	  	842,342
		
	 Lightstone Ventures II, L.P.
 500 Boylston
Street, Suite 1380
 Boston, MA 02116
	  	786,265
		
	 Lightstone Ventures II (A), L.P.
 500 Boylston
Street, Suite 1380
 Boston, MA 02116
	  	45,761

 SCHEDULE A (cont.) 

INVESTORS 
  

			
	 Name and Address
	  	 Number of Shares of Common Stock
Held

	 The Jackson Laboratory
 c/o Mary McWade

Merrill Lynch
 Private Banking & Investment Group

100 Federal Street, 17th Floor

MA5-100-17-7

Boston, MA 02110
	  	1,339,750

 SCHEDULE B 

KEY INVESTORS 
  

	
	Key Investor Name
	
	Venrock Associates VII, L.P.
	
	Venrock Partners VII, L.P.
	
	Celgene Corporation*
	
	Droia Invest II SCSP
	
	Lightstone Ventures II, L.P.
	
	Lightstone Ventures II (A), L.P.
	
	Osage University Partners II, LP
	
	Novo Holdings A/S
	
	RA Capital Healthcare Fund, L.P.
	
	RA Capital NEXUS Fund II, L.P.

  

	*	 Celgene Corporation will constitute a “Key Investor” for purposes of the Company’s Certificate
of Incorporation for any future financing only to the extent that Celgene Corporation owns 15% or less of the outstanding shares of capital stock of the Company (on an as-converted basis, but, for clarity,
includes all shares of the Company’s common and preferred stock and excludes outstanding but unexercised stock options and shares issuable upon conversion of any other convertible securities). For the avoidance of doubt, Article Fourth, Section
B.5A.1 of the Company’s Certificate of Incorporation will apply to Celgene Corporation up until Celgene Corporation’s ownership is 15% of the outstanding shares of capital stock of the Company (on an
as-converted basis, but, for clarity, includes all shares of the Company’s common and preferred stock and excludes outstanding but unexercised stock options and shares issuable upon conversion of any
other convertible securities), even if Celgene Corporation only invests a portion of its pro rata amount in a future purchase.EX-10.1

 Exhibit 10.1 
  

 
 CYTEIR THERAPEUTICS, INC. 

LEDGEMONT RESEARCH CENTER 

LEXINGTON, MA 

 TABLE OF CONTENTS 
  

							
	ARTICLE 1 : BASIC TERMS	  	 	1	 
		
	ARTICLE 2 : PREMISES AND APPURTENANT RIGHTS	  	 	3	 
			
	 2.01.
	  	Lease of Premises; Appurtenant Rights	  	 	3	 
			
	 2.02.
	  	Right of First Offer on Certain Additional Space	  	 	5	 
			
	 2.03.
	  	Roof License	  	 	6	 
			
	 2.04.
	  	Emergency Generator Capacity	  	 	9	 
		
	ARTICLE 3 : LEASE TERM	  	 	9	 
			
	 3.01.
	  	Lease Term	  	 	9	 
			
	 3.02.
	  	Hold Over	  	 	9	 
			
	 3.03.
	  	Right to Extend	  	 	10	 
		
	ARTICLE 4 : RENT	  	 	11	 
			
	 4.01.
	  	Base Rent	  	 	11	 
			
	 4.02.
	  	Additional Rent	  	 	11	 
			
	 4.03.
	  	Late Charge	  	 	13	 
			
	 4.04.
	  	Interest	  	 	13	 
			
	 4.05.
	  	Method of Payment	  	 	13	 
			
	 4.06.
	  	Tenant’s Pro Rata Share	  	 	14	 
		
	ARTICLE 5 : TAXES	  	 	15	 
			
	 5.01.
	  	Taxes	  	 	15	 
			
	 5.02.
	  	Definition of “Taxes”	  	 	15	 
			
	 5.03.
	  	Personal Property Taxes	  	 	15	 
		
	ARTICLE 6 : UTILITIES AND LANDLORD SERVICES	  	 	15	 
			
	 6.01.
	  	Utility Services	  	 	15	 
			
	 6.02.
	  	Landlord Services	  	 	16	 
			
	 6.03.
	  	Excess Usage by Tenant	  	 	17	 
		
	ARTICLE 7 : INSURANCE	  	 	17	 
			
	 7.01.
	  	Coverages	  	 	17	 
			
	 7.02.
	  	Avoid Action Increasing Rates	  	 	19	 
			
	 7.03.
	  	Waiver of Subrogation	  	 	19	 
			
	 7.04.
	  	Landlord’s Insurance	  	 	20	 
		
	ARTICLE 8 : OPERATING EXPENSES	  	 	20	 
			
	 8.01.
	  	Operating Expenses	  	 	20	 
		
	ARTICLE 9 : USE OF PREMISES	  	 	21	 

  
 i 

							
	 9.01.
	  	Permitted Uses	  	 	21	 
			
	 9.02.
	  	Indemnification	  	 	21	 
			
	 9.03.
	  	Compliance With Legal Requirements	  	 	22	 
			
	 9.04.
	  	Environmental Substances	  	 	23	 
			
	 9.05.
	  	Signs and Auctions	  	 	25	 
			
	 9.06.
	  	Landlord’s Access	  	 	25	 
		
	ARTICLE 10 : CONDITION AND MAINTENANCE OF PREMISES AND PROPERTY	  	 	25	 
			
	 10.01.
	  	Existing Conditions	  	 	25	 
			
	 10.02.
	  	Exemption and Limitation of Landlord’s Liability	  	 	25	 
			
	 10.03.
	  	Landlord’s Obligations	  	 	26	 
			
	 10.04.
	  	Tenant’s Obligations	  	 	27	 
			
	 10.05.
	  	Tenant Work	  	 	28	 
			
	 10.06.
	  	Condition upon Termination	  	 	31	 
			
	 10.07.
	  	Decommissioning of the Premises	  	 	32	 
		
	ARTICLE 11 : INITIAL TENANT IMPROVEMENTS	  	 	33	 
		
	ARTICLE 12 : DAMAGE OR DESTRUCTION; CONDEMNATION	  	 	36	 
			
	 12.01.
	  	Damage or Destruction of Premises	  	 	36	 
			
	 12.02.
	  	Eminent Domain	  	 	37	 
		
	ARTICLE 13 : ASSIGNMENT AND SUBLETTING	  	 	38	 
			
	 13.01.
	  	Landlord’s Consent Required	  	 	38	 
			
	 13.02.
	  	Terms	  	 	39	 
			
	 13.03.
	  	Right of Termination or Recapture	  	 	40	 
			
	 13.04.
	  	Procedures	  	 	40	 
			
	 13.05.
	  	Excess Rents	  	 	41	 
			
	 13.06.
	  	No Release	  	 	41	 
			
	 13.07.
	  	Certain Additional Rights	  	 	42	 
		
	ARTICLE 14 : EVENTS OF DEFAULT AND REMEDIES	  	 	42	 
			
	 14.01.
	  	Events of Default	  	 	42	 
			
	 14.02.
	  	Remedies for Default	  	 	44	 
		
	ARTICLE 15 : LETTER OF CREDIT	  	 	46	 
		
	ARTICLE 16 : PROTECTION OF LENDERS	  	 	48	 
			
	 16.01.
	  	Subordination and Superiority of Lease	  	 	48	 
			
	 16.02.
	  	Rent Assignment	  	 	49	 
			
	 16.03.
	  	Other Instruments	  	 	49	 

  
 -ii- 

							
	 16.04.
	  	Estoppel Certificates	  	 	49	 
			
	 16.05.
	  	Tenant’s Financial Condition	  	 	50	 
		
	ARTICLE 17 : MISCELLANEOUS PROVISIONS	  	 	50	 
			
	 17.01.
	  	Landlord’s Consent Fees	  	 	50	 
			
	 17.02.
	  	Notice of Landlord’s Default	  	 	50	 
			
	 17.03.
	  	Quiet Enjoyment	  	 	50	 
			
	 17.04.
	  	Interpretation	  	 	51	 
			
	 17.05.
	  	Notices	  	 	51	 
			
	 17.06.
	  	No Recordation	  	 	51	 
			
	 17.07.
	  	Security Measures	  	 	51	 
			
	 17.08.
	  	Corporate Authority	  	 	51	 
			
	 17.09.
	  	Intentionally Omitted	  	 	52	 
			
	 17.10.
	  	Joint and Several Liability; Right to Lease	  	 	52	 
			
	 17.11.
	  	Force Majeure	  	 	52	 
			
	 17.12.
	  	Limitation of Warranties	  	 	52	 
			
	 17.13.
	  	No Other Brokers	  	 	53	 
			
	 17.14.
	  	Applicable Law and Construction	  	 	53	 
			
	 17.15.
	  	Construction on the Property or Adjacent Property	  	 	54	 
			
	 17.16.
	  	Vacancy at End of Term	  	 	55	 
			
	 17.17.
	  	Confidentiality	  	 	55	 
			
	 17.18.
	  	OFAC CERTIFICATION AND INDEMNITY	  	 	55	 
			
	 17.19.
	  	WAIVER OF JURY TRIAL	  	 	56	 

  
 -iii- 

 ARTICLE 1: BASIC TERMS 

The following terms used in this Lease shall have the meanings set forth below. 
  

			
	Date of Lease:	  	August 08, 2018
		
	Landlord:	  	128 Spring Street Lexington, LLC, a Delaware limited liability company
		
	Tenant:	  	CYTEIR THERAPEUTICS, INC., a Delaware corporation
		
	Building and Property:	  	The building complex known as Ledgemont Technology Center and consisting of the “A Building.” “B Building, “ “C Building,” “D Building.” “E
Building” and the parking garage and other appurtenances thereto located at 99 Hayden Avenue, Lexington, Massachusetts (the “Building” and such parcel of land hereinafter being collectively referred to as the
“Property”).
		
	Premises:	  	Portions of the Building consisting of approximately 7, 442 rentable square feet located on the 500 Level of Building A, as described in Exhibit A.
		
	Initial Term:	  	Five (5) Lease Years (defined below) commencing on the Term Commencement Date (defined below).
		
	Extension Term:	  	One (1) additional term of three (3) Lease Years.
		
	Lease Year:	  	A period of twelve (12) consecutive months, commencing on the Term Commencement Date and each successive twelve (12) month period during the Term, except that if the Term Commencement Date shall occur on a date other
than the first day of a month, then the first Lease Year shall include the period of the Term Commencement Date to the first day of the following month and twelve (12) calendar months thereafter.
		
	 Anticipated Term
 Commencement Date:
	  	November 1, 2018.
		
	Term Commencement Date:	  	The Substantial Completion Date, as defined in Section 11.4 below.
		
	Permitted Uses:	  	General office, research and laboratory use(s) only and lawful ancillary uses relating thereto.
		
	Tenant’s Pro Rata Share:	  	3.97% subject to Section 4.06.

			
	Brokers:	  	JLL (Landlord) and Newmark Knight Frank (Tenant) by separate letter agreement between Landlord and Brokers.
		
	Landlord’s Managing Agent:	  	Related Beal, LLC
		
	Letter of Credit Amount:	  	$143, 258.50, subject to reduction as provided in Article 15 below.
		
	Parking:	  	As set forth in Section 2.01(d) of the Lease.
		
	Base Rent:	  	Initial Term:

									
		  	Lease Year	  	Base Rent	  	 Base Rent Monthly

Installment
	  	
					
		  	1	  	$286, 517.00	  	$23, 876.42	  	
					
		  	2	  	$295, 149.72	  	$24, 595.81	  	
					
		  	3	  	$304, 005.70	  	$25, 333.81	  	
					
		  	4	  	$313, 159.36	  	$26, 096.61	  	
					
		  	5	  	$322, 536.28	  	$26, 878.02	  	
				
		  	  Extension Term:	  	 As provided in Section 3.03(b).
	  	

			
		
	Additional Rent:	  	All amounts payable by Tenant under this Lease other than Base Rent, including, without limitation, Tenant’s Pro Rata Share of Taxes (Article 5); Utilities (Article 6); Insurance premiums (Article 7); and Operating Expenses
(Article 8) (See Section 4.02). Tenant’s Pro Rata Share is defined in Section 4.06 hereof.
		
	Original Address of Landlord for Notices:	  	 c/o Related Beal 
177 Milk Street 
Boston, Massachusetts 02109 
Attention: Lease Coordinator

 
 with copies to:

 
 c/o Related Beal 
177 Milk Street 
Boston, Massachusetts 02109 
Attention:
General Counsel
  

            - and -
  

Sherin and Lodgen LLP 
101 Federal Street 
Boston, Massachusetts 02110 
Attention: Robert M. Camey,
Esquire

  
 -2- 

			
	Original Address of Tenant for Notices:	  	 Before Term Commencement Date:
  

763E Concord Avenue 
Cambridge, Massachusetts 02138 
Attention: Markus Renschler, MD

		
		  	 After Term Commencement Date:
  

Ledgemont Research Center 
99 Hayden Avenue Lexington 
Massachusetts 02421 
Attention: Markus Renschler, MD

		
	Tenant Improvement Allowance:	  	$50, 00 per rentable square foot of the Premises, and as further provided in Article 11
		
	Additional Improvement Allowance:	  	Up to a maximum of $20.00 per square foot of Rentable Area in the, as provided in Section 11.09.
		
	Initial Tenant Improvements:	  	To be constructed by Landlord as set forth in Article 11.
		
	Exhibits:	  	 Exhibit A:  Floor Plan of the Premises

Exhibit B:   Rules and Regulations

Exhibit C:   Rules and Regulations for Tenant Work

Exhibit D:  Tenant Work Insurance Schedule

Exhibit E:   Form of Term Commencement Date Agreement

Exhibit F:   Construction Documents

Exhibit G:  Environmental Substances

Exhibit H:  Plans and Specifications for Initial Tenant Improvements

Exhibit I:  Plan Showing Additional Space

Exhibit J:  Form of Letter of Credit

 ARTICLE 2: PREMISES AND APPURTENANT RIGHTS 

2.01.    Lease of Premises; Appurtenant Rights. Landlord hereby leases the Premises to Tenant, and Tenant hereby leases the
Premises from Landlord, for the Term, subject to all matters of record and matters referred to below. Subject to Landlord’s rules and regulations attached hereto as Exhibit B and such other reasonable rules and regulations as Landlord may from
time to time adopt and of which Tenant is given notice (collectively, “Landlord’s Rules”) and to Force Majeure (as hereinafter defined), Tenant shall have access to the Premises twenty-four (24) hours a day,
seven (7) days a week. Landlord shall enforce the rules and regulations in a uniform manner and in the event of any express conflict between the terms of this Lease and the Landlord’s Rules, the terms of this Lease shall govern. 

  
 -3- 

 (a)    Exclusions. The Premises exclude common areas and
facilities of the Property, including, without limitation, exterior faces of exterior walls, the common stairways and stairwells (subject to Tenant’s rights to use the stairways for access between portions of the Premises pursuant to
Section 2.01(b)), entranceways and the main lobby, elevators and elevator wells, fan rooms, electric and telephone closets, janitor closets, freight elevator vestibules, and pipes, ducts, conduits, wires and appurtenant fixtures serving other
parts of the Property (exclusively or in common) and other common areas and facilities from time to time designated as such by Landlord. If the Premises include less than the entire rentable area of any floor, then the Premises also exclude the
common corridors, elevator lobby and toilets located on such floor. 
 (b)    Appurtenant Rights. Tenant shall
have, as appurtenant to the Premises, the nonexclusive right to use in common with others (subject to Landlord’s Rules and Force Majeure) the common areas and facilities of the Property necessary for Tenant’s use and occupancy of the
Premises, including, without limitation, the loading dock servicing the tenants and occupants of the Building, but excluding the entrance to A Building. Subject to Landlord’s Rules and to Force Majeure, Tenant shall have access to the seating
area of the common cafe in the Building twenty-four (24) hours a day, seven (7) days a week. 

(c)    Reservations. In addition to other rights reserved herein or by law, Landlord reserves the right from time
to time, provided that Landlord shall use commercially reasonable efforts to avoid unreasonable (except in emergency) interference of Tenant’s use of the Premises: (i) to make additions to or reconstructions of the Building and to install,
use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building, or either, pipes, ducts, conduits, wires and appurtenant fixtures, wherever located in the Premises, the Building, or elsewhere in the Property;
(ii) to alter, eliminate or relocate any other common area or facility, including the drives, lobbies and entrances; and (iii) to grant easements and other rights with respect to the Property; provided, however, that Landlord’s
exercise of any of the foregoing rights shall not result in a decrease of the square footage of the Premises in any material respect. Installations, replacements and relocations within the Premises referred to in clause (i) shall be located as
far as practicable in the core areas of the Building, above ceiling surfaces, below floor surfaces or within perimeter walls of the Premises. The Building may be subdivided or combined into separate or unified lots, submitted to or removed from a
condominium regime or divided or combined into separate leasehold lots by ground leases to facilitate financing, ownership or operation of all or portions of the Property and Building, provided that Tenant’s rights and obligations under this
Lease shall not be affected in any material respect Tenant agrees to enter into any instruments reasonably requested by Landlord in connection with the foregoing so long as the same are not inconsistent with the rights of Tenant under this Lease and
are otherwise reasonably acceptable to Tenant. 
 (d)    Parking. 

(i)    Commencing on the Term Commencement Date, Tenant shall have, at no additional cost to Tenant, the appurtenant right
to use up 2.5 unreserved parking spaces for standard size automobiles and small utility vehicles per 1, 000 rentable square feet of the Premises. The parking spaces shall be used by Tenant and Tenant’s employees and business invitees and
may be located on or about the Property and/or within the parking garage, and the location of said parking spaces, and the layout and location of the parking facilities, are subject to change from time to time. Tenant’s right to use such
parking spaces shall be non-exclusive. Tenant shall have access to the parking area(s) of the Building twenty-four (24) hours a day, seven (7) days a week. 

  
 -4- 

 (ii)    None of Tenant’s parking rights hereunder shall be assigned
or sublicensed except in connection with a Transfer permitted under Article 13. Landlord shall have the right to make such parking available pursuant to a pass system or on any other reasonable basis determined by Landlord, and such parking rights
shall be subject to Landlord’s reasonable rules and regulations of which Tenant is provided written notice, from time to time, and the right of Landlord to limit the number of parking spaces available to Tenant, its employees and invitees,
where the use of the same exceeds the above-stated ratio. Tenant acknowledges that Landlord has informed Tenant that Landlord intends to allocate in its tenant leases more than the actual parking spaces servicing the Property. It is further
acknowledged and agreed that as a consequence of such over-allocation of parking spaces, there may occasionally occur instances in which the number of parking spaces actually available to Tenant shall be less than the parking spaces to which Tenant
is permitted to use under this Lease. Landlord shall incur no liability to Tenant as a consequence of such over-allocation of parking spaces. Landlord shall have the right to alter the parking areas or their operation from time to time, and to
temporarily close portions thereof for maintenance as necessary. Tenant’s parking privileges constitute a license only, and no bailment is intended or shall be created. Neither Landlord nor any parking operator of the parking areas will have
any responsibility for loss or damage due to fire or theft or otherwise to any automobile parked in the parking areas or to any personal property therein. 

2.02.    Right of First Offer on Certain Additional Space. 

(a)    Provided this Lease is then in full force and effect and Tenant is not then in default hereunder (beyond any
applicable notice and cure periods), in the event that during the Initial Term any of the Additional Space (defined below) becomes available (meaning that no other tenant or occupant is occupying the Additional Space, has entered into occupancy of
the Additional Space or any portion thereof, or has executed a lease or occupancy agreement or a written commitment or letter of intent to lease or occupy same), Tenant shall have the one-time right of first
offer to lease such Additional Space subject to and in accordance with the terms and conditions set forth in this Section 2.02. The Additional Space shall be comprised of the contiguous space in the “A Building” shown on
Exhibit I attached hereto (the “Additional Space”). If at any time from and after the Term Commencement Date, any of the Additional Space shall become available for occupancy, Landlord shall notify Tenant thereof in writing
(“Landlord’s Additional Space Notice”), which notice shall include the anticipated estimated date upon which such Additional Space shall become available for occupancy by Tenant, the proposed term for the Additional Space and
the economic terms upon which Landlord would be willing to lease the Additional Space to Tenant. Tenant shall have the right to lease all such Additional Space described in Landlord’s Additional Space Notice only by giving written notice to
Landlord within ten (10) days after Tenant receives Landlord’s Additional Space Notice, time being of the essence For the purposes hereof, space shall be deemed “available for occupancy” when any lease or occupancy agreement
(including extension periods) has expired or is due to expire within not less than six (6) months, or Landlord has elected not to renew or otherwise extend the lease of the present tenant, and any prior options, rights or rights to lease with
respect to such Additional Space have expired or been waived and Landlord is free to lease such space to third parties without restriction, 

  
 -5- 

 (b)    If Tenant so elects to lease the Additional Space, the Additional
Space shall be leased to Tenant upon the same terms and conditions contained in this Lease, except for Base Rent, which shall be the Market Rent as initially set forth in Landlord’s Additional Space Notice and determined in accordance with
Sections 3.03(c), (d) and (e) below if Tenant disputes same (made applicable hereto by such changes and modifications as are required given the application hereof, mutatis mutandis) and the Additional Space shall be and become part of the
Premises hereunder upon the delivery of the Additional Space to Tenant (the “Additional Space Commencement Date”). It is understood and agreed that the Additional Space shall be leased by Tenant in its then “as is”
condition, without warranty or representation by Landlord, and that Landlord shall have no obligation to complete any work to prepare the Additional Space for Tenant’s occupancy. Following such election by Tenant, and effective as of the
Additional Space Commencement Date and for the balance of the Term and any extension thereof: (a) the “Premises”, as used in this Lease, shall also include the Additional Space; (b) Tenant’s Pro Rata Share of
Operating Expenses and Tenant’s Pro Rata Share of Taxes shall be increased to include the rentable square footage of the Additional Space; and (c) the Base Rent shall equal the sum of the Base Rent provided for in this Lease for the
original Premises plus the Base Rent for the Additional Space as stated in Landlord’s First Offer Notice. The foregoing terms and provisions shall be self-operative, but to confirm the foregoing, Landlord shall prepare a mutually agreed upon
amendment to this Lease reflecting the foregoing terms, which shall be signed by Landlord and Tenant within ten (10) days of submission. 

(c)    If Tenant fails to timely exercise any of its rights hereunder, or if Landlord and Tenant are unable to agree upon
an amendment to reflect the lease of the Additional Space, the right(s) granted hereunder as to the Additional Space shall expire, terminate and be of no further force and effect waived for all purposes, and Landlord may lease all or any portion of
the Additional Space to any party and upon any terms free of any rights of Tenant. Tenant, following such waiver and within seven (7) days of Landlord’s request therefor, shall execute and deliver to Landlord a certification, in recordable
form, confirming the waiver of such right, and Tenant’s failure to so execute and deliver such certification shall (without limiting Landlord’s remedies on account thereof) entitle Landlord to execute and deliver to any third party, and
record, an affidavit confirming the waiver, which affidavit shall be binding on Tenant and may be conclusively relied on by third parties. 

(d)    Tenant understands that its rights under this Section are and shall be subject and subordinate to any options to
lease or any rights of first negotiation, first offer or first refusal to lease granted to other tenants of the Building prior to the date of execution and delivery of this Lease. 

2.03.    Roof License. 

(a)    Tenant shall have the non-exclusive license, at no additional cost, to
install, operate and maintain, all in good order and repair, an antenna or dish (“Antenna”) and supplemental HVAC unit (“Tenant’s HVAC Unit”) on a portion or portions of the roof of the Building
(“Roof”) in compliance with all of the terms and conditions of this Lease, including, but not limited to, Section 10.05 and Exhibit C. Tenant acknowledges and agrees that the right granted to Tenant hereunder is a non-exclusive license and is not a lease or an appurtenant right to the Premises and, further, that Tenant’s liabilities and obligations under this Lease are not contingent or conditioned upon its ability to
use the Antenna and Tenant shall continue to be obligated to perform all of its obligations under the Lease if Tenant is unable to use the Antenna. Tenant shall only use the Antenna to transmit and receive data transmissions for Tenant’s use in
the Premises. No person or entity other than Tenant (or a Permitted Transferee, subtenant, successor or assign) shall have the right to use or receive transmissions from the Antenna. 

  
 -6- 

 (b)    The Antenna and Tenant’s HVAC Unit shall be of a size and
location approved by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed as to nonstructural aspects thereof (nonstructural aspects being those that do not adversely affect the Building’s structure, roof,
exterior or mechanical, electrical, plumbing, life safety or other Building systems or architectural design, character or use of the Premises or the Building), and shall be installed at a location or locations on the Roof selected by Landlord, in
its sole but reasonable discretion, and Landlord shall have the right, to be exercised in good faith, to require Tenant to relocate the Antenna, but not Tenant’s HVAC Unit, from time to time, at Tenant’s sole cost and expense. Landlord
makes no representation or warranty to Tenant that the Roof will be satisfactory to Tenant or will permit Tenant to receive the transmissions it desires to receive. Prior to installing, removing or replacing either the Antenna or Tenant’s HVAC
Unit, Tenant shall submit to Landlord plans and specifications for the installation of the Antenna and/or Tenant’s HVAC Unit, as the case may be, prepared by a licensed engineer reasonably satisfactory to Landlord (the
“Plans”). The Plans shall be reasonably satisfactory to Landlord, and shall show the location of the installations of the Antenna and/or Tenant’s HVAC Unit and all related equipment and components on the Roof, the location and
type of all piping, conduit, wiring, cabling, the manner in which the Antenna and/or Tenant’s HVAC Unit will be placed on and fastened to the Roof, number, type, size and sealing of any Roof penetrations, and any other information requested by
Landlord, in Landlord’s good faith discretion. Landlord shall have the right to require that the Antenna and/or Tenant’s HVAC Unit not be visible from any location on the ground and/or that the all such equipment be screened in a manner
satisfactory to Landlord, in Landlords good faith discretion. Landlord shall have the right to employ an engineer or other consultant to review the Plans and the reasonable, actual cost of such engineer or consultant shall be paid by Tenant to
Landlord within thirty (30) days after request therefor. After Landlord has approved the Plans and prior to installing the Antenna and/or Tenant’s HVAC Unit and any related equipment, wiring, conduit, piping, or cabling, Tenant shall
obtain and provide to Landlord: (a) all required governmental and quasi-governmental permits, licenses, special zoning variances and authorizations, as required by applicable local, state or federal laws, regulations or ordinances, all of which
Tenant shall obtain at its own cost and expense; and (b) a policy or certificate of insurance evidencing such insurance coverage as may be reasonably required by Landlord. Any alteration or modification of the Antenna and/or Tenant’s HVAC
Unit or any associated piping, conduit, wiring, cabling, equipment after the Plans have been approved shall require Landlord’s prior written approval, which may be given or withheld in Landlord’s good faith discretion. 

  
 -7- 

 (c)    Installation and maintenance of the Antenna, Tenant’s HVAC
Unit or any associated piping, conduit, wiring, cabling, equipment shall be performed solely by contractors approved by Landlord, in its reasonable discretion. Landlord’s may require Tenant to use a roofing contractor selected by Landlord to
perform any work that could damage, penetrate or alter the Roof and an electrician selected by Landlord to install any associated piping, conduit, wiring, cabling, equipment on the Roof or in the Building. Landlord may require anyone going on the
Roof to execute in advance a liability waiver reasonably satisfactory to Landlord. Tenant shall bear all costs and expenses incurred in connection with the installation, operation and maintenance of the Antenna and Tenant’s HVAC Unit. 

(d)    Tenant acknowledges that Landlord may decide, in its good faith discretion, from time to time, to repair or replace
the Roof (hereinafter “Roof Repairs”). Tenant is encouraged to design, install and maintain the Antenna and any Roof-top Equipment in a manner that allows for Landlord to conduct Roof Repairs
without any removal thereof being required (e.g., using adequately framed, reinforced, sealed and elevated dunnage and/or roof framing) and Landlord shall reasonably cooperate with Tenant to accomplish this during the review and approval of any
plans therefor. If Landlord elects to make Roof Repairs, Tenant shall, upon Landlord’s request, temporarily remove the Antenna so that the Roof Repairs may be completed. The cost of removing and reinstalling the Antenna shall be paid by Tenant,
at Tenant’s sole cost and expense. Landlord shall not be liable to Tenant for any damages, lost profits or other costs or expenses incurred by Tenant as the result of the Roof Repairs. Maintenance, repair and replacement of the Antenna and
Tenant’s HVAC Unit shall be Tenant’s sole responsibility throughout the entire Term, Tenant shall enter into a regularly scheduled (annually or semi-annually as reasonably determined by Landlord) preventive maintenance/service contract
with an HVAC contractor reasonably approved by Landlord. The service contract must become effective within thirty (30) days of the Term Commencement Date, and a copy of the service contract forwarded to the Landlord upon request. At
Landlord’s option, Landlord may enter into a regularly scheduled preventive maintenance/service contract with an HVAC contractor selected by Landlord for the Tenant’s HVAC Unit serving the Premises, Tenant shall reimburse Landlord upon
demand, as additional rent, the cost of such contract and will make (or reimburse Landlord if Landlord elects to make) all repairs recommended by such HVAC contractor. 

(e)    On the termination or expiration of the Lease, Tenant shall remove the Antenna and all associated conduit, wiring,
cabling, equipment and repair any damages caused thereby, at Tenant’s sole cost and expense. If Tenant does not remove the Antenna on or before the date this Lease terminates or expires, Tenant hereby authorizes Landlord to remove and dispose
of the Antenna and associated conduit, wiring, cabling, equipment, and Tenant shall promptly reimburse Landlord for the costs and expenses it incurs in removing and disposing of same and repairing any damages caused thereby. Tenant agrees that
Landlord may dispose of the Antenna and any associated conduit, wiring, cabling, equipment in any manner selected by Landlord. 

(f)    Tenant’s license to operate and maintain the Antenna and Tenant’s HVAC Unit shall automatically expire
and terminate on the date that the term of the Lease expires or is otherwise terminated. This license to operate and maintain the Antenna shall also terminate if any of the following continue for more than three (3) days after written notice
from Landlord to Tenant: (a) the Antenna is causing physical damage to the Building or the Roof, (b) the Antenna is interfering with the normal or customary transmission or receipt of transmission or receipt of signals from or to the
Building, (c) the Antenna is causing Landlord to be in violation of any agreement to which Landlord is a party or (d) the Antenna is causing Landlord to be in violation any local, state or federal law, regulation or ordinance. 

  
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 (g)    Tenant represents and warrants to Landlord that neither the
Antenna nor Tenant’s HVAC Unit will cause interference with (i) any existing communications equipment installed on the Building, or (ii) with the ability of office tenants/occupants of the Building or Project to receive or transmit
radio, television, telephone, microwave, short-wave, long-wave or other signals of any sort presently or hereafter installed, or (iii) with any equipment, installation, wires, cabling or machinery (electronic or otherwise) at the Building or
Project Should any such interference occur, Landlord shall provide Tenant with notice of such interference and Tenant shall promptly make all necessary repairs and adjustments, at Tenant’s expense, to insure cessation of interference to
Landlord’s reasonable satisfaction and any costs and expenses incurred by Landlord in connection therewith shall be paid to Landlord within thirty (30) days after Tenant’s receipt of Landlord’s invoice. If interference cannot be
eliminated within forty-eight (48) hours after receipt of notice from Landlord to Tenant, Tenant shall temporarily disconnect the electric power and shut down the interfering equipment, except for intermittent operation for the purpose of
testing correction of such interference. In the event Tenant does not shut down such equipment as aforesaid, Landlord may do so without liability to Tenant. 

2.04.    Emergency Generator Capacity. Tenant shall have the right to access to up to five (5) watts of emergency
generator capacity per square foot of that portion of the Premises dedicated to laboratory space (not to exceed 18 kw in the aggregate) from the emergency generator(s) serving the Building, from time to time. 

ARTICLE 3: LEASE TERM 

3.01.    Lease Term. Subject to the terms and conditions of this Lease, the Initial Term of this Lease is set forth in
Article 1, unless sooner terminated as provided herein. Landlord and Tenant agree to execute a Term Commencement Date Agreement substantially in the form attached hereto as Exhibit E, or as otherwise reasonably requested by Landlord confirming the
actual Term Commencement Date and expiration date of the Term, once same are determined. 
 3.02.    Hold Over. If Tenant
(or anyone claiming through Tenant) shall remain in occupancy of the Premises or any part thereof after the expiration or early termination of the Term without a written agreement therefor executed and delivered by Landlord, then without limiting
Landlord’s other rights and remedies the person remaining in possession shall be deemed a tenant at sufferance, and Tenant shall thereafter pay monthly rent (pro-rated for such portion of any partial
month as Tenant shall remain in possession) at a rate equal to, for the first thirty (30) days, 150% of the amount payable as monthly Base Rent for the twelve (12) month period immediately preceding such expiration or termination, and a
rate equal to 200% of the same thereafter, and in each case with all Additional Rent also payable as provided in this Lease. After Landlord’s acceptance of the full amount of such rent for the first month of such holding over, the person
remaining in possession shall be deemed a tenant at will at such rent and otherwise subject to all of the provisions of this Lease. Notwithstanding the foregoing, if Landlord desires to regain possession of the Premises promptly after the
termination or expiration hereof and prior to acceptance of rent for any period thereafter, Landlord may, at its option, forthwith re-enter and take possession of the Premises or any part thereof without
process or by any legal process in force in the state where the Property is located. In any case, Tenant shall be liable to Landlord for all damages resulting from any failure by Tenant to vacate the Premises or any portion thereof when required
hereunder. 

  
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 3.03.    Right to Extend. 

(a)    Extension Term. The Term of this Lease of all of the Premises may be extended for the Extension Term by
unconditional written notice from Tenant to Landlord at least nine (9) (but not more than fifteen (15)) months before the end of the Initial Term, time being of the essence. If Tenant does not timely exercise this option, or if on the date of such
notice or at the beginning of the Extension Term (i) a default by Tenant exists, or (ii) Tenant is not leasing one hundred percent (100%) of the Premises, or (iii) Tenant has made any Transfer under Article 13, at Landlord’s
option upon written notice to Tenant, Tenant’s right to extend the Term of this Lease shall irrevocably lapse and be void and of no further force and effect, Tenant shall have no further right to extend, and this Lease shall expire at the end
of the Initial Term. If Tenant fails to timely exercise its rights hereunder, then within seven (7) days of Landlord’s request therefor, Tenant shall execute and deliver to Landlord a certification, in recordable form, confirming the
Tenant’s failure to exercise (or waiver of) such right, and Tenant’s failure to so execute and deliver such certification shall (without limiting Landlord’s remedies on account thereof) entitle Landlord to execute and deliver to any
third party, and record, an affidavit confirming the failure or waiver, which affidavit shall be binding on Tenant and may be conclusively relied on by third parties. All references to the Term shall mean the Initial Term as it may be extended by
the Extension Term. The Extension Term shall be on all the same terms and conditions except that the Base Rent for the Extension Term shall be as set forth below. 

(b)    Extension Term Base Rent. Base Rent for each year of the Extension Term shall be established as the higher of
(x) of the Market Rent (as defined in Section 3.03(c)) or (y) the Base Rent last in effect for the last Lease Year prior to the Extension Term. If Tenant gives Landlord timely notice of its exercise of the Extension Term option, then
Landlord shall give Tenant written notice of Landlord’s determination of Market Rent for the Premises for the Extension Term prior to the expiration of the Initial Term. Within ten (10) days after Tenant receives such notice, Tenant shall
notify Landlord of its agreement with or objection to Landlord’s determination of the Market Rent, whereupon in the case of Tenant’s objection, Market Rent shall be determined by arbitration conducted in the manner set forth below. If
Tenant does not notify Landlord within such ten (10) day period of Tenant’s agreement with or objection to Landlord, s determination of the Market Rent, then the Market Rent for the Extension Term shall be conclusively deemed to be
Landlord’s determination of the Market Rent as set forth in Landlord’s notice to Tenant. 
 (c)    Arbitration
of Market Rent. If Tenant timely notifies Landlord of Tenant’s objection to Landlord’s determination of Market Rent under the preceding subsection with respect to the Extension Term, such notice shall also set forth a request for
arbitration and Tenant’s appointment of a commercial real estate appraiser (an “Arbitrator”). Within five (5) business days thereafter, Landlord shall by notice to Tenant appoint a second Arbitrator. Each Arbitrator shall
determine the Market Rent for the Extension Term within thirty (30) days after Landlord’s appointment of the second Arbitrator. On or before the expiration of such thirty (30) day period, the two Arbitrators shall confer to compare
their respective determinations of the Market Rent. If the difference between the amounts so determined by the two (2) Arbitrators is less than or equal to ten percent (10%) of the lower of said amounts then the final determination of the
Market Rent shall be equal to the arithmetical average of said amounts. If such difference between said amounts is greater than ten percent (10%), then the two arbitrators shall within ten (10) days thereafter to appoint a similarly qualified
third Arbitrator (“Third Arbitrator”), who shall determine the Market Rent for the Extension Term within ten (10) days after his or her appointment by selecting one or the other of the amounts determined by the other two
(2) Arbitrators. Each party shall bear the cost of the Arbitrator selected by such party. The cost for the Third Arbitrator, if any, shall be shared equally by Landlord and Tenant. All Arbitrators appointed hereunder shall be MAI appraisers, so-called, knowledgeable in the field of commercial real estate and experienced in the market in which the Building is located. The foregoing determination shall be conclusive, final and binding on the parties and
enforceable in any court having jurisdiction over the parties. 

  
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 (d)    “Market Rent” shall be the fair market rent that
willing parties would pay and receive as the Base Rent to lease similar space in the Building and similar space in similar buildings in the same geographic area, during the Extension Term and under the applicable terms and conditions of this Lease
(and other relevant market factors). 
 (e)    Rent Continuation. For any part of the Extension Term during which
the Base Rent is in dispute or has otherwise not finally been determined, Tenant shall make payment on account of Base Rent at the Market Rent estimated by Landlord, and the parties shall adjust for any overpayments or underpayments upon the final
determination of Base Rent. The failure by the parties to complete the process contemplated under this Section prior to commencement of the Extension Term shall not affect the continuation of the Term or the parties’ obligation to make any
adjustments for any overpayments or underpayments for the Base Rent due for the Extension Term promptly after the determination thereof is made. 

ARTICLE 4: RENT 

4.01.    Base Rent. On the Term Commencement Date and thereafter on the first day of each month during the Term, Tenant shall
pay Landlord the monthly installment of Base Rent and the monthly installments of Tenant’s Pro Rata Share of Total Operating Costs, including without limitation Tenant’s Pro Rata Share of Taxes required by Section 4.02, in each case
in advance. Rent shall be payable at Landlord’s address or otherwise as Landlord may designate in writing from time to time, 

4.02.    Additional Rent. 

(a)    General. “Rent” means Base Rent and Additional Rent. Landlord shall estimate in advance
(i) all Taxes under Article 5, (ii) all utility costs (unless separately metered to or separately contracted for by Tenant) under Article 6, (iii) all insurance premiums to be paid by Landlord under Article 7 and (iv) all Operating
Expenses under Article 8 (individually, all such items in clauses (i) through (iv) being “Operating Costs” and collectively, being “Total Operating Costs”) and Tenant shall pay
one-twelfth (l/12th) of Tenant’s Pro Rata Share of such estimated Total Operating Costs monthly in advance together with Base Rent Landlord may adjust its estimates of Total Operating Costs at any time
based upon its experience and reasonable anticipation of costs. Such adjustments shall be effective as of the next Rent payment date after notice to Tenant. Within one hundred twenty (120) days after the end of each fiscal year of the Property
during the Term, Landlord shall endeavor to give to Tenant a reasonably detailed statement of the Total Operating Costs paid or incurred by Landlord during the preceding fiscal year and Tenant’s Pro Rata Share of such expenses. Within the next
thirty (30) days, Tenant shall pay Landlord any underpayment, or Landlord shall credit Tenant with any overpayment, of Tenant’s Pro Rata Share of such Total Operating Costs. If the Term expires or the Lease is terminated as of a date other
than the last day of a fiscal year for the Property, Tenant’s payment of Additional Rent pursuant to this Section for such partial fiscal year shall be based on Landlord’s reasonable estimate of the items otherwise includable in Total
Operating Costs and shall be made on or before the later of (x) ten (10) days after Landlord delivers such estimate to Tenant or (y) the last day of the Term, with an appropriate payment or refund to be made upon Tenant’s receipt of
Landlord’s statement of Total Operating Costs for such fiscal year. This Section shall survive the expiration or earlier termination of the Term. 

  
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 (b)    Allocation of Certain Operating Costs; Gross Up. If at any
time during the Term Landlord provides services only with respect to particular portions of the Building that include the Premises or incurs other Operating Costs allocable to particular portions of the Building that include the Premises alone, then
such Operating Costs shall be charged entirely to those tenants, including Tenant, if applicable, of such portions, notwithstanding the provisions hereof referring to Tenant’s Pro Rata Share. If, during any period for which Landlord’s
Operating Costs are being computed, less than all of the Building is occupied by tenants, or if Landlord is not supplying all tenants with the services being supplied hereunder, Operating Costs shall be reasonably estimated and extrapolated by
Landlord to determine the Operating Costs that would have been incurred if the Building were fully occupied for such year and such services were being supplied to all tenants, and such estimated and extrapolated amount shall be deemed to be the
Operating Costs for such period. Landlord shall make a reasonable allocation of any Operating Costs incurred jointly for the Property and any other property. 

(c)    This Lease requires Tenant to pay directly to suppliers, vendors, carriers, contractors, etc., certain insurance
premiums, utility costs, personal property taxes, maintenance and repair costs and other expenses. If Landlord pays any of these amounts in accordance with this Lease, Tenant shall reimburse such costs in full with the next monthly Rent payment.
Unless this Lease provides otherwise, Tenant shall pay all Additional Rent then due on or before the date for the next monthly Rent payment. 

(d)    Audit Right. Provided there is no Event of Default, Tenant shall have the right to cause Landlord’s
determination of Tenant’s Pro Rata Share of Total Operating Costs to be audited by an auditor reasonably acceptable to Landlord, one time with respect to any fiscal year, provided notice of Tenant’s desire to so audit is given to Landlord
no later than sixty (60) days after Tenant receives an annual statement from Landlord and provided that such review is thereafter commenced and prosecuted by Tenant with due diligence. Any Operating Costs statement or accounting by Landlord
shall be binding and conclusive upon Tenant unless (i) Tenant duly requests such review within such 60-day period, and (ii) within three (3) months after such review request, Tenant shall notify
Landlord in writing that Tenant disputes the correctness of such statement, specifying the particular respects in which the statement is claimed to be incorrect The auditor conducting the review shall be compensated on an hourly basis and shall not
be compensated based upon percentage of overcharges it discovers. No subtenant shall have any right to conduct a review, and no assignee shall conduct a review for any period during which such assignee was not in possession of the Premises. Tenant
shall provide Landlord with a true and accurate copy of the audit and related materials provided by such auditor upon request Tenant agrees that all information obtained from any such Operating Costs review, including without limitation, the results
of any Operating Costs review shall be kept strictly confidential by Tenant and shall not be disclosed to any other person or entity. If as a result of such audit it is mutually agreed, or if it is ultimately determined, that Landlord’s
determination of the foregoing is (i) overstated, or (ii) understated, then in the case of (i) Landlord shall credit the difference against monthly installments of Rent next thereafter coming due (or refund he difference if the Term
has ended and Tenant has no further obligation to Landlord), or in the case of (ii) Tenant shall pay to Landlord the amount of such excess. The cost of such audit shall be paid by Tenant; provided, however, if the final, agreed to,
determination discloses that Tenant’s Pro Rata Share of Total Operating Costs for the calendar year in question were overstated by more than five percent (5%), then Landlord shall reimburse Tenant, within thirty (30) days after such final,
agreed to, determination and Landlord’s receipt of reasonable back-up therefor, for the commercially reasonable costs of the independent audit, not to exceed $2, 500.00. 

  
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 4.03.    Late Charge. Tenant acknowledges that if it pays Rent late,
Landlord shall incur unanticipated costs, which shall be extremely difficult to ascertain exactly. Such costs include processing and accounting charges, and late charges that may be imposed on Landlord by any mortgagee of the Property. Accordingly,
if Landlord does not receive any Rent payment within five (5) days following its due date, Tenant shall pay Landlord a late charge equal to five percent (5%) of the overdue amount. The parties agree that this late charge represents a fair and
reasonable estimate of the costs Landlord shall incur by reason of Tenant’s payment default. Payment of the late charge shall not cure Tenant’s payment default or prevent Landlord from exercising other rights and remedies. 

4.04.    Interest. Any late Rent shall bear interest from the date due until paid at the rate equal to the Prime Rate plus
four percent (4%) per annum except to the extent such interest would cause the total interest to be in excess of that legally permitted. The “Prime Rate” shall mean the prime lending rate per annum published in the Wall Street
Journal from time to time. Payment of interest shall not cure Tenant’s payment default or prevent Landlord from exercising other rights and remedies. 

4.05.    Method of Payment. Tenant shall pay the Base Rent and Additional Rent to Landlord in advance in equal monthly
installments by the first of each calendar month during the Term. Tenant shall make a pro rata payment of Base Rent and Additional Rent for any period of less than a month at the beginning or end of the Term. All payments of Base Rent, Additional
Rent and other sums due shall be paid in current U.S, exchange by check drawn on a clearinghouse bank at the Original Address of Landlord or such other place as Landlord may from time to time direct (or if requested by Landlord, by electronic fund
transfer), without demand, set-off or other deduction. Without limiting the foregoing, Tenant’s obligation to pay Rent shall be absolute, unconditional, and independent and shall not be discharged or
otherwise affected by any law or regulation now or hereafter applicable to the Premises, or any other restriction on Tenant’s use, or, except as expressly provided in herein, any casualty or taking, or any failure by Landlord to perform or
other occurrence; and Tenant assumes the risk of the foregoing and waives all rights now or hereafter existing to quit or surrender this Lease or the Premises or any part thereof, or to assert any defense in the nature of constructive eviction to
any action seeking to recover Rent; provided, however, the foregoing shall not limit any right that Tenant might otherwise have, subject to the terms and conditions of this Lease including but not limited to Section 10, 02 below, to obtain
injunctive relief against Landlord or to take any other action which shall not involve the personal liability of Landlord to respond in monetary damages from Landlord’s assets other than as specifically provided in this Lease. It is intended
that Base Rent payable hereunder shall be a net return to Landlord throughout the Term, free of expense, charge, offset, diminution or other deduction whatsoever on account of the Premises (excepting Landlord’s financing expenses, federal and
state income taxes of general application, and those expenses that this Lease expressly makes the responsibility of Landlord), and all provisions hereof shall be construed in terms of such intent. 

  
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 4.06.    Tenant’s Pro Rata Share. 

(a)    Tenant’s Pro Rata Share of Taxes is equal to the product of the rentable square footage of the Premises
multiplied by Landlord’s PSF Taxes (hereafter defined) for each fiscal year, or ratable portion thereof, included in the Term. “Landlord’s PSF Taxes” shall mean the Taxes (as defined in Section 5.02) divided by the
rentable square footage of the Building, as same may be adjusted by Landlord from time to time for a remeasurement of or changes in the physical size of the Premises, the Building and/or the Project (as defined below), whether such changes in size
are due to an addition to or a sale or conveyance of a portion of the Building, the Project or otherwise. As of the date hereof, the rentable floor area of the Building is conclusively deemed to be 187, 507 rentable square feet. 

(b)    Tenant’s Pro Rata Share of Operating Expenses, utilities and insurance is equal to the product of the rentable
square footage of the Premises multiplied by Landlord’s PSF Operating Expenses (hereafter defined) for each calendar year, or ratable portion thereof, included in the Term. “Landlord’s PSF Operating Expenses” shall mean
Operating Expenses (as defined in Section 8.01), utilities and insurance costs divided by the rentable square footage of the Building or the portion thereof with respect to which such Operating Expenses, utilities and insurance costs are
determined. 
 (c)    Tenant’s Pro Rata Share shall be the percentage set forth in Article 1, which percentage has
been determined by dividing the total number of rentable square feet in the Premises by the total number of rentable square feet in the Building, and multiplying the resulting quotient by one hundred (100). As of the date hereof, the rentable floor
area of the Premises is as set forth in Article 1 and the rentable floor area of the Building is conclusively deemed to be 187, 507 rentable square feet. The rentable square footage of the Building may be adjusted by Landlord from time to time for a
remeasurement of or changes in the physical size of the Premises, the Building and/or the Project (as defined below), whether such changes in size are due to an addition to or a sale or conveyance of a portion of the Building, the Project or
otherwise. Without limiting the generality of the foregoing, Landlord may equitably adjust Tenant’s Pro Rata Share upon Tenant’s use of the Utility Services as reasonably estimated and equitably determined by Landlord based upon factors
such as the intensity of use of such Utility Services by Tenant such that Tenant shall pay the portion of such charges reasonably consistent with Tenant’s use thereof. 

  
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 ARTICLE 5: TAXES 

5.01.    Taxes. Tenant covenants and agrees to pay to Landlord as Additional Rent Tenant’s Pro Rata Share of the Taxes
for each fiscal tax period, or ratable portion thereof, included in the Lease Term. If Landlord receives a refund of any such Taxes, Landlord shall pay Tenant Tenant’s Pro Rata Share of the refund after deducting Landlord’s costs and
expenses incurred in obtaining the refund. Tenant shall make estimated payments on account of Taxes in monthly installments on the first day of each month, in amounts reasonably estimated from time to time by Landlord pursuant to
Section 4.02(a). 
 5.02.    Definition of “Taxes”. “Taxes” means all
taxes, assessments, betterments, excises, user fees and all other governmental charges and fees of any kind or nature, or impositions or agreed payments in lieu thereof or voluntary payments made in connection with the provision of governmental
services or improvements of benefit to the Building or the Property (including any so-called linkage, impact, or voluntary betterment payments), and all penalties and interest thereon (if due to Tenant’s
failure to make timely payments), assessed or imposed against the Premises or the property of which the Premises are a part (including, without limitation, any personal property taxes levied on such property or on fixtures or equipment used in
connection therewith), other than a federal or state income tax of general application. If during the Term the present system of ad valorem taxation of property shall be changed so that, in lieu of or in addition to the whole or any part of such ad
valorem tax there shall be assessed, levied or imposed on such property or Premises or on Landlord any kind or nature of federal, state, county, municipal or other governmental capital levy, income, sales, franchise, excise or similar tax,
assessment, levy, charge or fee (as distinct from the federal and state income tax in effect on the Date of Lease) measured by or based in whole or in part upon Building valuation, mortgage valuation, rents, services or any other incidents, benefits
or measures of real property or real property operations, then any and all of such taxes, assessments, levies, charges and fees shall be included within the term of Taxes. Taxes shall also include expenses, including fees of attorneys, appraisers
and other consultants, incurred in connection with any efforts to obtain abatements or reduction or to assure maintenance of Taxes for any year wholly or partially included in the Term, whether or not successful and whether or not such efforts
involved filing of actual abatement applications or initiation of formal proceedings. 
 5.03.    Personal Property Taxes.
Tenant shall pay directly all taxes charged against Tenant Property (as defined in Section 10.06). Tenant shall use commercially reasonable efforts to have personal property taxed separately from the Property. Landlord shall notify Tenant if
any of Tenant’s personal property is taxed with the Property, and Tenant shall pay such taxes to Landlord within fifteen (15) days of such notice. 

ARTICLE 6: UTILITIES AND LANDLORD SERVICES 

6.01.    Utility Services. Tenant shall provide and pay all charges and deposits for gas, water, sewer, electricity, and
other energy, utilities and services used or consumed on the Premises (“Utility Services”) during the Term which now or hereafter separately serve the Premises, or are not expressly to be provided by Landlord elsewhere hereunder. If
any such Utility Services are not separately metered, Tenant shall pay the cost of the same as part of the Operating Costs payable hereunder. It is understood that the electrical service for the Premises shall be either separately metered or sub or
check metered to measure Tenant’s consumption of electricity. If such electrical service is separately metered Tenant shall pay directly to the utility supplier, as Additional Rent hereunder, all electrical service charges before delinquency.
If such electrical service is sub or check metered, Landlord shall calculate the electrical service charge based on Tenant’s actual usage of electricity and Tenant shall pay same to Landlord, as Additional Rent, within fifteen (15) days of
billing therefore. It is understood and agreed that except as may be expressly provided hereunder, Landlord shall be under no obligation whatsoever to furnish any such services to the Premises, and shall not be liable for (nor suffer any reduction
in any rent on account of) any interruption or failure in the supply of the same. 

  
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 If the any such Utility Services are not separately metered, Landlord reserves the right, at any time during
the Term, to install a monitor or check meter to measure Tenant’s consumption of such Utility Service(s), in which event Landlord shall calculate the applicable Utility Services charges based on Tenant’s actual usage thereof, rather than
as otherwise provided herein. To the extent permitted by law, Landlord shall have the right at any time and from time to time during the Term to contract for or purchase one or more Utility Services from any company or third-party providing Utility
Services (“Utility Service Provider”). Tenant agrees reasonably to cooperate with Landlord and the Utility Service Providers and at all times as reasonably necessary, and on reasonable advance notice (except in the event of
emergency), shall allow Landlord and the Utility Service Providers reasonable access to any utility lines, equipment, feeders, risers, fixtures, wiring and any other such machinery or personal property within the Premises and associated with the
delivery of Utility Services. 
 6.02.    Landlord Services. Landlord agrees to furnish reasonable heat and air
conditioning (HVAC) to the Premises and to common hallways and lavatories, if any, during normal business hours on regular business days during the heating or air conditioning season, as applicable, to light common passageways twenty-four
(24) hours a day, to provide hot water to common lavatories, and to clean common areas, common area glass, common lavatories and glass main entry doorways to the Premises Mondays through Fridays, in substantially the same fashion as is typical
for comparable first class office and laboratory projects in the Lexington area, subject to interruption due to accident, to the making of repairs, alterations or improvements, to labor difficulties, to trouble in obtaining fuel, electricity,
service or supplies from the sources from which they are usually obtained for such Building, governmental restraints, or to any cause beyond the Landlord’s control. To the maximum extent this agreement may be made effective according to law
(including the limitations set forth in M.G.L. c. 186, §15), but subject to Tenant’s insurance requirements hereunder and Section 7.03, in no event shall Landlord be liable for any interruption or delay in any of the above services
for any of such causes. For the purposes of this clause, reasonable heating of common areas shall be provided between the hours of 8:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. on Saturday during the months from November
through April (holidays excepted). Reasonable cooling of common areas shall be provided between the hours of 8:00 a.m. and 6:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. on Saturday during the cooling season (holidays excepted). If
Tenant requests Landlord to provide additional heat or air conditioning outside of such hours, Tenant shall pay therefor (within fifteen (15) days after billing) at reasonable rates established by Landlord from time to time. Notwithstanding the
foregoing, Tenant shall be entitled to a proportionate abatement of Base Rent in the event of a Landlord Service Interruption (as defined below), from the first (1st) business day following the Landlord Service Interruption Cure Period (as defined
below) until the Landlord Service Interruption is cured. For the purposes hereof, a “Landlord Service Interruption” shall occur in the event (i) the Premises, or any material portion thereof, shall lack any service which
Landlord is required to provide hereunder thereby rendering the Premises, or the applicable portion, untenantable for the entirety of the Landlord Service Interruption Cure Period (as defined below), (ii) such lack of service was not caused by
Tenant, its employees, contractors, invitees or agents or by a casualty (in which event Section 12.01 shall control); (iii) Tenant in fact ceases to use the entire Premises, or the applicable portion, for the entirety of the Landlord Service
Interruption Cure Period; and (iv) such interruption of service was the result of causes, events or circumstances within the Landlord’s reasonable control and the cure of such interruption is within Landlord’s reasonable control. For
the purposes hereof, the “Landlord Service Interruption Cure Period” shall be defined as five (5) consecutive business days after Landlord’s receipt of written notice from Tenant of the Landlord Service Interruption. In
any event, Landlord shall use commercially reasonable and diligent efforts to resolve and/or mitigate any such interruption of services. 

  
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 6.03.    Excess Usage by Tenant. Tenant shall not introduce to the
Premises personnel, fixtures or equipment which (individually or in the aggregate) exceed those used by the average Building tenant or overload the capacity of the electrical, heating, ventilating and air conditioning, mechanical, plumbing or other
utility systems serving the Premises or generate above average heat, noise or vibration at the Premises. If Tenant uses the Premises or installs fixtures or equipment in such a manner as would so overload said systems, as reasonably determined by
Landlord, then, in addition to any other remedies Landlord may have, Tenant shall pay, as Additional Rent, within ten (10) days of billing therefor, the cost of providing and installing any additional equipment, facilities or services that may
be required as a result thereof, and for any repairs or damage resulting therefrom. 
 ARTICLE 7: INSURANCE 

7.01.    Coverages. Tenant shall, at its own expense, maintain and keep in force, or cause to be maintained and kept in force
by any general contractors, sub-contractors or third party entities where required by contract, throughout the term of this Lease and/or alteration or construction period and for such longer period, if any,
Tenant remains in occupancy of the Premises, the following insurance coverages: 
 (a)    Property Insurance.
“All-Risk” or “Special” Form property insurance, and/or Builders Risk coverage for renovation projects, including, without limitation, coverage for fire, and earthquake;
boiler and machinery (if applicable); sprinkler damage; vandalism; malicious mischief coverage on all equipment, furniture, fixtures, fittings, Initial Tenant Improvements, Tenant Work, Tenant Property or other improvements and betterments installed
in or about the Premises by or on behalf of Tenant, business income, extra expense, merchandise, inventory/stock, contents, and personal property of Tenant (or those taking by or through Tenant) located on or in the Premises. Such insurance shall be
in an amount equal to the full replacement cost of the aggregate of the foregoing and shall provide coverage comparable to the coverage in the standard ISO “All-Risk” or
“Special”, Form, when such coverage is supplemented with the coverages required above. This property policy shall also include coverage for plate glass, where required by written contract. 

  
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 (b)    Liability Insurance. Commercial General Liability
insurance against any and all claims for personal injury, death or property damage occurring in, or about the Premises and arising out of Tenant’s operations on the Premises, or Tenant’s agents’, invitees’, sublessees, use or
occupancy of the Premises. Such insurance shall have a limit of not less than One Million Dollars ($1, 000, 000) per occurrence with a Two Million Dollar ($2, 000, 000) aggregate limit Such insurance shall contain an extended (broad form) liability
endorsement, including contractual liability coverage (including this Lease, and Tenant’s indemnity obligations hereunder). Such liability insurance shall be primary and not contributing to any insurance available to Landlord, and
Landlord’s insurance (if any) shall be in excess thereto. Tenant’s commercial general liability insurance policy shall include Landlord, Landlord’s Management Agent, Landlord’s mortgagees and Landlord’s designees as
additional insureds, and shall provide that such parties may, although additional insureds, recover for any loss suffered by Tenant’s negligence. 

(c)    Umbrella / Excess Liability Insurance. The foregoing liability limits shall be adequate as long as Tenant
maintains an Umbrella policy limit of not less than Three Million Dollars ($3, 000, 000) per occurrence. Should Tenant not maintain an Umbrella policy with such limits, then the limits of the underlying Commercial General Liability policy shall be
increased to Two Million Dollars ($2, 000, 000) per occurrence and Four Million Dollars ($4,000,000) aggregate. 

(d)    Other. Such other insurance as Landlord may reasonably require, from time to time, and as may be required by
law, including, without limitation (i) workers’ compensation insurance with a limit of liability as required by law to be maintained; (ii) employer’s liability insurance with a minimum limit of coverage of Two Million Dollars
($2, 000, 000); and (iii) business interruption and extra expense insurance coverage(s) reasonably satisfactory to Landlord. 

(e)    Form of the Policies. Tenant shall have the right to provide insurance coverage which it is obligated to
carry pursuant to the terms hereof in a blanket policy, provided such policy expressly affords coverage to the Premises and to Landlord as required by this Lease. 

(f)    Failure by Tenant to Obtain Insurance. If Tenant does not procure the insurance required pursuant to this
Section, or keep the same in full force and effect, Landlord may, but shall not be obligated to, take out the necessary insurance and pay the premium therefor after notice thereof to Tenant, and Tenant shall repay to Landlord, as Additional Rent,
the amount so paid promptly upon demand. In addition, Landlord may recover from Tenant, as Additional Rent, any and all reasonable expenses (including attorneys’ fees) and damages which Landlord may sustain by reason of the failure by Tenant to
obtain and maintain such insurance, it being expressly declared that the expenses and damages of Landlord shall not be limited to the amount of the premiums thereon. 

(g)    Contractor Insurance. Tenant shall cause all contractors and subcontractors to maintain during any period of
Tenant Work (including the Initial Tenant Improvements) the insurance described on Exhibit D attached hereto. 

  
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 (h)    Deductibles. Tenant’s insurance policies shall not
include deductibles in excess of Five Thousand Dollars ($5, 000) without Landlord’s prior written consent If any of the above insurances have deductibles or self-insured retentions, Tenant and/or contractor (policy Named Insured) shall be
responsible for the deductible amount. 
 (i)    General Requirements. All of the insurance policies required in
this Section (“Insurance Requirements”) shall be written by insurance companies which are licensed to do business in the state where the Property is located, or obtained through a duly authorized surplus lines insurance agent or
otherwise in conformity with the laws of such state, with an A.M. Best rating of at least “A” and a financial size category of not less than “VII”. The liability policy(ies) shall name, as additional insureds,
Landlord, Landlord’s Management Agent, Landlord’s mortgagees and Landlord’s designees, and provide thirty (30) days’ notice of cancellation, non-renewal, or material change in the
terms and conditions of coverage. Tenant shall provide Landlord with certificates of insurance upon request, prior to move-in date, prior to commencement of the Tenant/contractor work, and within thirty
(30) days of coverage inception and subsequent renewals or rewrites/replacements of any cancelled/non-renewed policies. 

7.02.    Avoid Action Increasing Rates. Tenant shall comply with Sections 9.01, 9.02, 9.03 and 9.04 and in addition shall
not, directly or indirectly, use the Premises in any way that is prohibited by law or dangerous to people or property or that may jeopardize or increase the cost of any insurance coverage or require additional insurance. Tenant shall cure any breach
of this Section within ten (10) days after notice from Landlord (or Tenant’s independent knowledge of such breach) by (i) stopping any use that jeopardizes any insurance coverage or increases its cost and (ii) reimbursing
Landlord for the increased cost of insurance. Tenant shall have no further notice or cure right under Article 14 for any such breach. Tenant shall reimburse Landlord for all of Landlord’s costs incurred in providing any insurance that is
attributable to any special endorsement or increase in premium resulting from the business or operations of Tenant, and any special or extraordinary risks or hazards resulting therefrom, including, without limitation, any risks or hazards associated
with the generation, storage and disposal of Environmental Substances. 
 7.03.    Waiver of Subrogation. Landlord and
Tenant each waive any and every claim for recovery from the other for any and all loss of or damage to the Property or any part of it, or to any of its contents, which loss or damage is covered by valid and collectible property insurance. Landlord
waives any and every such claim against Tenant that would have been covered had the insurance policies required to be maintained by Landlord by this Lease been in force, to the extent that such loss or damage would have been recoverable under such
policies. Tenant waives any and every such claim against Landlord that would have been covered had the insurance policies required to be maintained by Tenant under this Lease been in force, to the extent that such loss or damage would have been
recoverable under such policies. This mutual waiver precludes the assignment of any such claim by subrogation (or otherwise) to an insurance company (or any other person), and Landlord and Tenant each agree to give written notice of this waiver to
each insurance company that has issued or shall issue any property insurance policy to it, and to have the policy properly endorsed, if necessary, to prevent invalidation of the insurance coverage because of this waiver. 

  
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 7.04.    Landlord’s Insurance. Landlord shall purchase
and maintain during the Term, with insurance companies qualified to do business in the state where the Property is located insurance that may include the following: (i) commercial general liability insurance for incidents occurring in the
common areas, with coverage for premises/operations, personal and advertising injury, products/completed operations and contractual liability for bodily injury and property damage per occurrence, together with such other coverages and risks as
Landlord shall reasonably decide or a mortgagee may require; (ii) property insurance covering property damage to the Building, excluding the Initial Tenant Improvements and any other Tenant Work, and loss of rental income, for full replacement
cost value of the Building with co-insurance waived by inclusion of an agreed amount endorsement; and (iii) such other coverage(s) as may be required by Landlord’s mortgagee or otherwise be deemed
commercially reasonable by Landlord. As set forth in Section 4.02? the cost thereof shall be borne by Tenant and other tenants. 
 ARTICLE 8:
OPERATING EXPENSES 
 8.01.    Operating Expenses. 

(a)    “Operating Expenses” shall mean all costs and expenses associated with the ownership, operation,
management, maintenance and repair of the Building and Property and of all heating, ventilating, air conditioning, plumbing, electrical, utility and safety systems for the Building. “Common Elements” shall mean all areas in the
Building available for the common use of tenants of the Building and not leased or held for the exclusive use of Tenant or other tenants, including, but not limited to, the common cafe and common parking areas, driveways, sidewalks, access roads,
plazas, landscaping and planted areas located in the Building or on the Property. Operating Expenses include, without limitation, the costs and expenses incurred in connection with the following: compliance with Landlord’s obligations under
Section 10.03; planting and landscaping; snow plowing and removal; utility, water and sewage services; maintenance of signs; supplies, materials and equipment purchased or rented, total wage and salary costs paid to, and all contract payments
made on account of, all persons engaged in the operation, maintenance, security, cleaning and repair of the Property and Common Elements, including Social Security, old age and unemployment taxes and so-called
“fringe benefits”; services generally furnished to tenants of the Building; maintenance, repair and replacement of Building and Common Elements equipment and components; utilities consumed and expenses incurred in the operation,
maintenance and repair of the Property and Common Elements; costs incurred under any reciprocal easement agreements benefiting the Property; costs incurred by Landlord to comply with the terms and conditions of any governmental approvals affecting
operations of the Property; the amortized portion, properly attributable to the year in question, of the cost, with interest thereon at a rate reasonably determined by Landlord, of any capital repairs, improvements or replacements made to the
Property, by Landlord; workers’ compensation insurance and property, liability and other insurance premiums; personal property taxes; rental or lease payments paid by Landlord for rented or leased personal property used in the operation or
maintenance of the Property and Common Elements; fees for required licenses and permits; losses or subsidies paid or incurred by Landlord in operating the common cafe; routine maintenance and repair of parking areas and paving (including sweeping,
striping, repairing, resurfacing, and repaving); refuse removal; security; reasonable reserves, including for roof replacement and exterior painting; and property management fees. Operating Expenses shall also include the Building’s share (as
reasonably determined and allocated by Landlord) of: (i) the costs incurred by Landlord in operating, maintaining, repairing, insuring and paying real estate taxes upon any common facilities of the office park or development (including, without
limitation, the common facilities from time to time serving the Building in common with other buildings or parcels of land) of which the Property may be a part, from time to time, such as any so-called
“loop” access roads, retention ponds, sewer and other utility lines, amenities and the like; (ii) shuttle bus service (if and so long as Landlord shall provide the same); (iii) the actual or imputed cost of the space occupied by on-the-grounds building attendant(s) and related personnel and the cost of administrative and or service personnel whose duties are not limited solely to the Building, as
allocated to the Building by Landlord; and (iv) payments made by Landlord under any easement, license, operating agreement, declaration, restrictive covenant, or instrument pertaining to the payment or sharing of costs among park or development
property owners. Landlord may use third parties or affiliates to perform any of the foregoing services, and the cost thereof shall be included in Operating Expenses. Costs referred to in this Section shall be ascertained in accordance with generally
accepted accounting principles, including allowances for appropriate reserves, and allocated to appropriate fiscal periods on the accrual method of accounting. 

  
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 (b)    Operating Expenses shall not include: the cost of casualty
repairs to the extent covered by insurance (except for reasonable deductibles paid by Landlord under insurance policies maintained by Landlord); costs associated with the operation of the business of Landlord and/or the sale and/or financing of the
Building, as distinguished from the cost of Building operations, maintenance and repair; and costs of disputes between Landlord and its employees, tenants or contractors; mortgage, interest and other financing costs; depreciation on the Building or
other systems, fixtures or equipment in the Building; cost of any improvements to a particular tenant’s space; leasing fees and commissions, and advertising costs in connection with the Building; expenses for which Landlord, by the terms of
this Lease or any other lease, makes a separate charge to Tenant or any other tenant and is entitled to reimbursement therefrom; any capital expenditure which Landlord is not entitled to include in Operating Expenses (e.g., except as expressly
provided in Subsection (a) above); and salaries of employees above the grade of building superintendent or building manager (or those performing the tasks of such parties regardless of title). 

(c)    Tenant shall pay Tenant’s Pro Rata Share of Operating Expenses in accordance with Section 4.02. 

ARTICLE 9: USE OF PREMISES 

9.01.    Permitted Uses. Tenant may use the Premises only for the Permitted Uses described in Article 1, and for no other
purpose(s). Tenant shall keep the Premises equipped with appropriate safety appliances to the extent required by applicable laws or insurance requirements. 

9.02.    Indemnification. Tenant shall assume exclusive control of all areas of the Premises, including all improvements,
utilities, equipment, and facilities therein. Tenant is responsible for the Premises and any Tenant’s improvements, equipment, facilities and installations, wherever located on the Property and all liabilities, including, without limitation,
tort liabilities, incident thereto. To the maximum extent this agreement may be made effective according to law (including the limitations set forth in M.G.L. c. 186, §15), but subject to Tenant’s insurance requirements hereunder and
Section 7.03? Tenant shall indemnify, save harmless and defend Landlord and Landlord’s members, managers, officers, mortgagees, agents, employees, independent contractors, invitees, Landlord’s Managing Agent and other persons acting
under them (collectively, “Indemnitees”) from and against all liability, claims, damages or costs (including reasonable attorneys’ fees) arising in whole or in part out of (i) any injury, loss, theft or damage (a) to
any person or property while on or about the Premises or (b) to Tenant or Tenant’s agents, employees, independent contractors, suppliers or invitees (each a “Tenant Party”) while on or about the Property or the Building,
except, in either case, to the extent caused by the negligence or willful misconduct of any Indemnitee; (ii) any injury, loss, theft or damage to any person or property, other than a Tenant Party, while on or about the Property or the Building
to the extent caused by the negligence or willful misconduct of a Tenant Party; (iii) any condition within the Premises or, to the extent arising from the acts or omissions of Tenant, the Property or the Building; (iv) failure to comply
with any Lease covenant by Tenant; or (v) the use of the Premises (or, to the extent arising from the acts or omissions of Tenant, the Property or the Building) by, or any act or omission of, Tenant or persons claiming by, through or under
Tenant, or any of its agents, employees, independent contractors, suppliers or invitees, in each case paying any cost to Landlord on demand as Additional Rent. The provisions of this Section shall survive the expiration or earlier termination of
this Lease. 

  
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 9.03.    Compliance With Legal Requirements. Tenant shall not cause or
permit the Premises, or, to the extent arising from the acts or omissions of Tenant, the Property or the Building to be used in any way that violates any law, code, ordinance, restrictive covenant, encumbrance, governmental regulation, order,
permit, approval, variance, covenants or restrictions of record or any provision of the Lease (each a “Legal Requirement”), annoys or interferes with the rights of tenants of the Building, or constitutes a nuisance or waste. Tenant
shall obtain, maintain and pay for all permits and approvals and shall promptly take all actions necessary to comply with all Legal Requirements, including, without limitation, the Occupational Safety and Health Act, applicable to Tenant’s use
of the Premises, the Property or the Building. Tenant shall maintain in full force and effect all certifications or permissions to provide its services required by any authority having jurisdiction to authorize, franchise or regulate such services.
Tenant shall be solely responsible for procuring and complying at all times with any and all necessary permits and approvals directly or indirectly relating or incident to: the conduct of its activities on the Premises; its scientific
experimentation, transportation, storage, handling, use and disposal of any chemical or radioactive or bacteriological or pathological substances or organisms or other hazardous wastes or environmentally dangerous substances or materials or medical
waste or animals or laboratory specimens. Within ten (10) days of a request by Landlord, which request shall be made not more than once during each period of twelve (12) consecutive months during the Term hereof, unless otherwise requested
by any mortgagee of Landlord, Tenant shall furnish Landlord with copies of all such permits and approvals that Tenant possesses or has obtained together with a certificate certifying that such permits are all of the permits that Tenant possesses or
has obtained with respect to the Premises. Tenant shall promptly give written notice to Landlord of any warnings or violations involving the Premises (or Tenant’s use or occupancy thereof) relative to the above received from any federal, state
or municipal agency or by any court of law and shall promptly cure the conditions causing any such warnings or violations. Tenant shall not be deemed to be in default of its obligations under the preceding sentence to promptly cure any condition
causing any such violation in the event that, in lieu of such cure, Tenant shall contest the validity of such violation by appellate or other proceedings permitted under applicable law, provided that: (i) any such contest is made reasonably and
in good faith, (ii) Tenant makes provisions, including, without limitation, posting bond(s) or giving other security, acceptable to Landlord to protect Landlord, the Building and the Property from any liability, costs, damages or expenses
arising in connection with such violation and failure to cure, (iii) Tenant shall agree to indemnify, defend (with counsel reasonably acceptable to Landlord) and hold Landlord harmless from and against any and all liability, costs, damages, or
expenses arising in connection with such condition and/or violation, (iv) Tenant shall promptly cure any violation in the event that its appeal of such violation is overruled or rejected, and (v) Tenant’s decision to delay such cure
shall not, in Landlord’s good faith determination, be likely to result in any actual or threatened bodily injury, property damage, or any civil or criminal liability to Landlord, any tenant or occupant of the Building or the Property, or any
other person or entity. 

  
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 9.04.    Environmental Substances. “Environmental Law(s)”
means all statutes, laws, rules, regulations, codes, ordinances, standards, guidelines, authorizations and orders of federal, state and local public authorities pertaining to any of the Environmental Substances or to environmental compliance,
contamination, cleanup or disclosures of any release or threat of release to the environment, of any hazardous, biological, chemical, radioactive or toxic substances, wastes or materials, any pollutants or contaminants that are included under or
regulated by any municipal, county, state or federal statutes, laws, rules, regulations, codes, ordinances, standards, guidelines, authorizations or orders, including, without limitation, the Toxic Substances Control Act, 15 U.S.C. § 2601,
et seq.; the Clean Water Act, 33 U.S.C. § 1251, et seq.: the Clean Air Act, 42 U.S.C. § 7401, et seq.; the Safe Drinking Water Act, 42 U.S.C. § 300f-300j, et seq.; the Federal Water Pollution Control Act,
33 U.S.C. § 1321, et seq.; the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. Section 9601 et seq.; the Federal Resource Conservation and Recovery Act, 42 U.S.C. Section 6901
et seq.; the Massachusetts Hazardous Waste Management Act, as amended, M.G.L. Chapter 21C, and the Massachusetts Oil and Hazardous Material Release Prevention Act, as amended, M.G.L., Chapter 21E, as any of the same are from time to time
amended, and the rules and regulations promulgated thereunder, and any judicial or administrative interpretation thereof, including any judicial or administrative orders or judgments, and all other federal, state and local statutes, laws, rules,
regulations, codes, ordinances, standards, guidelines, authorizations and orders regulating the generation, storage, containment or disposal of any Environmental Substances, including, but not limited to, those relating to lead paint, radon gas,
asbestos, storage and disposal of oil, biological, chemical, radioactive and hazardous wastes, substances and materials, and underground and above ground oil storage tanks; and any amendments, modifications or supplements of any of the foregoing.

 “Environmental Substances” means, but shall not be limited to, any hazardous substances, hazardous waste, environmental,
biological, chemical, radioactive substances, oil, petroleum products and any waste or substance, which because of its quantitative concentration, chemical, biological, radioactive, flammable, explosive, infectious or other characteristics,
constitutes or may reasonably be expected to constitute or contribute to a danger or hazard to public health, safety or welfare or to the environment, or that would trigger any employee or community “right-to-know” requirements adopted by any federal, state or local governing or regulatory body, or for which any such body has adopted any requirements for the preparation or distribution of a
materials safety data sheet (“MSDS”), including, without limitation, any asbestos (whether or not friable) and any asbestos- containing materials, lead paint, waste oils, solvents and chlorinated oils, polychlorinated biphenyls
(PCBs), toxic metals, etchants, pickling and plating wastes, explosives, reactive metals and compounds, pesticides, herbicides, radon gas, urea formaldehyde foam insulation and chemical, biological and radioactive wastes, or any other similar
materials that are mentioned under or regulated by any Environmental Law; and the regulations adopted under these acts, and including any other products or materials subsequently found by an authority of competent jurisdiction to have adverse
effects on the environment or the health and safety of persons. 

  
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 Tenant shall neither cause or permit (by Tenant or any party taking by or through Tenant)
any Environmental Substances to be generated, produced, brought upon, used, stored, treated or disposed of in or about or on the Property or Building by Tenant, nor permit or suffer persons acting under Tenant, to do the same, whether with or
without negligence, without (i) Landlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed (provided that Landlord’s consent shall not be required for typical office products in
reasonable quantities) and (ii) complying with all applicable Environmental Laws and Legal Requirements pertaining to the transportation, storage, use or disposal of such Environmental Substances, including obtaining proper permits and
approvals and providing Landlord the applicable MSDS for each Environmental Substance. Landlord may take into account any factors or facts that Landlord reasonably believes relevant in determining whether to grant its consent. Tenant is required to
adhere to and comply with the allowable quantities of Environmental Substances that are allocated to them by the Landlord’s flammable and/or Environmental Substances matrix, from time to time. Landlord consents to Tenant’s use of the
Environmental Substances (and quantities) listed in Exhibit G. From time to time at Landlord’s request, Tenant shall execute affidavits, representations and the like in commercially reasonable forms concerning Tenant’s best knowledge and
belief, after due inquiry, regarding the presence or absence of Environmental Substances on the Premises, the Property or the Building. Tenant agrees to pay the reasonable cost of any environmental inspection or assessment requested by any lender
that holds a security interest in the Property or this Lease, or by any insurance carrier, to the extent that such inspection or assessment pertains to any release, threat of release, contamination, claim of contamination, loss or damage or
determination of condition in the Premises arising from any act or omission of Tenant, its agents, employees, independent contractors, or invitees or otherwise arising from Tenant’s breach of its obligations hereunder. In addition, at
Landlord’s request, Tenant shall promptly provide to Landlord all MSDSs for products used within the Premises. 
 If any
transportation, storage, use or disposal of Environmental Substances On or about the Property or Building by Tenant, its agents, employees, independent contractors, or invitees results in any escape to, release to, threat of release to or
contamination of the soil, surface or ground water, sewage system or ambient air or any loss or damage to person or property, Tenant agrees to: (a) notify Landlord immediately of the occurrence; (b) after consultation with Landlord, clean
up the occurrence in full compliance with all applicable statutes, regulations and standards; and (c) indemnify, defend and hold Landlord, and the Indemnitees harmless from and against any claims, suits, causes of action, costs and fees,
including reasonable attorneys’ fees and costs, arising from or connected with any such occurrence. In the event of such occurrence, Tenant agrees to cooperate fully with Landlord and provide such documents, affidavits, information and actions
as may be reasonably requested by Landlord (1) to comply with any Environmental Law or Legal Requirement, (2) to comply with any request of any mortgagee or tenant and/or (3) for any other reason deemed reasonably necessary by
Landlord in its sole discretion. In the event of any such occurrence that is required to be reported to a governmental authority under any Environmental Law or Legal Requirement, Tenant shall simultaneously deliver to Landlord copies of any notices
given or received by Tenant and shall promptly pay when due any fine or assessment against Landlord, Tenant or the Premises or Property relating to such occurrence. 

  
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 9.05.    Signs and Auctions. No sign, antenna or other structure or thing,
shall be erected or placed on the Premises or any part of the exterior of the Building or erected so as to be visible from the exterior of the Building without first securing the written consent of the Landlord. Tenant shall not conduct or permit
any auctions or sheriffs sales at the Property. Landlord, at Landlord’s cost, shall provide Tenant identification on existing multi-tenant signs or directories at the entrance to Building A and in the parking garage, as appropriate. Such signs
will be mutually agreed upon by Landlord and Tenant provided that all such signs will be consistent with standard Building signage and will conform to local regulations. 

9.06.    Landlord’s Access. Landlord or its agents may enter the Premises at all reasonable times to show
the Premises to potential buyers, investors or tenants or other parties; to inspect and conduct tests in order to monitor Tenant’s compliance with Legal Requirements governing Environmental Substances; for purposes described in Sections 2.01,
9.04, 10.03 and/or 10.04(b) or for any other purpose Landlord reasonably deems necessary. Landlord shall give Tenant commercially reasonable prior notice (which may be oral) of such entry. However, in case of emergency, Landlord may enter any part
of the Premises without prior notice to Tenant’s representative and shall make reasonable efforts to notify Tenant. 
 ARTICLE 10: CONDITION AND
MAINTENANCE OF PREMISES AND PROPERTY 
 10.01.    Existing Conditions. Tenant shall accept the Premises and Property in
their condition as of the Term Commencement Date “as is” and subject to all Legal Requirements. As of the Commencement Date, the roof and all Core Building Systems (as defined herein) shall be in good working condition and suitable for
general office, research and laboratory uses without taking into account Tenant’s specific use or manner of use. Tenant acknowledges that except for any express representations in this Lease, neither Landlord nor any person acting under
Landlord has made any representation as to the condition of the Property or the suitability of the Property for Tenant, s intended use. Tenant represents and warrants that Tenant has made its own inspection and inquiry regarding the Property and is
not relying on any representations of Landlord or any Broker or persons acting under either of them. 
 10.02.    Exemption
and Limitation of Landlord’s Liability. 
 (a)    Exemption of Landlord from Liability.
Tenant shall insure its personal property under a full replacement cost property insurance policy. To the maximum extent this agreement may be made effective according to law (including the limitations set forth in M.G.L. c. 186, §15), but
subject to Tenant’s insurance requirements hereunder and Section 7.03, Landlord shall not be liable for any damage or injury to the person, property or business (including loss of revenue, profits or data) of Tenant, Tenant’s
employees, agents, contractors, or invitees, or any other person on or about the Property or the Building. This exemption shall apply whether such damage or injury is caused by (among other things): (i) fire, steam, electricity, water, gas, sewage,
sewer gas or odors, snow, ice, frost or rain; (ii) the breakage, leakage, obstruction or other defects of pipes, faucets, sprinklers, wires, appliances, plumbing, windows, air conditioning or lighting fixtures or any other cause; (iii) any
other casualty or any Taking; (iv) theft; (v) conditions in or about Property or the Building or from other sources or places; or (vi) any act Or omission of any other tenant. 

  
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 (b)    Limitation On Landlord’s Liability. Tenant agrees
that Landlord shall be liable only for breaches of its covenants occurring while it is owner of the Property (provided, however, that if Landlord from time to time is lessee of the ground or improvements constituting the Building, then
Landlord’s period of ownership of the Property shall be deemed to mean only that period while Landlord holds such leasehold interest). Upon any sale or transfer of the Building, the transferor Landlord (including any mortgagee) shall be freed
of any liability or obligation thereafter arising and, subject to Section 9.02, Tenant shall look solely to the transferee Landlord as aforesaid for satisfaction of such liability or obligation. Tenant and each person acting under Tenant agrees
to look solely to Landlord’s interest from time to time in the Property for satisfaction of any claim against Landlord. No owner, trustee, beneficiary, partner, member, manager, agent, or employee of Landlord (or of any mortgagee or any lender
or ground or improvements lessor) nor any person acting under any of them shall ever be personally or individually liable to Tenant or any person claiming under or through Tenant for or on account of any default by Landlord or failure by Landlord to
perform any of its obligations hereunder, or for or on account of any amount or obligations that may be or become due under or in connection with this Lease or the Premises; nor shall it or they ever be answerable or liable in any judicial
proceeding or order beyond the extent of their interest in the Property. No deficit capital account of any member or partner of Landlord shall be deemed to be a liability of such member or partner or an asset of Landlord. Any lien obtained to
enforce any judgment against Landlord shall be subject and subordinate to any mortgage encumbering the Property. In no event shall Landlord (or any such persons) ever be liable to Tenant for indirect or consequential damages. 

10.03.    Landlord’s Obligations. 

(a)    Repair and Maintenance. Subject to the provisions of Article 12, and except for damage caused by any act or
omission of Tenant or persons acting under Tenant, Landlord shall keep the common areas of the Building (including, without limitation, common elevators, common driveways and walkways and common parking areas) and the foundation, roof, Core Building
Systems (to the extent not serving the Premises or another tenant’s premises exclusively), structural supports, exterior windows and exterior walls of the Building in good order, condition and repair reasonable wear and tear excepted in a
manner commensurate with first class biotech/life science complexes in the greater Boston area and in compliance with applicable laws and regulations. Landlord shall be responsible for snow and ice removal from the walkways, driveways and parking
areas. Landlord shall provide first-class janitorial service in the Common Elements the cost of which may be included in the Operating Expenses. Landlord shall not be obligated to maintain or repair any interior windows, doors, plate glass, the
surfaces of walls or other fixtures, components or equipment within the Premises (other than components of Core Building Systems that do not exclusively serve the Premises), but the same shall be Tenant’s obligation. Tenant shall promptly
report in writing to Landlord any defective condition known to it that Landlord is required to repair. Tenant waives the benefit of any present or future law that provides Tenant the right to repair the Premises or Property at Landlord’s
expense or to terminate this Lease because of the condition of the Property or Premises, Notwithstanding the fact that Landlord may elect, at Landlord’s sole discretion, to provide security services at the Property or Building at any time
during the Term of this Lease, then to the maximum extent this agreement may be made effective according to law (including the limitations set forth in M.G.L. c. 186, §15), but subject to Tenant’s insurance requirements hereunder and
Section 7.03 (i) Tenant hereby releases Landlord from any claim for injury to person or damage to property asserted by Tenant or any personnel, employee, guest, invitee or agent of Tenant that is suffered or occurs in or about the Premises or
in or about the Building or Property or the common areas appurtenant thereto by reason of the act of any intruder or any other person in or about the Premises, Building or Property, and (ii) Landlord shall not be deemed to owe Tenant, or any
person claiming by, through or under Tenant, any duty or standard of care as a result of Landlord’s provision of such security services. 

  
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 10.04.    Tenant’s Obligations. 

(a)    Repair and Maintenance. Except for work that Section 10.03 or Article 12 requires Landlord to do, Tenant
at its sole cost and expense shall keep the Premises including, without limitation, all Initial Tenant Improvements, other Tenant Work, Tenant Property, fixtures, systems and equipment now or hereafter on the Premises, or elsewhere exclusively
serving the Premises, in good order, condition and repair, reasonable wear and tear, and damage by casualty or taking (to the extent provided in Article 12 only), excepted; shall keep in a safe, secure and sanitary condition all trash and rubbish
temporarily stored at the Premises; and shall make all repairs and replacements and to do all other work necessary for the foregoing purposes whether the same may be ordinary or extraordinary, foreseen or unforeseen. The foregoing shall include,
without limitation, Tenant’s obligation to maintain floors and floor coverings, to paint and repair walls and doors, to replace and repair all interior glass and windows, ceiling tiles, lights and light fixtures, pipes, drains and the like in
the Premises. Tenant shall hire its own cleaning contractor for the Premises and shall provide first- class janitorial service in the Premises on each business day during the Term (including daily disposal of trash from trash bins in the Premises).
If applicable, Tenant shall arrange for disposal of its own lab-related refuse and/or hazardous waste by a licensed vendor in accordance with all applicable Legal Requirements and Section 9.04 hereof. No
storage shall be permitted outside of the Premises. Storage inside the Premises shall be provided in a manner not visible from outside the Premises. (For purposes of this Section, the term “reasonable wear and tear” constitutes that
normal, gradual deterioration that occurs due to aging and ordinary use despite reasonable and timely maintenance and repairs or repairs and restoration, as the case may be; in no event shall “reasonable wear and tear” excuse Tenant from
its obligations duty to maintain and/or repair as may be required hereunder.) 
 (b)    Landlord’s Right to
Cure. If Tenant does not perform any of its obligations under Section 10.04(a), Landlord upon ten (10) days’ prior notice to Tenant (or without prior notice in the case of emergency) may perform such maintenance, repair or
replacement on Tenant’s behalf, and Tenant shall reimburse Landlord for all costs reasonably incurred together with an Administrative Charge (as defined in Section 14.02(f)), immediately upon demand. 

  
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 10.05.    Tenant Work. 

(a)    General. “Tenant Work” shall mean all work including demolition, improvements, additions
and alterations in or to the Premises, including the Initial Tenant Improvements. Without limitation, Tenant Work includes any penetrations in the walls, partitions, ceilings or floors and all attached carpeting, all signs visible from the exterior
of the Premises, and any change in the exterior appearance of the windows in the Premises (including shades, curtains and the like). All Tenant Work shall be subject to Landlord’s prior written approval, which approval Landlord agrees not
unreasonably to withhold, condition or delay as to nonstructural aspects of Tenant’s Work (nonstructural aspects being those that do not adversely affect the Building’s structure, roof, exterior or mechanical, electrical, plumbing, life
safety or other Building systems or architectural design, character or use of the Premises or the Building) and shall be arranged and paid for by Tenant all as provided herein; provided that any interior,
non-structural Tenant Work (including any series of related Tenant Work projects) that (a) costs less than the “Tenant Work Threshold Amount” (which shall be $25, 000.00), (b) does not
affect, except to a de minimis extent, any fire-safety, telecommunications, electrical, mechanical, ventilation or plumbing systems of the Building (“Core Building Systems”), and (c) does not affect any penetrations in or
otherwise affect any walls (except, as to non-structural walls, to a de minimis extent), floors, roofs, or other structural elements of the Building or any signs visible from the exterior of the Premises or
any change in the exterior appearance of the windows in the Premises (including shades, curtains and the like) shall not require Landlord’s prior approval if Tenant delivers the Construction Documents (as defined in Section 10.05(b)) for
such work to Landlord at least five (5) business days’ prior to commencing such work along with notice including the name and contact information for the contractor(s) performing work in connection therewith, required evidence of insurance
and such other reasonable information as Landlord may reasonably require, if any). Whether or not Landlord’s approval is required, Tenant shall neither propose nor effect any Tenant Work that in Landlord’s reasonable judgment
(i) adversely affects any structural component of the Building, (ii) would be incompatible with the Core Building Systems, (iii) affects the exterior or the exterior appearance of the Building or common areas within or around the
Building or other property than the Premises, (iv) diminishes the value of the Premises, or (v) requires any unusual expense to readapt the Premises. Prior to commencing any Tenant Work affecting air disbursement from ventilation systems
serving Tenant or the Building, including, without limitation, the installation of Tenant’s exhaust systems, Tenant shall provide Landlord with a third party report from a consultant, and in a form, reasonably acceptable to Landlord, showing
that such work will not adversely affect the ventilation systems of the Building (or of any other tenant in the Building) and shall, upon completion of such work, provide Landlord with a certification reasonably satisfactory to Landlord from such
consultant confirming that no such adverse effects have resulted from such work. If, as a result of any Tenant Work, Landlord is obligated to comply with any Legal Requirement, including, but not limited to, the Americans With Disabilities Act, and
such compliance requires Landlord to make any improvement or alteration to any portion of the Property, as a condition to Landlord’s consent, Landlord shall have the right to require Tenant to pay to Landlord prior to the construction of any
improvement or alteration by Tenant, as Additional Rent, the entire cost of any improvement or alteration Landlord is obligated to complete by such law or regulation. 

  
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 (b)    Construction Documents. No Tenant Work which is of a
nature typically requiring construction drawings and specifications or requires a building permit shall be effected except in accordance with complete, coordinated construction drawings and specifications (“Construction Documents”)
prepared in accordance with Exhibit F. Before commencing any Tenant Work requiring Landlord’s approval hereunder, Tenant shall obtain Landlord’s prior written approval of the Construction Documents for such work, which approval shall not
be unreasonably withheld or delayed. The Construction Documents shall be prepared by an architect (“Tenant’s Architect”) registered in the Commonwealth of Massachusetts experienced in the construction of tenant space
improvements in comparable buildings in the area where the Premises are located and, if the value of such Tenant Work will equal or exceed the Tenant Work Threshold Amount or will affect any Core Building Systems or structural components of the
Building, the identity of such Architect shall be approved by Landlord in advance, such approval not to be unreasonably withheld in the case of interior, non-structural Tenant Work. Tenant shall be solely
responsible for the liabilities associated with and expenses of all architectural and engineering services relating to Tenant Work and for the adequacy, accuracy, and completeness of the Construction Documents even if approved by Landlord (and even
if Tenant’s Architect has been otherwise engaged by Landlord in connection with the Building). The Construction Documents shall set forth in detail the requirements for construction of the Tenant Work and shall show all work necessary to
complete the Tenant Work including all cutting, fitting, and patching and all connections to the mechanical, electrical, and plumbing systems and components of the Building. Submission of the Construction Documents to Landlord for approval shall be
deemed a warranty by Tenant that all Tenant Work described in the Construction Documents (i) complies with all applicable laws, regulations, building codes, and highest design standards, (ii) does not adversely affect any structural
component of the Building, (iii) is compatible with and does not adversely affect the Core Building Systems, (iv) does not affect any property other than the Premises, (v) conforms to floor loading limits specified by Landlord, and
(vi) with respect to all materials, equipment and special designs, processes or products, does not infringe on any patent or other proprietary rights of others. The Construction Documents shall comply with Landlord’s requirements for the
uniform exterior appearance of the Building, including, without limitation, the use of Building standard window blinds and Building standard light fixtures within fifteen (15) feet of each exterior window. Landlord’s approval of
Construction Documents shall signify only Landlord’s consent to the Tenant Work shown and shall not result in any responsibility or warranty of Landlord concerning compliance of the Tenant Work with laws, regulations, or codes, or coordination
or compatibility with any component or system of the Building, or the feasibility of constructing the Tenant Work without damage or harm to the Building, all of which shall be the sole responsibility of Tenant. 

(c)    Performance. The identity of any person or entity (including any employee or agent of Tenant) performing or
designing any Tenant Work (“Tenant Contractor”) shall, if the cost of such work in any instance is in excess of the Tenant Work Threshold Amount or will affect any Core Building Systems or structural components of the Building or
involves any work other than interior, nonstructural alterations, be approved in advance by Landlord, such approval not to be unreasonably withheld. Once any Tenant Contractor has been approved, then the same Tenant Contractor may thereafter be used
by Tenant for the same type of work until Landlord notifies Tenant that such Tenant Contractor is no longer approved. Tenant shall procure at Tenant’s expense all necessary permits and licenses before undertaking any Tenant Work but shall not
take any plans for Tenant Work to the municipal inspection services or fire departments, without on each occasion obtaining Landlord’s prior written consent. Tenant shall perform all Tenant Work at Tenant’s risk in compliance with all
applicable laws and the rules and regulations for Tenant Work attached hereto as Exhibit C as the same may be reasonably amended by Landlord from time to time and in a good and workmanlike manner employing new materials of good quality and producing
a result at least equal in quality to the other parts of the Premises. When any Tenant Work is in progress, Tenant shall cause to be maintained insurance as described in the Tenant Work Insurance Schedule attached as Exhibit D and such other
insurance as may be required under this Lease or reasonably required by Landlord covering any additional hazards due to such Tenant Work, and, if the cost of such Tenant Work exceeds the Tenant Work Threshold Amount also such bonds or other
assurances of satisfactory completion and payment as Landlord may reasonably require, in each case for the benefit of Landlord. If the Tenant Work in any instance requires Landlord’s approval hereunder, Tenant shall reimburse Landlord for its
reasonable costs of reviewing the proposed Tenant Work and inspecting installation of the same. At all times while performing Tenant Work, Tenant shall require any Tenant Contractor to comply with all applicable laws, regulations, permits and
Landlord’s rules and regulations relating to such work, including, without limitation, use of loading areas, elevators and lobbies. Landlord shall have the right to stop any work not being performed in conformance with this Lease, and, at its
option, may repair or remove non-conforming work at the expense of Tenant. Each Tenant Contractor working on the roof of the Building shall coordinate with Landlord’s roofing contractor, shall comply with
its requirements and shall not violate existing roof warranties. Each Tenant Contractor shall work on the Premises without causing labor disharmony, coordination difficulties, or delay to or impairing of any guaranties, warranties or the work of any
other contractor. Tenant shall obtain from each Tenant Contractor, prior to entry into the Building, an agreement to indemnify and hold the Indemnitees harmless from any claim, loss or expense arising in whole or in part out of any act or neglect
committed by or under such person while on or about the Premises or Building to the same extent as Tenant has so agreed in this Lease, the indemnities of Tenant and Tenant Contractor being joint and several. 

  
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 (d)    Payment. Tenant shall pay the entire cost of all Tenant
Work so that the Premises, including Tenant’s leasehold, shall always be free of liens for labor or materials. If any such lien is filed that is claimed to be attributable to Tenant or persons acting under Tenant, then Tenant shall promptly
(and always within thirty (30) days of Tenant’s notice of filing thereof) discharge the same. 

(e)    Other. (i) Tenant must schedule and coordinate all aspects of work with the Building manager and
Building engineer and shall make prior arrangements for elevator use with the Building manager. If an operating engineer is required by any union regulations, Tenant shall pay for such engineer. If shutdown of risers and mains for electrical,
mechanical and plumbing work is required, such work shall be supervised by Landlord’s representative at Tenant’s cost. If special security arrangements must be made (e.g., in connection with work outside normal business hours), Tenant
Contractor shall pay the actual cost of such security. No work shall be performed in Building mechanical or electrical equipment rooms without Landlord’s approval, which approval shall not be unreasonably withheld or delayed, and all such work
shall be performed under Landlord’s supervision. Except in case of emergency, at least forty-eight (48) hours’ prior notice must be given to the Building management office prior to the shutdown of fire, sprinkler and other alarm
systems, and in case of emergency, prompt notice shall be given. In the event that such work unintentionally alerts the Fire or Police Department or any private alarm monitoring company through an alarm signal, Tenant shall be liable for any fees or
charges levied in connection with such alarm. Tenant shall pay to Landlord such charges as may from time to time be in effect with respect to any such shutdown. All demolition, installations, removals or other work that is reasonably likely to
inconvenience other tenants or disturb Building operations must be scheduled with the Building manager at least twenty-four (24) hours in advance. 

  
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 (ii)    Tenant shall take all necessary and appropriate steps to ensure
that any work carried out by or on behalf of Tenant is done in a manner so as to not interfere with any other tenants or occupants of the Building, except to a de minimis extent. Installations within the Premises (and elsewhere where Tenant is
permitted to make installations) shall not interfere with existing services and shall be installed so as not to unreasonably interfere with subsequent installation of ceilings or services for other tenants. Redundant electrical, control and alarm
systems and mechanical equipment and sheet metal used or placed on the Property during construction and not maintained as part of Tenant5 s use of the Premises must be removed as part of the work. 

(iii)    Each Tenant Contractor shall take all reasonable steps to assure that any work is carried out without disruption
from labor disputes arising from whatever cause, including disputes concerning union jurisdiction and the affiliation of workers employed by said Tenant Contractor or its subcontractors. Tenant shall be responsible for, and shall reimburse Landlord
for, all actual costs and expenses, including reasonable attorneys’ fees incurred by Landlord in connection with the breach by any Tenant Contractor of such obligations. If Tenant does not promptly resolve any labor dispute caused by or
relating to any Tenant Contractor, Landlord may in its sole discretion request that Tenant remove such Tenant Contractor from the Property, and if such Tenant Contractor is not promptly removed, Landlord may prohibit such Tenant Contractor from
entering the Property. 
 (iv)    Tenant shall diligently pursue and complete all Tenant Work and upon completion
thereof, Tenant shall give to Landlord (x) a permanent certificate of occupancy (if one is legally required) and any other final governmental approvals required for such work, (y) copies of “as built” plans and all construction
contracts and (z) proof of payment for all labor and materials. 
 10.06.    Condition upon Termination. At the
expiration or earlier termination of the Term, Tenant (and all persons claiming through Tenant) shall without the necessity of notice, deliver the Premises (including all Initial Tenant Improvements and Tenant Work, and all replacements thereof,
except such additions, alterations, Initial Tenant Improvements and other Tenant Work as the Landlord may direct to be removed at the time the Landlord approves the plans thereof, or, in the case of Tenant Work not subject to Landlord approval, at
the time of expiration or earlier termination of the Term) broom-clean, in compliance with the requirements of Section 10.07 and in good and tenantable condition, reasonable wear and tear, and damage by casualty or taking (to the extent
provided in Article 12 only) excepted. (For purposes of the foregoing sentence, the term “reasonable wear and tear” constitutes that normal, gradual deterioration that occurs due to aging and ordinary use despite reasonable and timely
maintenance and repairs; in no event shall “reasonable wear and tear” excuse Tenant from its duty to maintain same in good condition and repair and otherwise serviceable.) The Premises shall be surrendered to Landlord free and clear of any
mechanic’s liens (or any similar lien related to labor or materials) filed against any part of the Premises and free and clear of any financing or other encumbrance on any equipment and/or Initial Tenant Improvements or Tenant Work to be
surrendered with the Premises. As part of such delivery, Tenant shall also provide all keys (or lock combinations, codes or electronic passes) to the Premises to Landlord; remove all signs wherever located; and, except as provided in this
Section 10.06, remove all Tenant Property whether or not bolted or otherwise attached. As used herein, “Tenant Property” shall mean all trade fixtures, furnishings, equipment inventory, cabling and other personal property owned
by Tenant or any person acting under Tenant at the Premises. Tenant shall repair all damage that results from such removal and restore the Premises substantially to a fully functional and tenantable condition (including the filling of all floor and
wall holes, the removal of all disconnected wiring back to junction boxes and the replacement of all damaged ceiling tiles). Any property not so removed shall be deemed abandoned, shall at once become the property of Landlord, and may be disposed of
in such manner as Landlord shall see fit; and Tenant shall pay the cost of removal and disposal to Landlord upon demand. The covenants of this Section shall survive the expiration or earlier termination of the Term. 

  
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 10.07.    Decommissioning of the Premises. Prior to the expiration of this
Lease (or within thirty (30) days after any earlier termination), Tenant shall clean and otherwise decommission all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing in and/or
exclusively serving the Premises, and all exhaust or other ductwork in and/or exclusively serving the Premises, in each case which has carried or released or been exposed to any Environmental Substances, and shall otherwise clean the Premises so as
to permit the report hereinafter called for by this Section 10.07 to be issued. Prior to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant, at Tenant’s expense, shall obtain for Landlord a
report addressed to Landlord and Landlord’s designees (and, at Tenant’s election, Tenant) by a reputable licensed environmental engineer that is designated by Tenant and acceptable to Landlord in Landlord’s reasonable discretion,
which report shall be based on the environmental engineer’s inspection of the Premises and shall show: that the Environmental Substances, to the extent, if any, existing prior to such decommissioning, have been removed as necessary so that the
interior surfaces of the Premises (including floors, walls, ceilings, and counters), piping, supply lines, waste lines and plumbing, and all such exhaust or other ductwork in and/or exclusively serving the Premises, may be reused by a subsequent
tenant or disposed of in compliance with applicable Environmental Laws (as defined in Section 9.04 hereof) without taking any special precautions for Environmental Substances, without incurring special costs or undertaking special procedures
for demolition, disposal, investigation, assessment, cleaning or removal of Environmental Substances and without incurring regulatory compliance requirements or giving notice in connection with Environmental Substances; and that the Premises may be
reoccupied for office or laboratory use, demolished or renovated without taking any special precautions for Environmental Substances, without incurring special costs or undertaking special procedures for disposal, investigation, assessment, cleaning
or removal of Environmental Substances and without incurring regulatory requirements or giving notice in connection with Environmental Substances. Further, for purposes of this Section: “special costs” or “special procedures”
shall mean costs or procedures, as the case may be, that would not be incurred but for the nature of the Environmental Substances as Environmental Substances instead of non-hazardous materials. The report
shall include reasonable detail concerning the clean-up location, the tests run and the analytic results. If Tenant fails to perform its obligations under this Section, without limiting any other right or
remedy, Landlord may, on ten (10) business days’ prior written notice to Tenant perform such obligations at Tenant’s expense, and Tenant shall promptly reimburse Landlord upon demand for all costs and expenses reasonably incurred
together with an Administrative Charge, as defined in Section 14.02(f). Tenant’s obligations under this Section shall survive the expiration or earlier termination of this Lease. 

  
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 ARTICLE 11: INITIAL TENANT IMPROVEMENTS 

11.01.    Tenant has provided Landlord with all necessary information regarding Tenant’s space planning needs in connection
with its use of the Premises. Based upon such information supplied by Tenant, space plans and specifications have been prepared (the “Plans and Specifications”) for the layout of Tenant’s leasehold improvements to the Premises
(“Initial Tenant Improvements”), The Initial Tenant Improvements shall not include Tenant’s furniture, trade fixtures, equipment and personal property and are limited to the fit-up
construction, as generally laid out and specified on the Plans and Specifications, Tenant acknowledges that the Initial Tenant Improvements, except as expressly provided in the Plans and Specifications, will be substantially designed and constructed
to the general quality of the design and construction of the Building and in accordance with Landlord’s building standards for the Building. Tenant has approved and agreed to the Plans and Specifications. The Plans and Specifications are
attached hereto as Exhibit H. 
 11.02.    Tenant agrees that Landlord shall have no obligation to make any material changes to
the Plans and Specifications requested by Tenant, provided, however, to the extent Landlord agrees to any changes whether material or immaterial, Tenant agrees that any additional actual cost to Landlord, in excess of the Improvement Allowance and
the Additional Allowance, if applicable, resulting from such approved changes shall be the responsibility of Tenant and shall be paid in full by Tenant to Landlord within ten (10) business days of billing therefor by Landlord; and Tenant agrees
that if any such changes do result in delay in Substantial Completion, same shall be deemed a Tenant Delay (as defined below). 

11.03.    Landlord shall proceed, using reasonable efforts, to obtain all necessary permits and approvals for the construction of
the Initial Tenant Improvements, to engage a contractor or construction manager to perform or supervise the construction and to proceed to construct the Initial Tenant Improvements in substantial conformance with the Plans and Specifications.
Landlord reserves the right to make changes and substitutions to the Plans and Specifications in connection with the construction of the Initial Tenant Improvements, provided same do not materially adversely modify the Plans and Specifications or
the schedule or delivery of the Initial Tenant Improvements. Landlord agrees to use reasonable efforts to Substantially Complete the Initial Tenant Improvements in a good and workmanlike manner by the Anticipated Term Commencement Date, but in no
event shall Landlord be liable to Tenant for any failure to deliver the Premises on any specified date, nor shall such failure give rise to any default or other remedies under this Lease or at law or equity; provided, however, in the event Landlord
has failed to Substantially Complete the Initial Tenant Improvements on or before the date that is sixty (60) days after the Anticipated Term Commencement Date (as such date shall be extended due to Tenant Delay (as defined herein) or Force
Majeure), then Tenant shall be entitled to a credit against Base Rent first due under the Lease in an amount equal to one day of Base Rent for each day after such sixtieth (60th) day until the Initial Tenant Improvements is Substantially Complete.
Such rent credit shall be applied against the Base Rent obligations beginning on the Term Commencement Date until such credit has been exhausted. 

  
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 11.04.    Tenant’s Improvements shall be deemed “Substantially
Complete” on the date (the “Substantial Completion Date”) Tenant receives notice from Landlord that Landlord has received a certificate of occupancy (temporary or permanent) or a fully-signed off building permit for the
Premises issued by the Town of Lexington (the “Certificate of Occupancy”). Any of the Initial Tenant Improvements not fully completed (of which Tenant shall give Landlord notice as provided below) on the Term Commencement Date shall
thereafter be so completed with reasonable diligence by Landlord. Notwithstanding the foregoing, if any delay in the Substantial Completion of the Initial Tenant Improvements by Landlord is due to Tenant Delays, then the Substantial Completion Date
shall be deemed to be the date (as set forth in a written notice from Landlord to Tenant) the Initial Tenant Improvements would have been Substantially Complete, if not for such Tenant Delays, as reasonably determined by Landlord. “Tenant
Delays”, shall mean delays caused by: (i) requirements of the Plans and Specifications requested by Tenant that do not conform to Landlord’s building standards for office build-out, or which
contain long lead-time or non-standard items requested by Tenant; (ii) any material change in the Plans and Specifications requested by Tenant and agreed to by Landlord; (iii) any request by Tenant
for a delay in the commencement or completion of the Initial Tenant Improvements for any reason; or (iv) any other act or omission of Tenant or its employees, agents or contractors which reasonably inhibits the Landlord from timely completing
the Initial Tenant Improvements. The Premises shall not be deemed to be unavailable if only minor or insubstantial details of construction, decoration or mechanical adjustments remain to be done. If as a result of Tenant Delays the Premises are
deemed ready for Tenant’s occupancy, pursuant to the foregoing (and the term shall have commenced by reason thereof), but the Premises are not in fact actually ready for Tenant’s occupancy, Tenant shall not (except with Landlord’s
consent not to be unreasonably withheld, conditioned or delayed) be entitled to take possession of the Premises for the permitted use until the premises are in fact actually ready for such occupancy. 

11.05.    Within seven (7) business days after the Term Commencement Date, Landlord and Tenant shall confer and create a
specific list of any defects or incomplete remaining items of work with respect to the Initial Tenant Improvements (a “Punchlist”). Except with respect to the items contained in the Punchlist, Tenant shall be deemed satisfied with
the Initial Tenant Improvements, Landlord shall be deemed to have completed all of its obligations under this Article 11 and Tenant shall have no claim that Landlord has failed to perform in full its obligations hereunder. 

11.06.    This Lease is subject to the Landlord obtaining all permits, licenses and approvals necessary to allow Landlord to
construct the Initial Tenant Improvements and obtain a Certificate of Occupancy with respect thereto; and if despite Landlord’s good faith efforts Landlord shall be unable to obtain such permits, license, approvals, or Certificate of Occupancy,
and is therefore unable to commence or complete the Initial Tenant Improvements, then this lease may be terminated by Landlord by written notice to Tenant. 

11.07.    If Tenant occupies the Premises prior to the Term Commencement Date (which shall only be allowed upon the prior written
consent of the Landlord), such occupancy shall be subject to all provisions of this Lease, such occupancy shall not change the Termination Date, and Tenant shall pay rent and all other charges provided for in this Lease during the period of such
occupancy. Tenant shall be liable for any damages or delays caused by Tenant’s activities at the Premises. Prior to entering the Premises, Tenant shall obtain all insurance it is required to obtain by the Lease and shall provide certificates of
said insurance to Landlord. Tenant shall coordinate such entry with Landlord’s building manager, and such entry shall be made in compliance with all terms and conditions of this Lease and the rules and regulations in effect from time to time.

  
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 11.08.    Landlord shall pay the costs and expenses incurred by Landlord in
connection with the performance and completion of the Initial Tenant Improvements in an amount not to exceed $372, 100.00 (based on $50.00 multiplied by 7, 442 rentable square feet of the Premises) (the “Improvement Allowance”) and
this shall be Landlord’s maximum contribution to the cost of constructing and installing the Initial Tenant Improvements. Landlord may include within the Improvement Allowance all reasonable, costs and expenses incurred by or on behalf of
Landlord in connection with the Initial Tenant Improvements including without limitation, all design, review, permitting, bid preparation and bid review, construction, materials and supplies, and including a construction or project management fee
payable to Landlord of three percent (3%) of the costs of the Initial Tenant Improvements. Landlord shall have no separate or additional obligation to pay Tenant the Improvement Allowance. Tenant shall be responsible for and promptly (but in no
event longer than ten (10) days after request therefor) pay directly or pay to Landlord for, as appropriate, and indemnify and reimburse Landlord from and against, any actual costs of the Initial Tenant Improvements that are in excess of the
Improvement Allowance including, without limitation, such costs over and above the Improvement Allowance necessary to complete the Initial Tenant Improvements as set forth in the Plans and Specifications, costs resulting from the Tenant’s
upgrades from building standard construction materials or Tenant’s upgrades or changes to the Initial Tenant Improvements or any plans or specifications relating thereto. Landlord shall have the same rights and remedies which Landlord has upon
the nonpayment of Base Rent and other charges due under this Lease for nonpayment of any amounts which Tenant is required to pay to Landlord or Landlord’s contractor in connection with the Initial Tenant Improvements or in connection with any
construction in the Premises performed for Tenant by Landlord, Landlord’s contractor or any other person, firm or entity after the Term Commencement Date. Except for the Initial Tenant Improvements and any repairs expressly required to be made
by Landlord under this Lease, Landlord shall have no obligation to perform any work or construction to make the premises fit for use and occupation or for Tenant’s particular purpose or to make them acceptable to Tenant. 

11.09.    Additional Improvement Allowance. In addition to the Tenant Improvement Allowance, upon the full use of the Tenant
Improvement Allowance as provided herein, Landlord will make available to Tenant an additional allowance in an amount not to exceed $148, 840.00 (based on $20.00 multiplied by 7, 442 rentable square feet of the Premises) (the “Additional
Improvement Allowance”), subject to repayment with interest as provided herein. The Additional Improvement Allowance shall be utilized for the same purposes of the Improvement Allowance and paid (and repaid) as provided below pursuant to
the terms and conditions hereof. Notwithstanding anything to the contrary set forth in this Lease, all amounts disbursed or advanced under the Additional Improvement Allowance shall (together with interest as set forth below) be repaid to Landlord
as Additional Rent on the following terms and conditions follows: 

  
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 (a)    Interest on the principal balance of the Additional Improvement
Allowance from time to time outstanding shall accrue from the Commencement Date at the rate of eight percent (8%) per year. Interest shall be calculated on the basis of a 360-day year times the actual number
of days elapsed. 
 (b)    Until the first (1st) day of the month following the month in which the Term Commencement
Date shall have occurred (the “Conversion Date”), interest only on the principal balance of the Additional Improvement Allowance shall be payable monthly in arrears on the first (1st) day of each month. 

(c)    From and after the Conversion Date, principal and interest on the principal balance of the Additional Improvement
Allowance shall be payable, as Additional Rent, in arrears on the first (1st) day of each month in equal monthly installments and in a manner such that the entire principal and interest shall be paid by no later than the last day of the Initial
Term. 
 (d)    Tenant may prepay the outstanding balance of the Additional Improvement Allowance, in whole or in part,
and any accrued interest thereon, at any time, without premium or penalty. 
 11.10.    All components of the Initial Tenant
Improvements shall be part of the Building, except only for such items as Landlord shall designate in writing to be removed by Tenant on the termination of this Lease, which notice shall be delivered to Tenant simultaneously with the approval of the
Plans and Specifications. 
 ARTICLE 12: DAMAGE OR DESTRUCTION; CONDEMNATION 

12.01.    Damage or Destruction of Premises. 

12.01.01    If the Premises or any part thereof shall be damaged by fire or other insured casualty, then, subject to
Subsection 12.01.2, Landlord shall proceed with diligence, subject to then applicable statutes, building codes, zoning ordinances and regulations of any governmental authority, and at the expense of Landlord (but only to the extent of insurance
proceeds made available to Landlord by any mortgagee of the Building and any ground lessor) to repair or cause to be repaired such damage (other than any Initial Tenant Improvements and Tenant Work, which Tenant shall promptly commence, and proceed
with diligence, to restore, but only to the extent of insurance proceeds (plus commercially reasonable deductible(s)) so long as Tenant was carrying the insurance coverages required in this Lease). All such repairs made necessary by any act or
omission of Tenant shall be made at the Tenant’s expense to the extent that the cost of such repairs are less than the deductible amount in Landlord’s insurance policy. All repairs to and replacements of Tenant Property and any Initial
Tenant Improvements and Tenant Work shall be made by and at the expense of Tenant. The cost of any repairs performed under this Section by Landlord at Tenant’s expense (including costs of design fees, financing, and charges for administration,
overhead and construction management services by Landlord and Landlord’s contractor) shall constitute Additional Rent hereunder. If the Premises or any part thereof shall have been rendered unfit for use and occupation hereunder by reason of
such damage, the Base Rent or a just and proportionate part thereof, according to the nature and extent to which the Premises shall have been so rendered unfit, shall be abated until the Premises (except as to Tenant Property, Initial Tenant
Improvements and any Tenant Work) shall have been restored as nearly as practicable to the condition in which they were immediately prior to such fire or other casualty. Landlord shall not be liable for delays in the making of any such repairs that
are due to government regulation, casualties, and strikes, unavailability of labor and materials, delays in obtaining insurance proceeds, and other causes beyond the reasonable control of Landlord, nor shall Landlord be liable for any inconvenience
or annoyance to Tenant or injury to the business of Tenant resulting from delays in repairing such damage. 

  
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 12.01.2    If (i) the Premises are so damaged by fire or
other casualty (whether or not insured) at any time during the last thirty (30) months of the Term that the cost to repair such damage is reasonably estimated to exceed one-third (1/3) of the total Base
Rent payable hereunder for the period from the estimated completion date of repair until the end of the Term, (ii) at any time the Building (or any portion thereof, whether or not including any portion of the Premises) is so damaged by fire or
other casualty (whether or not insured) that substantial alteration or reconstruction or demolition of the Building (or a portion thereof) shall in Landlord’s good faith judgment be required, or (iii) at any time damage to the Building
occurs by fire or other insured casualty and any mortgagee or ground lessor shall refuse to permit insurance proceeds to be utilized for the repair or replacement of such property and Landlord determines not to repair such damage, then and in any of
such events, this Lease and the term hereof may be terminated at the election of Landlord by a notice from Landlord to Tenant within ninety (90) days, or such longer period, but in any event not to exceed one hundred twenty (120) days as
is required to complete arrangements with any mortgagee or ground lessor regarding such situation, following such fire or other casualty; the effective termination date pursuant to such notice shall be not less than thirty (30) days after the
day on which such termination notice is received by Tenant. If any mortgagee refuses without fault by Tenant to permit insurance proceeds to be applied to replacement of the Premises, and neither Landlord nor such mortgagee has commenced such
replacement within six (6) months following adjustment of such casualty loss with the insurer, then Tenant may, until any such replacement commences, terminate this Lease by giving at least thirty (30) days prior written notice thereof to
Landlord and such termination shall be effective on the date specified if such replacement has not then commenced. In addition, if a substantial portion of the Premises is damaged by fire or other casualty or Tenant’s access to the Premises is
denied by reason of damage by fire or other casualty to such extent that Landlord fails to complete the repairs required hereunder within seven (7) months after the occurrence thereof, Tenant, upon sixty (60) days’ written notice to
Landlord, may terminate this Lease; provided, however, that if Landlord completes said repairs prior to the end of said sixty (60) day period, Tenant’s notice shall be void and this Lease shall continue in full force and effect. In the
event of any termination, the Term shall expire as though such effective termination date were the date originally stipulated in Article 1 for the end of the Term and the Base Rent and Additional Rent for Total Operating Costs (to the extent not
abated as set forth above) shall be apportioned as of such date. 
 12.02.    Eminent Domain. In the event that all or any
substantial part of the Premises or the Building or its common areas is taken (other than for temporary use, hereafter described) by public authority under power of eminent domain (or by conveyance in lieu thereof), then by notice given within three
(3) months following the recording of such taking (or conveyance) in the appropriate registry of deeds, this Lease may be terminated at Landlord’s election, or Tenant’s election if such taking shall prevent Tenant from using at least
fifty percent (50%) of the Premises for their intended purposes, thirty (30) days after such notice, and Base Rent and Tenant’s share of Total Operating Costs and Taxes shall be apportioned as of the date of termination. If this Lease is
not terminated as aforesaid, subject to the rights of mortgagees Landlord shall within a reasonable time thereafter, diligently restore what may remain of the Premises (excluding any Tenant Property or other items installed or paid for by Tenant
that Tenant is permitted or may be required to remove upon expiration and any Initial Tenant Improvements and Tenant Work) to a tenantable condition. In the event some portion of rentable floor area of the Premises is taken (other than for temporary
use) and this Lease is not terminated, Base Rent shall be proportionally abated for the remainder of the Term. In the event of any taking of the Premises or any part thereof for temporary use, (i) this Lease shall be and remain unaffected
thereby and rent shall not abate, and (ii) Tenant shall be entitled to receive for itself such portion or portions of any award made for such use with respect to the period of the taking that is within the Term, provided that if such taking
shall remain in force at the expiration or earlier termination of this Lease, then Tenant shall pay to Landlord a sum equal to the reasonable cost of performing Tenant’s obligations hereunder with respect to surrender of the Premises and upon
such payment shall be excused from such obligations. 

  
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 So long as Tenant is not then in breach of any covenant or condition of this Lease beyond
any applicable notice and cure periods, any specific damages that are expressly awarded to Tenant on account of its relocation expenses, and specifically so designated, shall belong to Tenant. Except as provided in the preceding sentence of this
paragraph, Landlord reserves to itself, and Tenant releases and assigns to Landlord, all rights to damages accruing on account of any taking or by reason of any act of any public authority for which damages are payable. Tenant agrees to execute such
further instruments of assignment as may be reasonably requested by Landlord, and to turn over to Landlord any damages that may be recovered in any proceeding or otherwise; and Tenant irrevocably appoints Landlord as its attorney-in-fact with full power of substitution so to execute and deliver in Tenant’s name, place and stead all such further instruments if Tenant shall fail to do so
after ten (10) days’ notice. 
 ARTICLE 13: ASSIGNMENT AND SUBLETTING 

13.01.    Landlord’s Consent Required. Except as set forth in this Article, Tenant shall not directly or
indirectly assign this Lease, or sublet or license the Premises or any portion thereof, or advertise the Premises for assignment or subletting or permit the occupancy of all or any portion of the Premises by any person other than Tenant (each of the
foregoing actions are collectively referred to as a “Transfer”) without obtaining, on each occasion, the prior written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, and provided that
Tenant complies with the provisions of this Article. A Transfer shall include, without limitation, any transfer of Tenant’s interest in this Lease by operation of law, merger or consolidation of Tenant into any other firm or corporation, and
the transfer or sale of a controlling interest in Tenant, whether by sale of its capital stock or otherwise or any sale of all or a substantial part of Tenant’s assets. Any Transfer shall be subject to this Lease, all of the provisions of which
shall be conditions to such Transfer and be binding on any transferee. No transferee shall have any right further to transfer its interest in the Premises, and nothing herein shall impose any obligation on Landlord with respect to a further
Transfer. The foregoing restrictions shall be binding on any assignee or sublessee to which Landlord has consented, provided, notwithstanding anything else contained in this Lease, Landlord’s consent to any further assignment, subleasing or any
sub-subleasing by any approved assignee or sublessee may be withheld by Landlord at Landlord’s sole discretion. If Tenant does Transfer with (or without) Landlord’s consent, any option or other right
that Tenant may have relating to the Premises, including any right to extend the Term or lease other premises, shall automatically be terminated. Landlord’s Managing Agent (or such other manager of the Building appointed from time to time by
Landlord) shall be Tenant’s exclusive broker for a period of six (6) months with respect to any proposed transfer so long as such Managing Agent uses its good faith best efforts to market in accordance with Tenant’s directions; and
after such period Tenant may appoint a co-exclusive broker to serve along with Landlord’s Managing Agent Such Managing Agent shall be paid a brokerage fee for any transfer in accordance with such Managing
Agent’s commission schedule then in effect so long as such schedule is competitive with similar schedules of major Greater Boston brokerage firms. 

  
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 13.02.    Terms. Without limitation, it shall not be unreasonable for
Landlord to withhold such consent for any Transfer where, in Landlord’s reasonable opinion: (i) the proposed transferee does not have a financial standing and credit rating reasonably acceptable to Landlord; (ii) the proposed
transferee is known to have a bad reputation in the business community; (iii) the business in which the proposed transferee is engaged could detract from, or be inappropriate for, the Building, its value or the costs of ownership thereof;
(iv) Intentionally Omitted; (v) the proposed transferee is a current tenant or a prospective tenant (or any affiliate of such tenant or prospective tenant), meaning such tenant has been shown space or has been presented with or has made an
offer to lease space, of the Building or the Project; (vi) the use of the Premises by any transferee (even though a Permitted Use) violates any use restriction granted by Landlord in any other lease or would otherwise cause Landlord to be in
violation of its obligations under another lease or agreement to which Landlord is a party; (vii) if such Transfer is not approved of by the holder of any mortgage on the Property (if such approval is required); (viii) a proposed
transferee’s business will impose a burden on the Property’s parking facilities, elevators, common areas, facilities, or utilities that is greater than the burden imposed by Tenant, in Landlord’s reasonable judgment; (ix) any
guarantor (e.g., a subsequent assignor) of this Lease refuses to consent to the proposed transfer or to execute a written agreement reaffirming the guaranty; (x) Tenant is in default of any of its obligations under the Lease at the time of the
request or at the time of the proposed Transfer; (xi) if requested by Landlord, the transferee refuses to sign a non-disturbance and attornment agreement in favor of Landlord’s lender;
(xii) Landlord has sued or been sued by the proposed transferee or has otherwise been involved in a legal dispute with the proposed transferee; (xiii) the transferee is involved in a business which is not in keeping with the then current
standards of the Property; (xiv) the Transfer will result in there being more than one subtenant of the Premises; or (xv) the transferee is a governmental or quasi- governmental entity or an agency, department or instrumentality of a
governmental or quasi- governmental agency. Landlord may condition its consent upon such transferee depositing with Landlord such additional security as Landlord may reasonably require to assure the performance and observance of the obligations of
such party to Landlord. In no event, however, shall Tenant assign this Lease or sublet the whole or any part of the Premises to a proposed transferee which has been judicially declared bankrupt or insolvent according to law, or with respect to which
an assignment has been made of property for the benefit of creditors, or with respect to which a receiver, guardian, conservator, trustee in involuntary bankruptcy or similar officer has been appointed to take charge of all or any substantial part
of the proposed transferee’s property by a court of competent jurisdiction, or with respect to which a petition has been filed for reorganization under any provisions of the Bankruptcy Code now or hereafter enacted, or if a proposed transferee
has filed a petition for such reorganization, or for arrangements under any provisions of the Bankruptcy Code now or hereafter enacted and providing a plan for a debtor to settle, satisfy or extend the time for the payment of debts. 

  
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 13.03.    Right of Termination or Recapture. If Tenant requests
Landlord’s consent to a Transfer (excepting a Related Party Transfer), an assignment of this Lease or a sublet of all or substantially all of the Premises for all or substantially all of the Term, Landlord shall have the option, exercisable by
written notice to Tenant given within twenty (20) days after Landlord’s receipt of Tenant5s completed request, to terminate this Lease as of the date set forth by Landlord in such notice, which termination date must be no earlier than, and
no later than thirty (30) days after, the proposed effective date of such requested assignment or subletting, as to the entire Premises in the case of a proposed Transfer of the whole Premises, and as to the portion of the Premises to be
transferred in the case of a partial Transfer. In the event of termination in respect of a portion of the Premises, the portion so eliminated shall be delivered to Landlord on the date specified in good order and condition in the manner required
under this Lease at the end of the Term and thereafter, to the extent necessary in Landlord’s judgment, Landlord, at Tenant’s cost and expense, may have access to and may make modification to the Premises (or portion thereof) so as to make
such portion a self-contained rental unit with access to common areas, elevators and the like. Base Rent and the Tenant’s share shall be adjusted according to the extent of the rentable square footage of the Premises for which the Lease is
terminated. 
 13.04.    Procedures. At least twenty (20) days prior to the effective date of any Transfer, Tenant
shall give Landlord in writing the details of the proposed Transfer, including, but not limited to: (i) the name, business, and financial condition of the prospective transferee, (ii) a true and complete copy of the proposed instrument
containing all of the terms and conditions of such Transfer, (iii) a written agreement of the assignee, subtenant or licensee agreeing with Landlord to perform and observe all of the terms, covenants, and conditions of this Lease undertaken by
such transferee and such other matters as are contained in Landlord’s standard form of consent to a Transfer, and (iv) any other information Landlord reasonably deems relevant. Tenant shall pay to Landlord, as Additional Rent,
Landlord’s reasonable attorneys’ fees in reviewing any Transfer. Tenant may make a Related Party Transfer (as defined below) without the consent of Landlord provided that Tenant gives Landlord at least ten (10) days’ prior notice
thereof together with evidence reasonably satisfactory to Landlord that the proposed Transfer is a Related Party Transfer and such Related Party Transfer is subject to all of the other terms and conditions for this Article. A “Related Party
Transfer” is a transfer to an entity (i) into or with which Tenant is merged or consolidated, (ii) to which substantially all of Tenant’s assets are transferred as a going concern, or (iii) which controls or is
controlled by Tenant or is under common control with Tenant, provided that in any of such events (1) Landlord receives prior written notice of any such transactions, (2) the assignee or subtenant agrees directly with Landlord, by written
instrument in form satisfactory to Landlord, to be bound by all the obligations of Tenant hereunder including, without limitation, the covenant against further assignment and subletting, (3) in no event shall Tenant be released from its
obligations under this Lease, (4) any such transfer or transaction is for a legitimate, regular business purpose of Tenant other than a transfer of Tenant’s interest in this Lease, and (5) the involvement by Tenant or its assets in
any transaction, or series of transactions (by way of merger, sale, acquisition, financing, refinancing, transfer, leveraged buy-out or otherwise) whether or not a formal assignment or hypothecation of this
Lease or Tenant’s assets occurs, will not result in a reduction of the Net Worth of Tenant (as defined below), from the Net Worth of Tenant as it is represented to Landlord at the time of the execution by Landlord of this Lease, or as it exists
immediately prior to said transaction or transactions constituting such reduction, at whichever time said Net Worth of Tenant was or is greater. “Net Worth” of Tenant for purposes of this Section shall be the tangible net worth of
Tenant (excluding any guarantors) established under generally accepted accounting principles consistently applied. 

  
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 13.05.    Excess Rents. If the consideration, rent, or other amounts
payable to Tenant under any other Transfer exceed the Rent and Tenant’s Transfer Expenses ((a) pro rated based on floor area in the case of a subletting, license or other occupancy of less than the entire area of the Premises and
(b) amortized on a straight line basis over the remaining Term), then Tenant shall pay to Landlord, as Additional Rent, fifty percent (50%) of the amount of such excess when and as received. Tenant’s “Transfer Expenses”
shall mean Tenant’s actual reasonable and necessary payments to third parties in connection with such a Transfer on account of brokerage, legal and market-based fit-up costs. Without limiting the
generality of the first sentence of this Section, any lump-sum payment or series of payments (including, without limitation, for the purchase or use of so-called
leasehold improvements or Tenant Property and any separate charges for services) on account of any Transfer shall be deemed to be in excess of Rent and other charges in its or their entirety. 

13.06.    No Release. Notwithstanding any Transfer and whether or not the same is a Related Party Transfer or is consented
to, the liability of Tenant to Landlord shall remain direct and primary. Any transferee of all or substantially all of Tenant’s interest in the Premises (including any such transferee under a Related Party Transfer) shall be jointly and
severally liable with Tenant to Landlord for the performance of all of Tenant’s covenants under this Lease; and such assignee shall upon request execute and deliver such instruments as Landlord reasonably requests in confirmation thereof (and
agrees that its failure to do so shall be a default). Tenant hereby irrevocably authorizes Landlord to collect Rent from any transferee (and upon notice any transferee shall pay directly to Landlord) and apply the net amount collected to the rent
and other charges reserved under this Lease. No Transfer shall be deemed a waiver of the provisions of this Section, or the acceptance of the transferee as a tenant, or a release of Tenant from direct and primary liability for the performance of all
of the covenants of this Lease. Notwithstanding anything to the contrary in the documents effecting the Transfer, no Transfer shall alter in any manner whatsoever the terms of this Lease, to which any Transfer at all times shall be subject and
subordinate. The breach by Tenant or any transferee of any covenant in this Article shall be a default for which there is no cure period. 

Anything contained in the foregoing provisions of this Section to the contrary notwithstanding, neither Tenant nor any transferee nor any
other person having an interest in the possession, use, occupancy or utilization of the Premises shall enter into any lease, sublease, assignment, license, concession or other agreement for use, occupancy or utilization of space in the Premises that
provides for rental or other payment for such use, occupancy or utilization based, in whole or in part, on the net income or profits derived by any person from the Premises leased, used, occupied or utilized (other than an amount based on a fixed
percentage or percentages of receipts or sales), and any such purported lease, sublease, assignment, license, concession or other agreement shall be absolutely void and ineffective as a conveyance of any right or interest in the possession, use,
occupancy or utilization of any part of the Premises. 

  
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 13.07.    Certain Additional Rights. If the Premises or any part thereof
are Transferred by Tenant, following the occurrence of a default which has continued beyond any applicable cure period, Landlord, in addition to any other remedies provided hereunder or at law, may at its option collect directly from any such
transferee(s) all rents becoming due to the Tenant under any such Transfer and apply such rent against any amounts due Landlord by Tenant under this Lease, and Tenant hereby irrevocably authorizes and directs such transferee(s) to so make all such
rent payments, if so directed by Landlord; and it is understood that no such election or collection or payment shall be construed to constitute a novation of this Lease or a release of Tenant hereunder, or to create any lease or occupancy agreement
between the Landlord and such subtenant or impose any obligations on Landlord, or otherwise constitute the recognition of such sublease by Landlord for any purpose whatsoever. Tenant hereby absolutely and unconditionally assigns and transfers to
Landlord all of Tenant’s interest in all rentals and income arising from any Transfer entered into by Tenant, and Landlord may collect such rent and income and apply same toward Tenant’s obligations under this Lease; provided, however,
that until a default occurs in the performance of Tenant’s obligations under this Lease, Tenant may receive, collect and enjoy the rents accruing under such Transfer. Landlord shall not, by reason of this or any other assignment of such rents
to Landlord nor by reason of the collection of the rents from a transferee, be deemed to have assumed or recognized any Transfer or to be liable to the transferee for any failure of Tenant to perform and comply with any of Tenant’s obligations
to such transferee under such Transfer, including, but not limited to, Tenant’s obligation to return any security deposit. Tenant hereby irrevocably authorizes and directs any such transferee, upon receipt of a written notice from Landlord
stating that a default exists in the performance of Tenant’s obligations under this Lease, to pay to Landlord the rents due as they become due under the Transfer. Tenant agrees that such transferee shall have the right to rely upon any such
statement and request from Landlord, and that such transferee shall pay such rents to Landlord without any obligation or right to inquire as to whether such default exists and notwithstanding any notice from or claim from Tenant to the contrary. In
the event Tenant shall default in the performance of its obligations under this Lease or Landlord terminates this Lease by reason of a default of Tenant, Landlord at its option and without any obligation to do so, may require any transferee to
attorn to Landlord. 
 ARTICLE 14: EVENTS OF DEFAULT AND REMEDIES 

14.01.    Events of Default. Landlord and Tenant hereby agree that the occurrence of any one or more of the following events
is a material default (sometimes referred to as an “Event of Default” by Tenant under this Lease: 

14.01.1.    Tenant’s failure to make any payment of Base Rent, Additional Rent, Rent, Tenant’s share of
Operating Expenses, Tenant’s share of Taxes, late charges, or any other payment required to be made by Tenant hereunder, as and when due, where such failure shall continue for a period of five (5) days after written notice thereof from
Landlord to Tenant; 
 14.01.2.    Tenant’s failure to observe or perform any of the covenants, conditions
or provisions of this Lease to be observed or performed by Tenant (other than those referenced in Section 14.01.1, above) where such failure shall continue for a period of thirty (30) days after written notice thereof from Landlord to
Tenant, which thirty (30) day period shall be extendable up to ninety (90) days in the aggregate provided Tenant has commenced and is diligently pursuing cure of the same and provides notice thereof to Landlord; 

  
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 14.01.3.    Tenant’s permanent abandonment or vacating the
Premises; 
 14.01.4.    Tenant’s (or any transferee of Tenant’s) attempt to make any Transfer of the
Premises in violation of this Lease; 
 14.01.5.    (i) The making by Tenant or any guarantor of Tenant’s
obligations hereunder of any general arrangement or general assignment for the benefit of creditors; (ii) Tenant or any guarantor becoming a “debtor” as defined in 11 U.S.C. 101 or any successor statute thereto (unless, in the case of
a petition filed against Tenant or guarantor, the same is dismissed within sixty (60) days); (iii) the appointment of a trustee or receiver to take possession of substantially all of Tenant’s assets located at the Premises or of
Tenant’s interest in this Lease, where possession is not restored to Tenant within thirty (30) days; (iv) the attachment, execution or other judicial seizure of substantially all of Tenant’s assets located at the Premises or of
Tenant’s interest in this Lease, where such seizure is not discharged within thirty (30) days; or (v) the insolvency of Tenant In the event that any provision of this Section 14.04(e) is unenforceable under applicable law, such
provision shall be of no force or effect; 
 14.01.6.    The discovery by Landlord that any financial statement,
representation or warranty given to Landlord by Tenant, or by any guarantor of Tenant’s obligations hereunder, was materially false at the time given, Tenant acknowledging that Landlord has entered into this Lease in material reliance on such
information; 
 14.01.7.    The failure of Tenant to comply with any of its obligations within the applicable
specified timeframes under (i) Article 7 with respect to maintaining and evidencing the required insurance coverages; (ii) Article 15; (iii) Section 16.03; and (iv) Section 16.04, then, and in any such case, Landlord and its
agents lawfully may, in addition to any remedies for any preceding breach, immediately or at any time thereafter without demand or notice and with or without process of law, enter upon any part of the Premises in the name of the whole or mail or
deliver a notice of termination of the Term of this Lease addressed to Tenant at the Premises or any other address herein, and thereby terminate the Term and repossess the Premises as of Landlord’s former estate. At Landlord’s election,
such notice of termination may be included in any notice of default. Upon such entry or mailing the Term shall terminate, all executory rights of Tenant and all obligations of Landlord will immediately cease, and Landlord may expel Tenant and all
persons claiming under Tenant and remove their effects without any trespass and without prejudice to any remedies for arrears of Rent or prior breach; and Tenant waives all statutory and equitable rights to its leasehold (including rights in the
nature of further cure or redemption, if any). If Landlord engages attorneys in connection with any failure to perform by Tenant hereunder, Tenant shall promptly reimburse Landlord for the fees of such attorneys on demand as Additional Rent. Without
implying that other provisions do not survive, the provisions of this Article shall survive the Term or earlier termination of this Lease. 

  
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 Rent forgiveness, all allowances (including the Tenant Improvement Allowance and any portion
of the Additional Improvement Allowance used) for (and/or Landlord expenses in designing and constructing) the Initial Tenant Improvements to ready the Premises for Tenant’s occupancy and the like, if any, have been agreed to by Landlord as
inducements for Tenant faithfully to perform all of its obligations. For all purposes, upon the occurrence of any Event of Default and the lapse of the applicable cure period, if any, any such inducements shall be deemed void as of the date hereof
as though such had never been included, and the aggregate amounts (or value) thereof will be deemed to be Additional Rent then immediately due. The foregoing will occur automatically without any further notice by Landlord, whether or not the Term is
then or thereafter terminated and whether or not Tenant thereafter corrects such Event of Default. 
 14.02.    Remedies for Default.

 14.02.1.    Reletting Expenses Damages. If the Term of this Lease is terminated for an Event of
Default, Tenant covenants, as an additional cumulative obligation after such termination, to pay all of Landlord’s reasonable costs, including reasonable attorneys’ fees, related to Tenant’s Event of Default and in collecting amounts
due and all reasonable expenses in connection with reletting, including tenant inducements to new tenants, brokerage commissions, fees for legal services, expenses of preparing the Premises for reletting and the like together with an administrative
charge of ten percent (10%) of all the foregoing costs (“Reletting Expenses”). It is agreed that Landlord may (i) relet the Premises or part or parts thereof for a term or terms that may be equal to, less than or exceed the
period that would otherwise have constituted the balance of the Term, and may grant such tenant inducements, including free rent, as Landlord in its sole discretion considers advisable, and (ii) make such alterations to the Premises as Landlord
in its sole discretion considers advisable, and no failure to relet or to collect rent under any reletting shall operate to reduce Tenant’s liability. Any obligation to relet imposed by law will be subject to Landlord’s reasonable
objectives of developing its property in a harmonious manner with appropriate mixes of tenants, uses, floor areas, terms and the like. Landlord’s Reletting Expenses together with all other sums provided for whether incurred prior to or after
such termination will be due upon demand. Except in accordance with its remedy under Section 14.02.3, Landlord shall use commercially reasonable efforts to mitigate any damages resulting from a default by Tenant under this Lease existing beyond
any requisite notice by Landlord and the expiration of any applicable grace period. Landlord’s obligation to mitigate damages after a default by Tenant under this Lease existing beyond any requisite notice by Landlord and the expiration of any
applicable grace period shall be satisfied in full if Landlord undertakes to lease the Premises (or any portion thereof) to another tenant (a “Substitute Tenant”) in accordance with the following criteria: (a) Landlord shall
have no obligation to solicit or entertain negotiations with any other prospective tenants for the Premises until Landlord obtains full and complete possession of the Premises including, without limitation, the final and unappealable legal right to
relet the Premises free of any claim of Tenant; (b) Landlord shall not be obligated to lease or show the Premises, on a priority basis, or offer the Premises to a prospective tenant when other premises in the Building suitable for that
prospective tenant’s use and other applicable requirements are (or will be on a timely basis) available; (c) Landlord shall not be obligated to lease the Premises to a Substitute Tenant for a rent less than the current fair market rent
then prevailing for similar uses in comparable buildings in the same market area as the Building, nor shall Landlord be obligated to enter into a new lease under other terms and conditions that are unacceptable to Landlord, in Landlord’s good
faith discretion; (d) Landlord shall not be obligated to enter into a lease with a Substitute Tenant whose use would: (i) violate any restriction, covenant, or requirement contained in the lease of another tenant of the Building;
(ii) adversely affect, in Landlord’s reasonable opinion, the reputation of the Building; or (iii) be incompatible, in Landlord’s reasonable opinion, with the operation of the Building; and (e) Landlord shall not be obligated
to enter into a lease with any proposed Substitute Tenant which does not have, in Landlord’s reasonable opinion, sufficient financial resources to operate the Premises in a first class manner and to fulfill all of the obligations in connection
with the lease thereof as and when the same become due. 

  
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 14.02.2.    Termination Damages. If the Term of this Lease
is terminated for default, unless and until Landlord elects lump sum liquidated damages described in the next paragraph, Tenant covenants, as an additional, cumulative obligation after any such termination, to pay punctually to Landlord all the sums
and perform all of its obligations in the same manner as if the Term had not been terminated. In calculating such amounts Tenant will be credited with the net proceeds of any rent then actually received by Landlord from a reletting of the Premises
after deducting all Rent that has not then been paid by Tenant, provided that Tenant shall never be entitled to receive any portion of the re-letting proceeds, even if the same exceed the Rent originally due
hereunder. 
 14.02.3.    Lump Sum Liquidated Damages. If this Lease is terminated for default, Tenant
covenants, as an additional, cumulative obligation after any such termination, to pay forthwith to Landlord at Landlord’s election made by written notice at any time after termination, as liquidated damages a single lump sum payment equal to
the sum of (i) all sums to be paid by Tenant and not then paid at the time of such election, plus either, as Landlord elects, (ii) the excess of the present value of all of the Rent reserved for the residue of the Term (with Additional
Rent deemed to increase ten percent (10%) in each year on a compounding basis) over the present value of the aggregate fair market rent and Additional Rent payable (if less than the Rent payable hereunder) on account of the Premises during such
period, which fair market rent shall be reduced by reasonable projections of vacancies and by Landlord’s Reletting Expenses described above to the extent not theretofore paid to Landlord), or (iii) an amount equal to the sum of all of the
Rent and other sums due under the Lease with respect to the twelve (12) month period next following the date of termination plus the amount of rent of any kind and the remaining unamortized cost of any Initial Tenant Improvements accrued and
unpaid at the time of termination or repossession. (The Federal Reserve discount rate (or equivalent) shall be used in calculating such present values under clause (ii), and in the event the parties are unable to agree on such fair market rent, the
matter shall be submitted, upon the demand of either party, to the office of the American Arbitration Association (or successor) closest to the Property, with a request for arbitration in accordance with the rules of the Association by a single
arbitrator who shall be a licensed real estate broker with at least ten (10) years of experience in the leasing of 1,000,000 or more square feet of floor area of buildings similar in character and location to the Premises, whose decision shall
be conclusive and binding on the parties.) 
 14.02.4.    Remedies Cumulative; Late Performance. The
remedies to which Landlord may resort under this Lease, and all other rights and remedies of Landlord are cumulative, and any two or more may be exercised at the same time. Nothing in this Lease shall limit the right of Landlord to prove and obtain
in proceedings for bankruptcy or insolvency an amount equal to the maximum allowed by any statute or rule of law in effect at the time; and Tenant agrees that the fair value for occupancy of all or any part of the Premises at all times shall never
be less than the Base Rent and all Additional Rent payable from time to time. Tenant shall also indemnify and hold Landlord harmless in the manner provided elsewhere herein if Landlord shall become or be made a party to any claim or action
(a) instituted by Tenant against any third party, or by any third party against Tenant, or by or against any person claiming Tenant; (b) for foreclosure of any lien for labor or material furnished to or for Tenant or such other person;
(c) otherwise arising out of or resulting from any act or transaction of Tenant or such other person; or (d) necessary to protect Landlord’s interest under this Lease in a bankruptcy proceeding, or other proceeding under Title 11 of
the United States Code, as amended. 

  
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 14.02.5.    Waivers; Accord and Satisfaction. No consent
by Landlord or Tenant to any act or omission that otherwise would be a default shall be construed to permit other similar acts or omissions. Neither party’s failure to seek redress for violation or to insist upon the strict performance of any
covenant, nor the receipt by Landlord of Rent with knowledge of any breach of covenant, shall be deemed a consent to or waiver of such breach. No breach of covenant shall be implied to have been waived unless such is in writing, signed by the party
benefiting from such covenant and delivered to the other party; and no acceptance by Landlord of a lesser sum than the Rent due shall be deemed to be other than on account of the earliest installment of such Rent, Nor shall any endorsement or
statement on any check or in any letter accompanying any check or payment be deemed an accord and satisfaction; and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such installment or
pursue any other right or remedy. The acceptance by Landlord of any Rent following the giving of any default and/or termination notice shall not be deemed a waiver of such notice. If Landlord commences any summary proceeding for possession of the
Premises or in any action based on non-payment of Rent by Tenant hereunder, Tenant hereby waives the right to interpose any non-compulsory claim or counterclaim of
whatever nature or description in any such proceeding. 
 14.02.6.    Landlord’s Curing. If Tenant
fails to perform any covenant within any applicable cure period, then Landlord at its option may (without waiving any right or remedy for Tenant’s non-performance) at any time thereafter perform the
covenant for the account of Tenant. Tenant shall upon demand reimburse Landlord’s cost (including reasonable attorneys’ fees) of so performing, together with an administrative charge equal to ten percent (10%) of such cost
(“Administrative Charge”) on demand as Additional Rent Notwithstanding any other provision concerning cure periods, Landlord may cure any non-performance for the account of Tenant after such
notice to Tenant, if any, as is reasonable under the circumstances if curing prior to the expiration of the applicable cure period is reasonably necessary to prevent likely damage to the Premises or possible injury to persons, or to protect
Landlord’s interest in the Premises. 
 ARTICLE 15: LETTER OF CREDIT 

Simultaneously with the execution and delivery of this Lease, Tenant shall deliver to Landlord a clean, irrevocable letter of credit in the
Letter of Credit Amount (as defined in Article 1) in the form attached hereto as Exhibit J or otherwise satisfactory in form and content to Landlord and issued by an FDIC insured bank located in Boston reasonably satisfactory to Landlord in
favor of Landlord. During the Term hereof, including any extensions thereof, or for any period that Tenant remains in possession of the premises following the expiration of the term, or for any period Tenant has obligations hereunder to Landlord
that remain unsatisfied following the expiration of the term (as may be extended), and for ninety (90) days after the latest to occur of the foregoing (i.e., the expiration of the term (as may be extended), the date on which Tenant vacates and
yields up the premises, etc.), the letter of credit shall be held to ensure the full and timely performance of Tenant9 s obligations under this Lease; which letter of credit may be drawn upon by Landlord and applied from time to time against
outstanding obligations of Tenant hereunder without notice or demand. Tenant shall have no right to require Landlord to so draw and apply the letter of credit, nor shall Tenant be entitled to credit the same against rents or other sums payable
hereunder. During the entire Term hereof, including any extension thereof, Tenant shall cause said letter of credit to be renewed, in identical form to that delivered herewith, no later than thirty (30) days prior to the date of expiration of
same. Without limiting any other remedies of Landlord, in the event that Tenant fails to renew any letter of credit given hereunder at least thirty (30) days prior to the date of expiration thereof, then Landlord shall have the right to draw
down the entire amount of said letter of credit and hold such sums as a cash deposit. If and to the extent that Landlord makes such use of the letter of credit, or any part thereof, the sum so applied by Landlord (from cash or from a drawing on the
letter of credit) shall be restored to the letter of credit (or by a new letter of credit equal to the difference) by Tenant forthwith upon notice from Landlord, and failure to so restore (within the grace period applicable to Base Rent hereunder)
shall be a default hereunder giving rise to all of Landlord’s rights and remedies applicable to a default in the payment of rent. In the event of an adverse change of circumstance relating to the bank issuing the letter of credit, or Landlord
otherwise reasonably believes the financial conditions of the issuing bank has been substantially degraded, Landlord reserves the right to require Tenant to replace the letter of credit from time to time with a substitute similar letter of credit
issued by another bank reasonably satisfactory to Landlord. 

  
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 Notwithstanding the foregoing, provided that: (a) Tenant has not been in default of any
of its obligations under this Lease after the giving of any applicable notice or cure period within one (1) year prior to any Reduction Date, as hereinafter defined, in question, (b) Tenant is, as of such Reduction Date, not in default of
its obligation under this Lease (provided, however, that if there is no reduction of the Letter of Credit Amount based upon Tenant’s failure to satisfy the condition set forth in this clause (b), then Tenant may subsequently achieve a reduction
in the Letter of Credit Amount pursuant to this sentence at such time as Tenant cures such default, so long as the cure occurs within any applicable notice or cure period, this Lease is then in full force and effect, and Tenant is otherwise then in
full compliance with its obligations under this Lease), and (c) this Lease is then both in full force and effect, the Letter of Credit Amount shall be reduced as of each “Reduction Date” as set forth below to the corresponding
amount shown in the following schedule: 
  

			
	 Reduction Date
	  	New Reduced Letter of Credit Amount
	 First (1st) day of Lease Year 2
	  	$117, 432.10
	 First (1st) day of Lease Year 3
	  	$93, 945.68
	 First (1st) day of Lease Year 4
	  	$70, 459.26

 Any reduction in the Letter of Credit shall be accomplished by Tenant providing Landlord with a substitute
Letter of Credit in the reduced amount in exchange for the existing Letter of Credit which Landlord is then holding, or by an amendment to the existing Letter of Credit then held by Landlord, in form and substance reasonably acceptable to Landlord,
which is accepted by Landlord in writing. Landlord shall execute and deliver in connection therewith such acknowledgments and instruments as may be reasonably required to effectuate such reduction, including the delivery to Tenant or the issuer
thereof of the Letter of Credit then held by Landlord. 

  
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 ARTICLE 16: PROTECTION OF LENDERS 

16.01.    Subordination and Superiority of Lease. Tenant agrees that this Lease and the rights of Tenant hereunder will be
subject and subordinate to any lien of the holder of any existing or future mortgage, and to the rights of any lessor under any ground or improvements lease of the Building (all mortgages and ground or improvements leases of any priority are
collectively referred to in this Lease as “mortgage,” and the holder or lessor thereof from time to time as a “mortgagee”) and to all advances and interest thereunder and all modifications, renewals, extensions and
consolidations thereof. With respect to future liens of any mortgage hereafter granted, Landlord will request that the mortgagee execute and deliver to Tenant an agreement (in such commercially reasonable form as such mortgagee may request) in which
the mortgagee agrees that such mortgagee shall not disturb Tenant in its possession of the Premises upon Tenant’s execution thereof and attornment to such mortgagee as Landlord and performance of its Lease covenants (which conditions Tenant
agrees with all mortgagees to perform). Upon such attornment, this Lease shall continue in full force and effect as a direct lease between the mortgagee and Tenant upon all of the terms, conditions and covenants as are set forth in this Lease,
except that the mortgagee shall not be (i) liable in any way to Tenant for any act or omission, neglect or default on the part of Landlord under this Lease, (ii) responsible for any monies owing by or on deposit with Landlord to the credit
of Tenant, (iii) subject to any counterclaim or setoff which theretofore accrued to Tenant against Landlord, (iv) bound by any amendment or modification of this Lease subsequent to such mortgage, or by any previous prepayment of Rent for
more than one (1) month, which was not approved in writing by the mortgagee, (v) liable beyond mortgagee’s interest in the Property, (vi) responsible for the performance of any work to be done by the Landlord under this Lease to
render the Premises ready for occupancy by the Tenant, or (vii) required to remove any person occupying the Premises or any part thereof, except if such person claims under the mortgagee. Tenant agrees that any present or future mortgagee may
at its option unilaterally elect to subordinate, in whole or in part and by instrument in form and substance satisfactory to such mortgagee alone, the lien of its mortgagee (or the priority of its ground lease) to some or all provisions of this
Lease. Notwithstanding anything to the contrary herein, Landlord shall exercise commercially reasonable efforts to obtain for Tenant, a duly-executed subordination, non-disturbance and attornment agreement
from the existing mortgagee of the Building. 
 Tenant agrees that this Lease shall survive the merger of estates of ground (or
improvements) lessor and lessee. Until a mortgagee (either superior or subordinate to this Lease) forecloses Landlord’s equity of redemption (or terminates or succeeds to a new lease in the case of a ground or improvements lease) no mortgagee
shall be liable for failure to perform any of Landlord’s obligations (and such mortgagee shall thereafter be liable only after it succeeds to and holds Landlord’s interest and then only as limited herein). Tenant shall, if requested by
Landlord or any mortgagee, give notice of any alleged non-performance on the part of Landlord to any such mortgagee provided that an address for such mortgagee has been designated to Tenant in writing, and
Tenant agrees that such mortgagee shall have a separate, consecutive reasonable cure period of no less than thirty (30) days (to be reasonably extended in the same manner Landlord’s cure period is to be extended and for such additional
periods as is necessary to allow such Mortgagee to take possession of the Property) following Landlord’s cure period during which such mortgagee may, but need not, cure any non-performance by Landlord.
The agreements in this Lease with respect to the rights and powers of a mortgagee constitute a continuing offer to any person that may be accepted by taking a mortgage (or entering into a ground or improvements lease) of the Premises. This Section
shall be self-operative, but in confirmation thereof, Tenant shall execute and deliver the subordination agreement in such form as any mortgagee may request. 

  
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 16.02.    Rent Assignment. If from time to time Landlord assigns this
Lease or the rents payable hereunder to any person, whether such assignment is conditional in nature or otherwise, such assignment shall not be deemed an assumption by the assignee of any obligations of Landlord; but, subject to the limitations
herein including Sections 16.01 and 10.02(b), the assignee shall be responsible only for non-performance of Landlord’s obligations that occur after it succeeds to, and only during the period it holds
possession of, Landlord’s interest in the Premises after foreclosure or voluntary deed in lieu of foreclosure. 

16.03.    Other Instruments. The provisions of this Article shall be self-operative; nevertheless, Tenant agrees to execute,
acknowledge and deliver any subordination, non-disturbance attornment or priority agreements or other instruments conforming to the provisions of this Lease (and being otherwise commercially reasonable) from
time to time requested by Landlord or any mortgagee, and further agrees that its failure to do so within fifteen (15) days after written request shall be a default for which this Lease may be terminated without further notice. Without
limitation, where Tenant in this Lease indemnifies or otherwise covenants for the benefit of mortgagees, such agreements are for the benefit of mortgagees as third-party beneficiaries; and at the request of Landlord, Tenant from time to time will
confirm such matters directly with such mortgagee. 
 16.04.    Estoppel Certificates. Within fifteen (15) days after
Landlord’s request, Tenant shall execute, acknowledge and deliver to Landlord a written statement certifying: (i) that none of the terms or provisions of this Lease have been changed (or if they have been changed, stating how); (ii) that
this Lease has not been canceled or terminated; (iii) the last date of payment of Base Rent and other charges and the time period covered; (iv) that Landlord is not in default under this Lease (or if Tenant states that Landlord is in
default, describing it in reasonable detail); and (v) such other information with respect to Tenant or this Lease as Landlord may reasonably request or which any prospective purchaser or encumbrancer of the Property may require. Landlord may
deliver any such statement by Tenant to any such prospective purchaser or encumbrancer, which may rely conclusively upon such statement as true and correct. If Tenant does not deliver such statement to Landlord within such fifteen (15) day
period, Landlord, and any such prospective purchaser or encumbrancer, may conclusively presume and rely upon the following facts: (i) that the terms and provisions of this Lease have not been changed except as represented by Landlord;
(ii) that this Lease has not been canceled or terminated except as otherwise represented by Landlord; (iii) that not more than one (1) month’s Base Rent or other charges have been paid in advance; and (iv) that Landlord is
not in default under this Lease. In such event, Tenant shall be estopped from denying the truth of such facts. 

  
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 16.05.    Tenant’s Financial Condition. Tenant, within
twenty (20) days after request from Landlord from time to time, shall deliver to Landlord Tenant’s annual audited financial statements for the latest available two (2) fiscal years, including the year ending no more than twelve
(12) months prior to Landlord’s request, and quarterly financial statements certified in writing by Tenant’s chief financial officer; provided that absent the occurrence and continuance of an Event of Default Tenant shall not be
required to provide any such financial statements more than twice in any twelve (12) month period. Landlord may deliver such financial statements to its investors, mortgagees, lenders and prospective mortgagees, lenders, investors and
purchasers. Tenant represents and warrants to Landlord that each such financial statement shall be true and accurate as of its date. Except for publicly available information, Landlord shall use commercially reasonable efforts to maintain such
financial statements on a confidential basis for the purposes set forth in this Section 16.05. 
 ARTICLE 17: MISCELLANEOUS PROVISIONS 

17.01.    Landlord’s Consent Fees. In addition to fees and expenses in connection with Tenant Work, as
described in Section 10.05, Tenant shall pay Landlord’s reasonable fees and expenses, including legal, engineering and other consultants’ fees and expenses, incurred in connection with Tenant’s request for Landlord’s consent
under Article 13 (Assignment and Subletting) or in connection with any other act by Tenant that requires Landlord’s consent or approval under this Lease. 

17.02.    Notice of Landlord’s Default. Landlord shall in no event be in default in the performance of
any of Landlord’s obligations under this Lease unless and until Landlord shall have failed to perform such obligations within thirty (30) days, or such additional time as is reasonably required to correct any such default, after notice by
Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation. It is the express understanding and agreement of the parties and a condition of Landlord’s agreement to execute this Lease that, except as
expressly provided in this Lease, in no event shall Tenant have the right to terminate this Lease or seek an abatement to or offset from Base Rent, Additional Rent or Rent as a result of Landlord’s default, but Tenant shall be entitled to seek
all other remedies, at law or equity, as a result of such default, subject to the terms and conditions of this Lease. Tenant hereby waives its right to recover punitive, special or consequential damages arising out any act, omission Or default by
Landlord (or any party for whom Landlord is responsible). This Lease and the obligations of Tenant hereunder shall not be affected or impaired because Landlord is unable to fulfill any of its obligations hereunder or is delayed in doing so, if such
inability or delay is caused by reason of Force Majeure, and the time for Landlord’s performance shall be extended for the period of any such delay. Any claim, demand, right or defense by Tenant that arises out of this Lease or the negotiations
which preceded this Lease shall be barred unless Tenant commences an action thereon, or interposes a defense by reason thereof, within six (6) months after the date of the inaction, omission, event or action that gave rise to such claim,
demand, right or defense. 
 17.03.    Quiet Enjoyment. Landlord agrees that, so long as (i) Tenant is not in default
under the terms of this Lease and (ii) this Lease is in full force and effect, Tenant shall lawfully and quietly hold, occupy and enjoy the Premises during the Term of this Lease without disturbance by Landlord or by any person claiming through
or under Landlord, subject to the terms of this Lease and any encumbrances of record. The foregoing covenant of quiet enjoyment is in lieu of any other covenant, expressed or implied. 

  
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 17.04.    Interpretation. In any provision relating to the conduct, acts
or omissions of Tenant, the term “Tenant” includes Tenant’s agents, employees, contractors, invitees, successors, assigns or others using the Premises with Tenant’s expressed or implied permission. 

17.05.    Notices. All notices, requests and other communications required under this Lease shall be in writing, addressed
as specified in Article 1, and shall be (i) personally delivered, (ii) sent by certified mail, return receipt requested, postage prepaid, (iii) delivered by a national overnight delivery service that maintains delivery records or
(iv) sent by telecopier or facsimile machine (“fax”) that automatically generates a transmission report, with a copy also sent as described in clause (i), (ii) or (iii). All notices shall be effective upon delivery (or refusal
to accept delivery); provided, however, that notice by fax or telecopy shall be effective when transmitted. Either party may change its notice address upon written notice to the other party. 

17.06.    No Recordation. Tenant shall not record this Lease but, if required by applicable law in order to protect
Tenant’s interest in the Premises, each party hereto agrees, on the request of the other, to execute a so-called memorandum of lease or short form lease in recordable form and complying with applicable
law and reasonably satisfactory to Landlord’s attorneys. The party requesting or requiring such recording shall pay all expenses, transfer taxes and recording fees. 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. 

17.07.    Security Measures. Tenant acknowledges that Landlord shall have no obligation to provide guard service or other
security measures for the benefit of the Premises or the Property, and Landlord shall have no liability to Tenant due to its failure to provide such services. Tenant assumes all responsibility for the protection of Tenant, its agents, employees,
contractors and invitees and the property of Tenant and of Tenant’s agents, employees, contractors and invitees from acts of third parties. Nothing herein contained shall prevent Landlord, at Landlord’s sole option, from implementing
security measures for the Building or any part thereof, in which event Tenant shall participate in such security measures and the cost thereof shall be included within the definition of Operating Expenses, and to the maximum extent permissible by
law, Landlord shall have no liability to Tenant and its agents, employees, contractors and invitees arising out of Landlord’s provision of security measures. Landlord shall have the right, but not the obligation, to require all persons entering
or leaving the Building to identify themselves to a security guard and to reasonably establish that such person should be permitted access to the Building. 

17.08.    Corporate Authority. If Tenant is a business entity, then the person or persons executing this Lease on behalf of
Tenant jointly and severally warrant and represent in their individual capacities that (a) Tenant is duly organized, validly existing and in good standing under the laws of the jurisdiction in which such entity was organized; (b) Tenant
has the authority to own its property and to carry on its business as contemplated under this Lease; (c) Tenant is in compliance with all laws and orders of public authorities applicable to Tenant; (d) Tenant has duly executed and
delivered this Lease; (e) the execution, delivery and performance by Tenant of this Lease (i) are within the powers of Tenant, (ii) have been duly authorized by all requisite action, (iii) will not violate any provision of law or
any order of any court or agency of government, or any agreement or other instrument to which Tenant is a party or by which it or any of its property is bound, and (iv) will not result in the imposition of any lien or charge on any of
Tenant’s property, except by the provisions of this Lease; and (f) the Lease is a valid and binding obligation of Tenant in accordance with its terms. Tenant, if a business entity, agrees that breach of the foregoing warranty and
representation shall at Landlord’s election be a default under this Lease for which there shall be no cure. Tenant shall from time to time, within ten (10) days after request by Landlord, deliver to Landlord any certification or other
evidence requested from time to time by Landlord in its reasonable discretion, confirming Tenant’s compliance with these provisions. This warranty and representation shall survive the termination of the Term. Upon execution of this Lease,
Tenant shall provide a board resolution or other entity vote authorizing the execution of this Lease on behalf of Tenant and identifying the person authorized to execute this Lease on behalf of Tenant together with a clerk’s or secretary’s
certificate indicating that such authorized person has in fact executed this Lease. If Tenant shall fail to provide such resolution or vote, then the person executing this Lease on behalf of Tenant shall be deemed to have represented and warranted
to Landlord that such person is duly authorized to execute and deliver this Lease on behalf of Tenant. 

  
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 17.09.    Intentionally Omitted. 

17.10.    Joint and Several Liability; Right to Lease. If more than one (1) party signs this Lease as Tenant, they shall
be jointly and severally liable for all obligations of Tenant. Landlord reserves the absolute right to effect such other tenancies in the Property as Landlord in its sole discretion shall determine, and Tenant is not relying on any representation
that any specific tenant or number of tenants will occupy the Property. 
 17.11.    Force Majeure. If Landlord cannot
perform any of its obligations under this Lease due to an event(s) of Force Majeure, the time provided for performing such obligations shall be extended by a period of time equal to the duration of the events. In case Tenant is prevented or delayed
from performing any covenant or duty to be performed on Tenant’s part by reason of an event(s) of Force Majeure, Tenant shall not be deemed in default hereunder while such cause continues. The preceding sentence shall not apply to Tenant’s
covenants and obligations to pay rent, additional charges and/or other charges or sums due Landlord hereunder or required to be paid to third parties hereunder. The preceding sentence shall not be interpreted to diminish Landlord’s rights
hereunder to cure a breach of this Lease by Tenant or to recover the expense of such cure. As used in this Lease, an event or events of “Force Majeure” shall include strike or labor troubles, lockout, breakdown, accident, order,
preemption or regulation of or by any governmental authority or failure to supply or inability by the exercise of reasonable diligence to obtain supplies, parts or employees necessary to furnish such services or because of war, civil commotion, or
other emergency, or other extraordinary conditions of supply and demand, extraordinary weather conditions, so-called acts of God, or for any other cause beyond the party’s reasonable control. 

17.12.    Limitation of Warranties. Landlord and Tenant expressly agree that there are and shall be no implied warranties of
merchantability, habitability, suitability, fitness for a particular purpose or of any other kind arising out of this Lease, and there are no warranties that extend beyond those expressly set forth in this Lease. 

  
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 17.13.    No Other Brokers. Landlord and Tenant represent and warrant to
each other that the Broker(s) named in Article 1 and Landlord’s Managing Agent are the only agents, Broker(s), finders or other parties with whom such party has dealt who may be entitled to any commission or fee with respect to this Lease or
the Premises or the Property. Landlord and Tenant agree to indemnify and hold the other harmless from any claim, demand, cost or liability, including attorneys’ fees and expenses, asserted by any party other than the Broker(s) named in Article
1 and Landlord’s Managing Agent based upon dealings of that party with the indemnifying party. Landlord shall be responsible for the payment of any brokerage fees to the Broker(s) named in Article 1 and Landlord’s Managing Agent. The
provisions of this Section shall survive the Term or early termination of this Lease. 
 17.14.    Applicable Law and
Construction. This Lease may be executed in counterparts, shall be construed as a sealed instrument, and shall be governed exclusively by the provisions hereof and by the laws of the state where the Property is located without regard to
principles of choice of law or conflicts of law. A facsimile signature to this Lease shall be sufficient to prove the execution by a party. The covenants of Landlord and Tenant are independent, and such covenants shall be construed as such in
accordance with the laws of the state where the Property is located. If any provisions shall to any extent be invalid, the remainder shall not be affected. Other than contemporaneous instruments executed and delivered of even date, if any, this
Lease contains all of the agreements between Landlord and Tenant relating in any way to the Premises and supersedes all prior agreements and dealings between them. There are no oral agreements between Landlord and Tenant relating to this Lease or
the Premises. This Lease may be amended only by instrument in writing executed and delivered by both Landlord and Tenant. The provisions of this Lease shall bind Landlord and Tenant and their respective successors and assigns, and shall inure to the
benefit of Landlord and its successors and assigns and of Tenant and its permitted successors and assigns, subject to Article 13. The titles are for convenience only and shall not be considered a part of the Lease. This Lease shall not be construed
more strictly against one party than against the other merely by virtue of the fact that it may have been prepared primarily by counsel for one of the parties, it being recognized that both Landlord and Tenant have contributed substantially and
materially to the preparation of this Lease. If Tenant is granted any extension or other option, to be effective the exercise (and notice thereof) shall be unconditional; and if Tenant purports to condition the exercise of any option or to vary its
terms in any manner, then the option granted shall be void and the purported exercise shall be ineffective. The enumeration of specific examples of general provisions shall not be construed as a limitation of the general provision. Unless a
party’s approval or consent is required by the express terms of this Lease not to be unreasonably withheld, such approval or consent may be withheld in the party’s sole discretion. The submission of a form of this Lease or any summary of
its terms shall not constitute an offer by Landlord to Tenant; but a leasehold shall only be created and the parties bound when this Lease is executed and delivered by both Landlord and Tenant and approved by the holder of any mortgagee of the
Premises having the right to approve this Lease. Nothing herein shall be construed as creating the relationship between Landlord and Tenant of principal and agent, or of partners or joint venturers or any relationship other than landlord and tenant.
This Lease and all consents, notices, approvals and all other related documents may be reproduced by any party by any electronic means or by facsimile, photographic, microfilm, microfiche or other reproduction process and the originals may be
destroyed; and each party agrees that any reproductions shall be as admissible in evidence in any judicial or administrative proceeding as the original itself (whether or not the original is in existence and whether or not reproduction was made in
the regular course of business), and that any further reproduction of such reproduction shall likewise be admissible. If any payment in the nature of interest provided for in this Lease shall exceed the maximum interest permitted under controlling
law, as established by final judgment of a court, then such interest shall instead be at the maximum permitted interest rate as established by such judgment. The term “Term” includes the Initial Term as it may be extended pursuant
to Section 3.03. 

  
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 17.15.    Construction on the Property or Adjacent Property. Tenant
acknowledges that Landlord is undertaking, or may undertake in the future, certain renovations in the Building or on or about the Property (the “Project”) including the right to make changes to the size, shape, location, number and
extent of the improvements comprising the Property. In connection therewith, Landlord may, among other things, erect scaffolding or other necessary structures at the Property, limit or eliminate access to portions of the Property, including portions
of the common areas, or perform work in or about the Building, which work may create noise, dust or leave debris in the Building. Landlord and its agents, employees, licensees and contractors shall also have the right to enter on the Property or
Building to undertake work pursuant to any easement granted pursuant to the above paragraph; to shore up the foundations and/or walls of the Building; to erect scaffolding and protective barricades around, within or adjacent to the Building; and to
do any other act necessary for the safety of the Building or the expeditious completion of such work. Tenant hereby agrees that such work and Landlord’s actions in connection therewith shall in no way constitute a constructive eviction of
Tenant or entitle Tenant to any abatement of rent. Although Landlord shall use commercially reasonable efforts to minimize any material interference of Tenant’s use or occupancy of or access to the Premises, Landlord shall have no
responsibility or for any reason be liable to Tenant for any direct or indirect injury to or interference with Tenant’s business arising from the foregoing work, nor shall Tenant be entitled to any compensation or damages from Landlord for any
inconvenience or annoyance occasioned by such work or Landlord’s actions in connection therewith. Notwithstanding the foregoing, Tenant shall be entitled to a proportionate abatement of Base Rent in the event of a Tenant Use Interruption (as
defined below), from the first (1st) business day following the Tenant Use Interruption Cure Period (as defined below) until the Tenant Use Interruption is cured. For the purposes hereof, a “Tenant Use Interruption” shall occur in
the event (i) the Premises, or the applicable material portion thereof, shall be impacted by Landlord’s work on the Project, as set forth in this Section 17.15, to the extent that the Premises or the applicable material portion
thereof is rendered untenantable for the entirety of the Tenant Use Interruption Cure Period (as defined below), (ii) such untenantability was not caused by Tenant, its employees, contractors, invitees or agents or by a casualty (in which event
Section 12.01 shall control); (iii) Tenant in fact ceases to use the entire Premises, or the applicable material portion, for the entirety of the Tenant Use Interruption Cure Period; and (iv) such untenantability was the result of causes,
events or circumstances within the Landlord’s reasonable control and the cure of such untenantability is within Landlord’s reasonable control. For the purposes hereof, the “Tenant Use Interruption Cure Period” shall be
defined as five (5) consecutive business days after Landlord’s receipt of written notice from Tenant of the Tenant Use Interruption. Landlord shall have the right, in connection with the development, redevelopment, alteration, improvement,
operation, maintenance, or repair of the Building, the Property or the Project, to subject the Property to easements for the construction, reconstruction, alteration, improvement, operation, repair or maintenance of elements thereof, for access and
egress for parking, for the installation, maintenance, repair, replacement or relocation of utilities serving the Building, the Property or the Project and to subject the Property to such other rights, agreements, and covenants for such purposes as
Landlord may determine. Tenant hereby agrees that this Lease shall be subject and subordinate to any such matters that do not unreasonably interrupt or interfere with Tenant’s use of the Premises. The foregoing sentence shall be self-operative,
but Tenant hereby irrevocably appoints Landlord as Tenant’s attorney-in-fact to execute, acknowledge and deliver any documents appropriate to accomplish or confirm
the same if Tenant fails to do so within ten (10) days after request therefor. Neither Tenant nor any persons acting under Tenant shall take any action to oppose the Project, nor shall the Tenant knowingly permit any persons acting under Tenant
to take any action in opposition to the Project. 

  
 -54- 

 17.16.    Vacancy at End of Term. If Tenant vacates substantially all of
the Premises (or substantially all of a major portion of the Premises, including a floor of the Building) at any time within the last two (2) months of the Term, Landlord may enter the vacated Premises (or such portions) and commence demolition
work or construction of leasehold improvements for future tenants, provided that such entry does not materially interfere with any continuing operations of Tenant in any other portions of the Premises. The exercise of such right by Landlord will not
affect Tenant’s obligations to pay Base Rent or Additional Rent with respect to the Premises vacated (or such portions), which obligations shall continue without abatement until the end of the Term. 

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

17.18.    OFAC CERTIFICATION AND INDEMNITY. Executive Order No. 13224 on Terrorist Financing, effective
September 24, 2001 (the “Executive Order”), and the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 10756, the “Patriot
Act”) prohibit certain property transfers. Tenant hereby represents and warrants to Landlord (which representations and warranties shall be deemed to be continuing and re-made at all times during the
Term) that neither Tenant nor any stockholder, manager, beneficiary, partner, or principal of Tenant is subject to the Executive Order, that none of them is listed on the United States Department of the Treasury Office of Foreign Assets Control
(“OFAC”) list of “Specially Designated Nationals and Blocked Persons”, as modified from time to time, and that none of them is otherwise subject to the provisions of the Executive Order or the Patriot Act. The most
current list of “Specially Designated Nationals and Blocked Persons” can be found at http://www.treas.gov/offices/eotffc/ofac/sdn/index.html. Tenant shall from time to time, within ten days after request by Landlord, deliver to
Landlord any certification or other evidence requested from time to time by Landlord in its reasonable discretion, confirming Tenant’s compliance with these provisions. No assignment or subletting shall be effective unless and until the
assignee or subtenant thereunder delivers to Landlord written confirmation of such party’s compliance with the provisions of this subsection, in form and content satisfactory to Landlord. If for any reason the representations and warranties set
forth in this subsection, or any certificate or other evidence of compliance delivered to Landlord hereunder, is untrue in any respect when made or delivered, or thereafter becomes untrue in any respect, then an event of default hereunder shall be
deemed to occur immediately, and there shall be no opportunity to cure. Tenant shall indemnify, defend with counsel reasonably acceptable to Landlord, and hold Landlord harmless from and against, any and all liabilities, losses claims, damages,
penalties, fines, and costs (including attorneys’ fees and costs) arising from or related to the breach of any of the foregoing representations, warranties, and duties of Tenant. The provisions of this subsection shall survive the expiration or
earlier termination of this Lease for the longest period permitted by law. 

  
 -55- 

 17.19.    WAIVER OF JURY TRIAL. LANDLORD AND TENANT HEREBY WAIVE THEIR
RESPECTIVE RIGHT TO TRIAL BY JURY OF ANY CAUSE OF ACTION, CLAIM, COUNTERCLAIM OR CROSS-COMPLAINT IN ANY ACTION, PROCEEDING AND/OR HEARING BROUGHT BY EITHER LANDLORD AGAINST TENANT OR TENANT AGAINST LANDLORD ON ANY MATTER WHATSOEVER ARISING OUT OF,
OR IN ANY WAY CONNECTED WITH, THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANTS USE OR OCCUPANCY OF THE PREMISES, OR ANY CLAIM OF INJURY OR DAMAGE, OR THE ENFORCEMENT OF ANY REMEDY UNDER ANY LAW, STATUTE, OR REGULATION, EMERGENCY OR
OTHERWISE, NOW OR HEREAFTER IN EFFECT. 
 [The remainder of this page has been intentionally left blank] 

  
 -56- 

 Executed to take effect as a sealed instrument on the Date of the Lease first set forth
above. 
  

					
	LANDLORD:
	
	128 SPRING STREET LEXINGTON, LLC

 
					
		
	By:	 	/s/ Stephen Faber

 
					
	Name: Stephen Faber
	Title: Authorized Signatory
	
	 TENANT:

	
	CYTEIR THERAPEUTICS, INC.

 
					
		
	By:	 	/s/ Markus Renschler

 
					
	Name: Markus Renschler, MD
	 Title: President & CEO

  Duly Authorized

 Exhibit A 

Plan of Leased Premises 
  

 

  
 A-1 

 Exhibit B 

Rules and Regulations 
  

	1.	 If Tenant requires telephone, data, burglar alarm or similar service, the cost of purchasing, installing and
maintaining such service shall be borne solely by Tenant No boring or cutting for wires will be allowed without the prior written consent of Landlord. Landlord shall direct electricians as to where and how telephone, data, and electrical wires are
to be introduced or installed. The location of burglar alarms, telephones, call boxes or other office equipment affixed to the Premises shall be subject to the prior written approval of Landlord. 

 

	2.	 Tenant shall not place a load upon any floor of its Premises, including mezzanine area, if any, which exceeds
the load per square foot that such floor was designed to carry and that is allowed by law. Heavy objects shall stand on such platforms as determined by Landlord to be necessary to properly distribute the weight Landlord will not be responsible for
loss of or damage to any such equipment or other property from any cause, and all damage done to the Building by maintaining or moving such equipment or other property shall be repaired at the expense of Tenant. 

 

	3.	 Tenant shall not install any radio or television antenna, satellite dish, loudspeaker or other device on the
roof or exterior walls of the Building without Landlord’s prior written consent which consent shall be in Landlord’s sole discretion. 

  

	4.	 Tenant shall not mark, drive nails, screw or drill into the partitions, woodwork, plaster or drywall (except
for pictures and general office uses) or in any way deface the Premises or any part thereof. Tenant shall not affix any floor covering to the floor of the Premises or paint or seal any floors in any manner except as approved by Landlord. Tenant
shall repair any damage resulting from noncompliance with this rule. 

  

	5.	 No cooking shall be done or permitted on the Premises, except that Underwriters’ Laboratory approved
microwave ovens or equipment for brewing coffee, tea, hot chocolate and similar beverages shall be permitted, provided that such equipment and use is in accordance with all applicable federal, state and city laws, codes, ordinances, rules and
regulations. 

  

	6.	 All trash and refuse shall be contained in suitable receptacles at locations approved by Landlord. Tenant shall
not place in the trash receptacles any personal trash or material that cannot be disposed of in the ordinary and customary manner of removing such trash without violation of any law or ordinance governing such disposal. 

 

	7.	 Tenant shall comply with all safety, fire protection and evacuation procedures and regulations established by
Landlord or any governing authority. 

  

	8.	 Tenant assumes all responsibility for securing and protecting its Premises and its contents including keeping
doors locked and other means of entry to the Premises closed. 

  
 B-1 

	9.	 Tenant shall not use any method of heating or air conditioning other than that supplied by Landlord without
Landlord’s prior written consent. 

  

	10.	 No person shall go on the roof without Landlord’s permission. 

 

	11.	 Canvassing, soliciting, distribution of handbills or any other written material in the Building or Project Area
is prohibited and each tenant shall cooperate to prevent the same. No tenant shall solicit business from other tenants or permit the sale of any goods or merchandise in the Building or Project Area without the written consent of Landlord.

  

	12.	 Any equipment belonging to Tenant which causes noise or vibration that may be transmitted to the structure of
the Building or to any space therein to such a degree as to be objectionable to Landlord or to any tenants in the Building shall be placed and maintained by Tenant, at Tenant’s expense, on vibration eliminators or other devices sufficient to
eliminate the noise or vibration. 

  

	13.	 Driveways, sidewalks, halls, passages, exits, entrances and stairways (“Access Areas”) shall
not be obstructed by tenants or used by tenants for any purpose other than for ingress to and egress from their respective premises. Access areas are not for the use of the general public and Landlord shall in all cases retain the right to control
and prevent access thereto by all persons whose presence, in the judgment of Landlord, shall be prejudicial to the safety, character, reputation and interests of the Building or its tenants. 

 

	14.	 Landlord reserves the right to designate the use of parking areas and spaces. Tenant shall not park in visitor,
reserved, or unauthorized parking areas. Tenant and Tenant’s guests shall park between designated parking lines only and shall not park motor vehicles in those areas designated by Landlord for loading and unloading. Vehicles in violation of the
above shall be subject to being towed at the vehicle Owner’s expense. Vehicles parked overnight without prior written consent of the Landlord shall be deemed abandoned and shall be subject to being towed at vehicle owner’s expense. Tenant
will from time to time, upon the request of Landlord, supply Landlord with a list of license plate numbers of vehicles owned or operated by its employees or agents. 

 

	15.	 No trucks, tractors or similar vehicles can be parked anywhere other than in Tenant’s own truck dock area.
Tractor-trailers which must be unhooked or parked with dolly wheels beyond the concrete loading areas must use steel plates or wood blocks under the dolly wheels to prevent damage to the paving surfaces. No parking or storing of such trailers will
be permitted in the parking areas or on streets adjacent thereto. 

  

	16.	 No sign, placard, picture, advertisement, name or notice (collectively referred to as “Signs”)
shall be installed or displayed on any part of the outside of the Building without the prior written consent of the Landlord which consent shall be in Landlord’s sole discretion. All approved Signs shall be printed, painted, affixed or
inscribed at Tenant’s expense by a person or vendor approved by Landlord and shall be removed by Tenant at Tenant’s expense upon vacating the Premises. Landlord shall have the right to remove any Sign installed or displayed in violation of
this rule at Tenant’s expense and without notice. Subject to approval by Landlord and by the Town of Lexington, Tenant will have the right to signage similar to that of other tenants of the Building. All such signage will be installed,
maintained, and, at the end of the Term, removed by Tenant at its sole expense, with Tenant repairing any damage caused by same. 

  
 B-2 

	17.	 During periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow and loading
and unloading areas of other tenants. All products, materials or goods must be stored within the Tenant’s Premises and not in any exterior areas, including, but not limited to, exterior dock platforms, against the exterior of the Building,
parking areas and driveway areas. Tenant agrees to keep the exterior of the Premises clean and free of nails, wood, pallets, packing materials, barrels and any other debris produced from their operation. 

 

	18.	 Tenant shall not permit any motor vehicles to be washed or mechanical work or maintenance of motor vehicles to
be performed on any portion of the Premises or parking lot. 

  

	19.	 Tenant shall not permit smoking or carrying of lighted cigarettes or cigars in areas reasonably designated by
Landlord or any applicable governmental agencies as non-smoking areas. 

  

	20.	 Canvassing, soliciting, distribution of handbills or any other written material in the Building or Project Area
is prohibited and each tenant shall cooperate to prevent the same. No tenant shall solicit business from other tenants or permit the sale of any goods or merchandise in the Building or Project Area without the written consent of Landlord.

  

	21.	 Tenant shall not permit any animals, other than seeing-eye dogs, to be
brought or kept in or about the Premises or any common area of the property. 

  

	22.	 Tenant shall not alter any lock or other access device or install a new or additional lock or access device or
bolt on any door of its Premises without the prior written consent of Landlord. Tenant, upon the termination of its tenancy, shall deliver to Landlord the keys or other means of access to all doors. 

 

	23.	 These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in
whole or in part, the terms, covenants, agreements and conditions of any lease of any premises in the Building. Landlord may waive any one or more of these Rules and Regulations for the benefit of any tenant or tenants, and any such waiver by
Landlord shall not be construed as a waiver of such Rules and Regulations for any or all tenants. 

  

	24.	 Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from
time to time be needed for safety and security, for care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and regulations herein stated and any additional
rules and regulations which are adopted provided that the same do not conflict with the terms and conditions of this Lease or Tenant’s rights hereunder. Tenant shall be responsible for the observance of all of the foregoing rules by
Tenant’s employees, agents, clients, customers, invitees and guests. 

  
 B-3 

 Exhibit C 

Rules and Regulations for Design and Construction of Tenant Work 

 

	1.	 DEFINITIONS 

 

							
		 	1.1.	  	 Building:
	  	 Ledgemont Technology Center, 99 Hayden Avenue, Lexington, MA

				
	          	 	1.2.	  	 Property Manager:
	  	 Related Beal LLC. or such other individual/entity as landlord may designate, from time to time.

				
		 	1.3.	  	 Consultant:
	  	 Any architectural, engineering or design consultant engaged by a Tenant in connection with Tenant
Work.

				
		 	1.4.	  	 Contractor:
	  	 Any Contractor engaged by Tenant of the Building for the performance of any Tenant Work, and any Subcontractor
employed by any such Contractor,

				
		 	1.5.	  	 Plans:
	  	 All architectural, electrical and mechanical construction drawings and specifications required for the proper
construction of the Tenant Work.

				
		 	1.6.	  	 Regular Business Hours:
	  	 Monday through Friday, 8:00 a.m. through 6:00 p.m., holidays and weekends excluded.

				
		 	1.7.	  	 Tenant:
	  	 Any occupant of the Building.

				
		 	1.8.	  	 Tenant Work:
	  	 Any alterations, improvements, additions, repairs or installations on the building performed by or on behalf of any
Tenant.

				
		 	1.9.	  	 Tradeperson:
	  	 Any employee (including, without limitation, any mechanic laborer, or Tradeperson) employed by a Contractor
performing Tenant Work.

  

	2.	 GENERAL 

 

	 	2.1.	 All Tenant Work shall be performed in accordance with these Rules and Regulations and the applicable provisions
of the Lease and to current local and state code. 

  

	 	2.2.	 The provisions of these Rules and Regulations shall be incorporated in all agreements governing the performance
of all Tenant Work, including, without limitation, any agreements governing services to be rendered by each Contractor and Consultant. 

  
 C-1 

	 	2.3.	 Except as otherwise provided in these Rules and Regulations, all inquiries, submissions and approvals in
connection with any Tenant Work shall be processed through the Property Manager. 

  

	3.	 INTENTIONALLY OMITTED. 

 

	4.	 RECONSTRUCTION NOTIFICATION AND APPROVALS 

 

	 	4.1.	 Approval to Commence Work: 

 

	 	A)	 Tenant shall submit to Property Manager, for the approval of the Landlord, the names of all prospective
Contractors and Certificates of Insurance, prior to issuing any bid packages to such Contractors. 

  

	 	B)	 No Tenant Work shall be undertaken by any Contractor or Tradeperson unless and until all the matters set forth
in Section 4.2 below have been received for the Tenant Work in question and unless the Property Manager has approved the matters set forth in Section 4.2 below. 

 

	 	4.2.	 No Tenant Work shall be performed unless, at least two (2) weeks before any Tenant Work is to begin, all
of the following have been provided to the Property Manager and approved. In the event that Tenant proposes to change any of the following, the Property Manager shall be immediately notified of such change and such change shall be subject to the
approval of the Property Manager: 

  

	 	A)	 Schedule for the work, indication start and completion dates, any phasing and special working hours, and also a
list of anticipated shutdowns of building systems. 

  

	 	B)	 List of all Contractors and Subcontractors, including addresses, telephone numbers, emergency (after hours)
telephone numbers, trades employed, and the union affiliation, if any, of each Contractor and Subcontractor. 

  

	 	C)	 Names and telephone numbers of the supervisors of the work. 

 

	 	D)	 Copies of all necessary governmental permits, licenses and approvals. 

 

	 	E)	 Proof of current insurance, to the limits set out in Exhibit D to the Lease and Regulations, naming Landlord
(128 Spring Street Lexington, LLC) and Landlord’s designees as additional insured parties. 

  

	 	F)	 Notice of the involvement of any Contractor in any ongoing threatened labor dispute. 

 

	 	G)	 Payment, Performance and Lien Bonds from sureties acceptable to Landlord, in form acceptable to Landlord,
naming Landlord as an additional oblige. 

  
 C-2 

	 	H)	 Evidence that Tenant has made provision for either written waivers of lien from all Contractors and suppliers
of material, or other appropriate protective measures approved by Landlord. 

  

	 	I)	 A pre-existing condition survey as specified in Section 7.2(C).

  

	 	4.3.	 Reporting Incidents: All accidents, disturbances, labor disputes or threats thereof, and other noteworthy
events pertaining to the Building or the Tenant’s property shall be reported immediately to the Property Manager. A written report must follow within twenty-four (24) hours. 

 

	5.	 CONSTRUCTION SCHEDULE 

 

	 	5.1.	 Coordination: 

  

	 	A)	 All Tenant Work shall be carried out expeditiously and with minimum disturbance and disruption to the operation
of the Building and without causing discomfort, inconvenience, or annoyance to any of the other tenants or occupants of the Building or the public at large. 

  

	 	B)	 All schedules for the performance of construction, including materials deliveries, must be coordinated through
the Property Manager. The Property Manager shall have the right, without incurring any liability to any Tenant, to stop activities and/or to require rescheduling of Tenant Work based upon adverse impact on the tenants or occupants of the Building or
on the maintenance or operation of the Building. 

  

	 	C)	 If any Tenant Work requires the shutdown of risers and mains for electrical, mechanical, sprinkler, and
plumbing work, such work shall be supervised by a representative of Landlord, the cost of which shall be charged directly to the tenant at the prevailing building rate. No Tenant Work will be performed in the Building’s mechanical or electrical
equipment rooms without both Landlord’s prior approval and the supervision of a representative of Landlord, the cost of which shall be reimbursed by the Tenant to the Landlord. Tenant shall provide the Property Manager with at least one week to
schedule such work. 

  

	 	5.2.	 Time Restrictions: 

  

	 	A)	 Subject to Section 5.1 of these Rules and Regulations, general construction work will generally be
permitted at all times, unless such work affects other tenants or occupants of the building or poses a safety concern at which time it will need be scheduled during non-business hours. 

 

	 	B)	 Tenant shall provide the Property Manager with at least forty-eight (48) hours’ notice before
proceeding with Special Work, as hereinafter defined, and such Special Work will be permitted only at times agreed to by the Property Manager during periods outside of Regular Business Hours. “Special Work” shall be defined as the
following operations: 

  

	 	1.	 All utility disruptions, shutoffs and turnovers. 

  
 C-3 

	 	2.	 Activities involving high levels of noise, including demolition, coring, drilling and ramsetting.

  

	 	3.	 Activities resulting in excessive dust or odors, including demolition, staining and spray painting.

  

	 	4.	 All construction work which will require access to multi-tenant areas or other tenant areas.

  

	 	C)	 The delivery of construction materials to the Building, their distribution within the Building, and the removal
of waste materials shall also be confined to periods outside Regular Business Hours, unless otherwise specifically permitted in writing by the Property Manager. Costs for use of the freight elevator after Regular Business Hours shall be billed
directly to such tenant at the then prevailing rate. 

  

	 	D)	 If coordination, labor disputes or other circumstances require, the Property Manager may change the hours
during which regular construction work can be scheduled and/or restrict or refuse entry to and exit from the Building by any Contractor. 

  

	6.	 CONTRACTOR PERSONNEL 

 

	 	6.1.	 Work in History: 

  

	 	A)	 All Contractors shall be responsible for employing skilled and competent personnel and suppliers who shall
abide by the rules and regulations herein set forth as amended from time to time by Landlord. 

  

	 	B)	 No Tenant shall at any time, either directly or indirectly, employ, permit the employment, or continue the
employment of any contractor if such employment or continued employment will or does interfere or cause any labor disharmony, coordination difficulty, delay or conflict with any other contractors engaged in construction work in or about the Building
or the complex in which the Building is located. 

  

	 	C)	 Should a work stoppage or other action occur anywhere in or about the Building as a result of the presence,
anywhere in the Building, or a Contractor engaged directly or indirectly by a Tenant, or should such Contractor be deemed by Landlord to have violated any applicable rules or regulations, then upon twelve hours written notice, Landlord may, without
incurring any liability to Tenant or said contractor, require any such Contractor to vacate the premises demised by such Tenant and the Building, and to cease all further construction work therein. 

  
 C-4 

	 	6.2.	 Conduct: 

  

	 	A)	 While in or about the Building, all Tradepersons shall perform in a dignified, quiet, courteous, and
professional manner at all times. Tradepersons shall wear clothing suitable for their work and shall remain full attired at all times. All Contractors will be responsible for their Tradepersons. proper behavior and conduct. 

 

	 	B)	 The Property Manager reserves the right to remove any one who, or any contractor which; is causing a
disturbance to any tenant or occupant of the Building or any other person using or servicing the Building; is interfering with the work of others; or is in any other way displaying conduct or performance not compatible with the Landlord’s
standards.     

  

	 	6.3.	 Access: 

  

	 	A)	 All Contractors and Tradepersons shall contact the Property Manager prior to commencing work, to confirm work
location and Building access, including elevator usage and times of operation. Access to the Building before and after Regular Business Hours or any other hours designated from time to time by the Property Manager and all day on weekends and
holidays will only be provided when forty- eight (48) hours advanced notice is given to the Property Manager. 

  

	 	B)	 No Contractor or Tradepersons will be permitted to enter any private or public space in the Building, other
than the common areas of the Building necessary to give direct access to the premises of Tenant for which he has been employed, without the prior approval of the Property Manager. 

 

	 	C)	 All Contractors and Tradepersons must obtain permission from the Property Manager prior to undertaking work in
any space outside of the Tenant’s premises. This requirement specifically includes ceiling spaces below the premises where any work required must be undertaken at the convenience of the affected Tenant and outside of Regular Business Hours.
Contractors undertaking such work shall ensure that all work, including work required to reinstate removed items and cleaning, be completed prior to opening of the next business day. Any cleaning or repairs costs incurred by Landlord, as a result of
work outside the construction area shall be charged to the Tenant. 

  

	 	D)	 Contractors shall ensure that all furniture, equipment and accessories in areas potentially affected by any
Tenant Work shall be adequately protected by means of drop cloths or other appropriate measures. In addition, all Contractors shall be responsible for maintaining security to the extent required by the Property Manager. 

  
 C-5 

	 	E)	 Temporary access doors for tenant construction areas connecting with a public corridor will be building
standards, i.e., door, frame, hardware and lockset. A copy of the key will be furnished to the Property Manager. 

  

	 	6.4.	 Safety: 

  

	 	A)	 All Contractors shall police ongoing construction operations and activities at all times, keeping the premises
orderly, maintaining cleanliness in and about the premises, and ensuring safety and protection of all areas, including truck docks, elevators, lobbies, and all other public areas which are used for access to the premises. 

 

	 	B)	 All Contractors shall appoint a supervisor who shall be responsible for all safety measures, as well as for
compliance with all applicable government laws, ordinances, rules and regulations such as, for example, “OSHA” and “Right-to-Know”
legislation. 

  

	 	C)	 Any damage caused by Tradepersons or other Contractor employees shall be the responsibility of the Tenant
employing the Contractor. Costs for repairing such damage shall be charged directly to such Tenant. 

  

	 	6.5.	 Parking: 

  

	 	A)	 No parking of contractor or sub-contractor vehicles will be provided in
the truck dock, handicapped or fire access lanes, or any private ways in or surrounding the property. Vehicles so parked will be towed at the expense of the Tenant who has engaged the Contractor for whom the owner of such vehicle is employed.

  

	 	B)	 Garage parking is available on-site. 

 

	7.	 BUILDING MATERIALS 

 

	 	7.1.	 Delivery: 

  

	 	A)	 All deliveries of construction materials shall be made at the predetermined times approved by the Property
Manager and shall be effected safely and expeditiously only at the location determined by the Property Manager. 

  

	 	7.2.	 Transportation in Building: 

 

	 	A)	 Distribution of materials from delivery point to the work area in the Building shall be accomplished with the
least disruption to the operation of the Building possible. Elevators will be assigned for material delivery and will be controlled by the Building Management. 

 

	 	B)	 Contractors shall provide adequate protection to all carpets, wall surfaces, doors and trim in all public areas
through which materials are transported. Contractors shall continuously clean all such areas. Protective measures shall include runners over carpet, padding in elevators and any other measures determined by the Property Manager.

  
 C-6 

	 	C)	 Any damage caused to the Building through the movement of construction materials or otherwise shall be the
responsibility of Tenant who has engaged the Contractor involved. Charges for such damage will be submitted by the Landlord directly to the Tenant. Prior to the commencement of tenant work, a pre-existing
condition survey shall be submitted to the Property Manager. Such survey shall be used at the completion of the project to determine, if any, the extent of damage to the building systems or finishes. 

 

	 	7.3.	 Storage and Placement: 

 

	 	A)	 All construction materials shall be stored only in the premises where they are to be installed. No storage of
materials will be permitted in any public areas, loading docks or corridors leading to the premises. 

  

	 	B)	 No flammable, toxic, or otherwise hazardous materials may be brought in or about the Building unless all of the
following are met: (i) authorized by the Property Manager, (ii) all applicable laws, ordinances, rules and regulations are complied with, and (iii) all necessary permits have been obtained. All necessary precautions shall be taken by
the contractor handling such materials against damage or injury caused by such materials. 

  

	 	C)	 All materials required for the construction of the premises must comply with Building Standards, must conform
with the plans and specifications approved by Landlord, and must be installed in the locations shown on the drawings approved by the Landlord. 

  

	 	D)	 All work shall be subject to supervision and inspection by Landlord’s Representative.

  

	 	E)	 No alterations to approved plans will be made without prior knowledge and approval of the Property Manager.
Such changes shall be documented on the as-build drawings required to be delivered to Landlord pursuant to Paragraph 10 of the rules and regulations. 

 

	 	F)	 All protective devices (e.g., temporary enclosures and partitions) and materials, as well as their placement,
must be approved by the Property Manager. 

  

	 	G)	 It is the responsibility of Contractors to ensure that the temporary placement of materials does not impose a
hazard to the Building or its occupants, either through overloading, or interference with Building systems, access, egress or in any other manner whatsoever. 

  
 C-7 

	 	H)	 All existing and/or new openings made through the floor slab for piping, cabling, etc. must be sealed per code.
All holes in the floor slab at abandoned floor outlets, etc. need to be filled with solid concrete. 

  

	 	7.4.	 Salvage and Waste Removal: 

 

	 	A)	 All rubbish, waste and debris shall be neatly and cleanly removed from the Building by Contractors daily unless
otherwise approved by the Property Manager. The Building’s trash compactor shall not be used for construction or other debris. For any demolition and debris, each Contractor must make arrangements with the Property Manager for the scheduling
and location of an additional dumpster to be supplied at the cost of the Tenant engaging such Contractor. Where, in the opinion of the Property Manager, such arrangements are not practical, such Contractors will make alternative arrangements for
removal at the cost of the Tenant engaging such Contractors. 

  

	 	B)	 Toxic or flammable materials are to be properly removed daily and disposed of in full accordance with all
applicable laws, ordinances, rules and regulations. 

  

	 	C)	 Contractors shall, prior to removing any item (including, without limitation, building standard doors, frames
and hardware, light fixtures, ceiling diffusers, ceiling exhaust fans, sprinkler heads, fire horns, ceiling speakers and smoke detectors) from the Building, notify the Property Manager that it intends to remove such item. At the election of Property
Manager, Contractors shall deliver any such items to the Property Manager, Such items will be delivered, without cost, to an area designated by the Property Manager which area shall be within the Building or the complex in which the Building is
located. 

  

	8.	 PAYMENT OF CONTRACTORS 

Tenant shall promptly pay the cost of all Tenant Work so that Tenant’s premises and the Building shall be free of liens for labor or
materials. If any mechanic’s lien is filed against the Building or any part thereof which is claimed to be attributable to the Tenant, its agents, employees or contractors, Tenant shall give immediate notice of such lien to the Landlord and
shall promptly discharge the same by payment or filing any necessary bond within 10 days after Tenant has first notice of such mechanic’s lien. 
  

	9.	 CONFLICT BETWEEN RULES AND REGULATIONS AND LEASE 

In the event of any conflict between the Lease and these Rules and Regulations, the terms of the Lease shall control. 

  
 C-8 

	10.	 GENERAL 

 

	 	10.1.	 These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in
whole or in part, the terms, covenants, agreements and conditions of any lease of any premises in the Building. Landlord may waive any one or more of these Rules and Regulations for the benefit of any tenant or tenants, and any such waiver by
Landlord shall not be construed as a waiver of such Rules and Regulations for any or all tenants. 

  

	 	10.2.	 Landlord reserves the right to make such other and reasonable rules and regulations as in its judgment may from
time to time be needed for safety and security, for care and cleanliness of the Building and for the preservation of good order in and about the Building. Tenant agrees to abide by all such rules and regulations herein stated and any additional
rules and regulations which are adopted. Tenant shall be responsible for the observance of all of the foregoing rules by Tenant’s employees, agents, clients, customers, invitees and guests. 

  
 C-9 

 SCHEDULE A OF EXHIBIT C 

RULES AND REGULATIONS 

FOR DESIGN AND CONSTRUCTION OF TENANT WORK 

Ledgemont Center 
 BASE BUILDING
CHARGES 
 Contractors desiring to work on the Building Systems must coordinate all work with the Management Office at 781-861-7786. 
 All work must be scheduled a minimum of one week
prior to the start of work. A work order will be issued listing the system affected and the time of shutdown. No work will commence until the work order has been signed by an authorized representative of the construction company. 

Contractors must obtain credit approval from the Management Office prior to any work authorization. 

 

													
	 	  	Fire Alarm Shutdown	 	  	Reconnect	 	  	Shutdown	 
	 8:00 a.m. to 5:00 p.m.
	  	$	125.00	 	  	 	N/C	 	  			
	 5:00 p.m. to 8:00 a.m.
	  	$	175.00	 	  	$	175.00	 	  			
	 Saturday
	  	$	225.00	 	  	$	225.00	 	  			
	 Sunday
	  	$	250.00	 	  	$	250,00	 	  			

 Labor charge (per person) for Fire Alarm Watch or Sprinkler System Shutdown (required when servicing or
testing any life safety device): 
  

			
	8:00 a.m. to 5:00 p.m.	  	$40.00 per hour
	5:00 p.m. to 8:00 a.m.	  	$60.00 per hour
	Saturday	  	$60.00 per hour
	Sunday	  	$80.00 per hour

 Contractor may not proceed with any work until authorization to begin work has been obtained from the
Management Office. A separate request is to be issued for each day in which the Life Safety work is being performed. 
 Contractor will be
fined $1, 500.00 for each and every false alarm caused by contractors’ employees or their actions. Contractor will be fined $500.00 for every smoke detector covered by the contractor or their subcontractors. 

$30.00 Per Hr (3 Hr Min) Contractors must pay a minimum of $1, 500.00 to repair the elevator cabs if damaged. 

  
 C-10 

 SCHEDULE B OF EXHIBIT C 

RULES AND REGULATIONS 

FOR DESIGN AND CONSTRUCTION OF TENANT WORK 

INSTALLATION OF CABLES 
  

	1.1	 Computer and Telephone Cables 

 

	 	1.1.1	 Layout 

A layout of cables must be submitted to the Property Manager for approval prior to installation. 

 

	 	1.1.2	 Installation 

  

	 	A)	 Cables installed above the ceiling must be Teflon coated or encased in metal conduit. 

 

	 	B)	 Cables must be tagged every 15’ and color coded. 

 

	 	C)	 Cables must be properly affixed to the framing above the duct work so that they are self-supporting. Do not
fasten to light fixtures. 

  

	 	D)	 Cables must not sag and will be installed in the shortest possible runs. 

 

	 	E)	 Connections (connectors, splices, etc.) must be securely installed so that they will not pull apart if cable is
accidentally touched or pulled. 

  

	1.2	 Electrical Floor Outlet Cables 

 

	 	1.2.1	 Layout 

A layout of cables must be submitted to the Property Manager for approval prior to installation. 

 

	 	1.2.2	 Installation 

  

	 	A)	 Cables must be tagged every 15’ and color coded. 

 

	 	B)	 Runs will be as short and as free of slack as possible secured per code requirements. 

 

	 	C)	 Cables are to be installed in tenant’s own ceiling then down partitions into the ceiling of the tenant
below. 

  

	 	D)	 Cables must be properly secured so that they are self-supporting. 

  
 C-11 

	 	E)	 All connections (connectors, splices, etc.) must be located in the tenant’s own space to avoid damage from
below. 

  

	 	F)	 Cables must be secured with clamps where they pass through the floor to prevent connections from separating.

  

	 	G)	 Where feasible, install cables above duct work and other materials in the ceiling. 

 

	1.3	 Electrical Work 

  

	 	1.3.1	 All power wiring in Mechanical Rooms, Electric Rooms and Telephone rooms must be in EMT. 

 

	1.4	 Security System 

  

	 	1.4.1	 Layout 

A layout of the security system wiring must be submitted to the Property Manager for approval prior to installation. 

 

	 	1.4.2	 Installation 

  

	 	A)	 All wiring for the security system will be tagged every 15’. 

  
 C-12 

 SCHEDULE C OF EXHIBIT C 

RULES AND REGULATIONS 

FOR DESIGN AND CONSTRUCTION OF TENANT WORK 
  

	1.	 WELDING AND HEAT CUTTING WORK 

 

	1.1	 Definition 

Welding and heat cutting activities as well as soldering and brazing shall be included in “Special Work”, category as defines
in Section 5.2(B). They require the tenant to provide the Property Manager with at least forty-eight (48) hours’ notice before proceeding and must be performed during periods outside of regular business hours. 

 

	1.2	 Permitting 

The Contractor must obtain a permit from the Lexington Fire Department before commencing work. 

 

	1.3	 Precautions 

Because welding and other hot work is a fire hazard, the Contractor must observe the following precautions and procedures (when possible, work
should be done in a non-combustible area): 
  

	 	A)	 No sprinkler impairments are allowed during “Special Work” and while the fire watch is in
place. The sprinkler impairment restriction is for the floor the “Special Work” is taking place on and the floor above and the floor below. 

  

	 	B)	 Smoke Detectors in the work area should be de-activated by the Building
Manager for the duration of the work. The Property Manager will re-activate smoke detectors when the work is complete. 

 

	 	C)	 Combustible materials shall be located at least fifty (50) feet from hot work operations and shall be
covered with non-combustible materials. 

  

	 	D)	 All flammable liquids and other hazards must be removed. 

 

	 	E)	 All floor and wall openings must be covered with non-combustible
material. 

  

	 	F)	 Containers, tanks, ducts, etc. must be cleaned and purged of flammable vapors, liquids, dusts etc.

  

	 	G)	 A minimum of one multipurpose ABC rated portable fire extinguisher must be provided within ten (10) feet
of the work area. The extinguisher should be fully charged and have been properly serviced within the last year. It is the responsibility of the contractor to provide fire extinguishers. Building extinguishers should not be used. A standpipe hose
should also be readily available. 

  
 C-13 

	 	H)	 A fire watch should be maintained on the floor levels where the work was conducted plus the next two floors
below for at least one hour after welding or burning has ceased. The fire watch shall consist of a member of the Lexington Fire Department If there is a chance that slag could enter into a utility or elevator shaft, then the fire watch should cover
the base of the shaft as well as the intermediate floors, 

  

	 	I)	 If determined, a member of the Lexington Fire Department shall be on site, at Tenant cost, for any
“Special Work”. 

  
 C-14 

 Exhibit D 

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

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

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

	           (a)    General Liability 
	$1, 000, 000 per occurrence 

 $1, 000, 000 personal & advertising injury 

$2, 000, 000 products/completed operations aggregate 

$2, 000, 000 general aggregate 

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

 (b)    Auto Liability $1, 000, 000 combined single limit (Any Auto) for bodily injury and property damage, hired and non-owned cover. 
  

	        (c)    Workers Compensation 
	Statutory Limits 

	                 Employers Liability 
	$1,000, 000 each accident 

 $1,000, 000 each employee 

$1,000, 000 policy limit 

  
 D-1 

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

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

 $3, 000, 000 aggregate 

(e)    Environmental Insurance - To the extent required by Landlord Contractors5 commercial general liability/umbrella
insurance policy(ies) shall include Landlord and Landlord’s designees as additional insureds’, and shall include a primary non-contributory provision. Liability policy shall contain a clause that the
insurer may not cancel or materially change coverage without first giving Landlord thirty (30) days prior written notice, except cancellation for non-payment of premium, in which ten (10) days prior
written notice shall be required. 
 (3)    Deductibles. If any of the above insurances have deductibles or self-insured
retentions, the Tenant and/or contractor (policy Named Insured) shall be responsible for the deductible amount. 
 All of the insurance
policies required in this Exhibit D shall be written by insurance companies which are licensed to do business in the State where the property is located, or obtained through a duly authorized surplus lines insurance agent or otherwise in conformity
with the laws of such state, with an A.M. Best rating of at least A and a financial size category of not less than VII. Tenant shall provide Landlord with certificates of insurance upon request, prior to commencement of the Tenant/contractor work,
or within thirty (30) days of coverage inception and subsequent renewals or rewrites/replacements of any cancelled/non-renewed policies. 

  
 D-2 

 Exhibit E 

Form of Term Commencement Date Agreement 

COMMENCEMENT DATE AGREEMENT 

Cyteir Therapeutics, Inc. (“Tenant”) hereby certifies that it has entered into a lease with Related Beal
(“Landlord”) dated as of August, 08, 2018 and verifies the following information as of the 8th day of August, 2018: 
  

			
		
	Address of Building:	  	99 Hayden Avenue, Lexington, Massachusetts
		
	Number of Rentable Square Feet in Premises:	  	                                      
  
		
	Commencement Date:	  	            , 20    
		
	Rent Commencement Date:	  	            , 20    
		
	Lease Termination Date:	  	                                      
  
		
	Tenant’s Pro Rata Share:	  	3.97%
		
	Billing Address for Tenant:	  	                                      
          
		
	Attention:	  	Markus Renschlen MD
		
	Telephone Number:	  	(    )                             
		
	Federal Tax I.D. No.:	  	45 5429901

 Tenant acknowledges and agrees that all improvements Landlord is obligated to make to the Premises, if any,
have been completed to Tenant’s satisfaction, that Tenant has accepted possession of the Premises, and that as of the date hereof, there exist no offsets or defenses to the obligations of Tenant under the Lease. 

 

			
	TENANT:

  

                          
                       

			
		
	By:	 	  

			
	Name:	 	Markus Renschler, MD
	 Title:
	 	 President & CEO
 Hereunto
duly authorized

  
 E-1 

			
	 LANDLORD:

	
	 128 Spring Street Lexington,
LLC

			
		
	 By:
	 	  

			
	 Name:

Title:

Hereunto duly authorized

  
 E-2 

 Exhibit F 

Construction Documents 

1.    Preparation of Construction Documents. The Construction Documents shall include all architectural,
mechanical, electrical and structural drawings and detailed specifications for the Tenant Work and shall show all work necessary to complete the Tenant Work including all cutting, fitting, and patching and all connections to the mechanical and
electrical systems and components of the Building. Tenants leasing partial floors shall design entrances, doors and any other elements which visually integrate with the elevator lobbies and common areas in a manner and with materials and finishes
which are compatible with the common area finishes for such floor. Landlord reserves the right to reject Construction Documents which in its reasonable opinion fail to comply with this provision. The Construction Documents shall include: 

(a)    Major Work Information: A list of any items or matters which might require structural modifications to the
Building, including the following: 
  

	 	(i)	 Location and details of special floor areas exceeding 150 pounds of live load per square foot;

  

	 	(ii)	 Location and weights of storage files, batteries, HVAC units and technical areas; 

 

	 	(iii)	 Location of any special soundproofing requirements; 

 

	 	(iv)	 Existence of any extraordinary HVAC requirements necessitating perforation of structural members; and

  

	 	(v)	 Existence of any requirements for heavy loads, dunnage or other items affecting the structure.

 (b)    Plans Submission: Two (2) blackline drawings and one (1) CAD disk showing all
architectural, mechanical and electrical systems, including cutsheets, specifications and the following: 
 CONSTRUCTION PLANS: 

 

	 	(1)	 All partitions shall be shown; indicate ratings of all partitions; indicate all
non-standard construction and details referenced; 

  

	 	(2)	 Dimensions for partition shall be shown to face of stud; critical tolerances and ± dimensions shall be
clearly noted; 

  

	 	(3)	 All doors shall be shown on and shall be numbered and scheduled on door schedule; indicate ratings of all
doors; 

  
 F-1 

	 	(4)	 All non-standard construction,
non-standard materials and/or installation shall be explicitly noted; equipment and finishes shall be shown and details referenced; and 

 

	 	(5)	 All plumbing fixtures or other equipment requirements and any equipment requiring connection to Building
plumbing systems shall be noted. 

 REFLECTED CEILING PLAN: 

 

	 	(1)	 Layout suspended ceiling grid pattern in each room, describing the intent of the ceiling working point, origin
and/or centering; and 

  

	 	(2)	 Locate all ceiling-mounted lighting fixtures and air handling devices including air dampers, fan boxes, etc.,
lighting fixtures, supply air diffusers, wall switches, down lights, special lighting fixtures, special return air registers, special supply air diffusers, and special wall switches. 

TELECOMMUNICATIONS AND ELECTRICAL EQUIPMENT PLAN: 
  

	 	(1)	 All telephone outlets required; 

 

	 	(2)	 All electrical outlets required; note non-standard power devices and/or
related equipment; 

  

	 	(3)	 All electrical requirements associated with plumbing fixtures or equipment; append product data for all
equipment requiring special power, temperature control or plumbing considerations; 

  

	 	(4)	 Location of telecommunications equipment and conduits; and 

 

	 	(5)	 Components and design of the Antennas (including associated equipment) as installed, in sufficient detail to
evaluate weight, bearing requirements, wind-load characteristics, power requirements and the effects on Building structure, moisture resistance of the roof membrane and operations of pre-existing
telecommunications equipment. 

 DOOR SCHEDULE: 
  

	 	(1)	 Provide a schedule of doors, sizes, finishes, hardware sets and ratings; and 

 

	 	(2)	 Non-standard materials and/or installation shall be explicitly noted.

 HVAC: 
  

	 	(1)	 Areas requiring special temperature and/or humidity control requirements; 

 

	 	(2)	 Heat emission of equipment (including catalogue cuts), such as CRTs, copy machines, etc.;

  
 F-2 

	 	(3)	 Special exhaust requirements - conference rooms, pantry, toilets, etc.; and 

 

	 	(4)	 Any extension of system beyond demised space. 

ELECTRICAL: 
  

	 	(1)	 Special lighting requirements; 

 

	 	(2)	 Power requirements and special outlet requirements of equipment; 

 

	 	(3)	 Security requirements; 

 

	 	(4)	 Supplied telephone equipment and the necessary space allocation for same; and 

 

	 	(5)	 Any extensions of tenant equipment beyond demised space. 

 

	 	(1)	 Remote toilets; 

  

	 	(2)	 Pantry equipment requirements; 

 

	 	(3)	 Remote water and/or drain requirements such as for sinks, ice makers, etc.; and 

 

	 	(4)	 Special drainage requirements, such as those requiring holding or dilution tanks. 

ROOF: 
 Detailed plan of any
existing and proposed roof equipment showing location and elevations of all equipment. 
 SITE: 

Detailed plan, including fencing, pads, conduits, landscaping and elevations of equipment. 

SPECIAL SERVICES: 
 Equipment
cuts, power requirements, heat emissions, raised floor requirements, fire protection requirements, security requirements, and emergency power. 

2.    Plan Requirements. The Construction Documents shall be fully detailed and fully coordinated with each other
and with existing field conditions, shall show complete dimensions, and shall have designated thereon all points of location and other matters, including special construction details and finish schedules. All drawings shall be uniform size and shall
incorporate the standard electrical and plumbing symbols and be at a scale of 1/8” = 1’0” or larger. Materials and/or installation shall be explicitly noted and adequately specified to allow for Landlord review, building permit
application, and construction. All equipment and installations shall be made in accordance with standard materials and procedures unless a deviation outside of industry standards is shown on the Construction Documents and approved by Landlord. To
the extent practicable, a concise description of products, acceptable substitutes, and installation procedures and standards shall be provided. Product cuts must be provided and special mechanical or electrical loads noted. Landlord’s approval
of the plans, drawings, specifications or other submissions in respect of any work, addition, alteration or improvement to be undertaken by or on behalf of Tenant shall create no liability or responsibility on the part of Landlord for their
completeness, design sufficiency or compliance with requirements of any applicable laws, rules or regulations of any governmental or quasi-governmental agency, board or authority. 

  
 F-3 

 3.    Drawing and Document Production. Landlord shall provide
Tenant with two (2) blackline drawings and one (1) CAD disk showing the Building and site outline, core walls and columns, together with corridor and demising wall location plans. 

4.    Change Orders. The Construction Documents shall not be materially changed or modified by Tenant after
approval by Landlord without the further approval in writing by Landlord, which approval shall not be unreasonably withheld or delayed. Landlord shall not be obligated to approve any change or modification of the Construction Documents which in
Landlord’s sole opinion shall cause any additional cost or expense to Landlord for which Tenant has not agreed to reimburse Landlord. 

  
 F-4 

 Exhibit G 

Tenant’s List of Environmental Substances and Quantities Approved by Landlord 

 
 

 

  
 G-1 

 Exhibit H 

Plans and Specifications for Initial Tenant Improvements 

[The Plans set forth on the attached Drawing Log] 
  

 

  
 H-1 

 Exhibit I 

Plan Showing Additional Space 
  

 

  
 I-1 

 Exhibit J 

Form of Letter of Credit 
 IRREVOCABLE
STANDBY LETTER OF CREDIT NO. 
 DATE: 
 BENEFICIARY: 

128 SPRING STREET LEXINGTON, LLC 
 c/o Related Beal 

177 Milk Street 
 Boston, Massachusetts 02109 

AS “LANDLORD” 
 APPLICANT: 

 

			
	 	 	  

		
		 	  

		
		 	  

 AS “TENANT” 

AMOUNT: US
$                                (       
                                  AND 00/100 U.S. DOLLARS) 

EXPIRATION DATE:
                                     

LOCATION: AT OUR COUNTERS IN BOSTON, MASSACHUSETTS DEAR SIR/MADAM: 

WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF CREDIT NO.
                     IN YOUR FAVOR AVAILABLE BY YOUR DRAFT DRAWN ON US AT SIGHT IN THE FORM OF EXHIBIT “B” ATTACHED AND
ACCOMPANIED BY THE FOLLOWING DOCUMENTS: 
 1.     THE ORIGINAL OF THIS LETTER OF CREDIT AND ALL AMENDMENT(S), IF ANY. 

2.     A DATED CERTIFICATION FROM THE BENEFICIARY SIGNED BY AN AUTHORIZED OFFICER OR AGENT, FOLLOWED BY ITS DESIGNATED TITLE, STATING THE
FOLLOWING: 
 (A)    “THE AMOUNT REPRESENTS FUNDS DUE AND OWING TO US FROM APPLICANT PURSUANT TO THAT CERTAIN LEASE
BY AND BETWEEN BENEFICIARY, AS LANDLORD, AND APPLICANT, AS TENANT.” 
 OR 

  
 J-1 

 (B)    “WE HEREBY CERTIFY THAT WE HAVE RECEIVED NOTICE FROM
                             BANK THAT LETTER OF
CREDIT NO.                          WILL NOT BE RENEWED, AND THAT WE HAVE NOT RECEIVED A REPLACEMENT OF THIS
LETTER OF CREDIT FROM APPLICANT SATISFACTORY TO US AT LEAST THIRTY (30) DAYS PRIOR TO THE EXPIRATION DATE OF THIS LETTER OF CREDIT.” 
 THE LEASE
AGREEMENT MENTIONED ABOVE IS FOR IDENTIFICATION PURPOSES ONLY AND IT IS NOT INTENDED THAT SAID LEASE AGREEMENT BE INCORPORATED HEREIN OR FORM PART OF THIS LETTER OF CREDIT. 

OUR OBLIGATION UNDER THIS CREDIT SHALL NOT BE AFFECTED BY ANY CIRCUMSTANCES, CLAIM OR DEFENSE, REAL OR PERSONAL, OF ANY PARTY AS TO THE ENFORCEABILITY OF THE
LEASE BETWEEN YOU AND TENANT, IT BEING UNDERSTOOD THAT OUR OBLIGATION SHALL BE THAT OF A PRIMARY OBLIGOR AND NOT THAT OF A SURETY, GUARANTOR OR ACCOMMODATION MAKER. IF YOU DELIVER THE WRITTEN CERTIFICATE REFERENCED ABOVE TO US, (I) WE SHALL
HAVE NO OBLIGATION TO DETERMINE WHETHER ANY OF THE STATEMENTS THEREIN ARE TRUE, (II) OUR OBLIGATIONS HEREUNDER SHALL NOT BE AFFECTED IN ANY MANNER WHATSOEVER IF THE STATEMENTS MADE IN SUCH CERTIFICATE ARE UNTRUE IN WHOLE OR IN PART, AND
(III) OUR OBLIGATIONS HEREUNDER SHALL NOT BE AFFECTED IN ANY MANNER WHATSOEVER IF TENANT DELIVERS INSTRUCTIONS OR CORRESPONDENCE TO WHICH EITHER (A) DENIES THE TRUTH OF THE STATEMENT SET FORTH IN THE CERTIFICATE REFERRED TO ABOVE, OR
(B) INSTRUCTS US NOT TO PAY BENEFICIARY ON THIS CREDIT FOR ANY REASON WHATSOEVER. 
 PARTIAL AND MULTIPLE DRAWS ARE ALLOWED. EXCEPT AS EXPRESSLY SET
FORTH HEREIN, THIS LETTER OF CREDIT MUST ACCOMPANY ANY DRAWINGS HEREUNDER FOR ENDORSEMENT OF THE DRAWING AMOUNT AND WILL BE RETURNED TO THE BENEFICIARY UNLESS IT IS FULLY UTILIZED. 

DRAFT(S) AND DOCUMENTS MUST INDICATE THE NUMBER AND DATE OF THIS LETTER OF CREDIT. 

THIS LETTER OF CREDIT SHALL BE AUTOMATICALLY EXTENDED FOR AN ADDITIONAL PERIOD OF ONE YEAR, WITHOUT AMENDMENT, FROM THE PRESENT OR EACH FUTURE EXPIRATION DATE
UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE THEN CURRENT EXPIRATION DATE WE NOTIFY YOU BY REGISTERED MAIL/OVERNIGHT COURIER SERVICE AT THE ABOVE ADDRESSES THAT THIS LETTER OF CREDIT WILL NOT BE EXTENDED BEYOND THE CURRENT EXPIRATION DATE. IN
NO EVENT SHALL THIS LETTER OF CREDIT BE AUTOMATICALLY EXTENDED BEYOND SIX (6) MONTHS BEYOND LEASE EXPIRATION. 
 THIS LETTER OF CREDIT MAY BE
TRANSFERRED WITHOUT COST TO THE BENEFICIARY, ONE OR MORE TIMES BUT IN EACH INSTANCE TO A SINGLE BENEFICIARY AND ONLY IN THE FULL AMOUNT AVAILABLE TO BE DRAWN UNDER THE LETTER OF CREDIT AT THE TIME OF THE TRANSFER AND ONLY BY THE ISSUING BANK UPON
OUR RECEIPT OF THE ATTACHED “EXHIBIT A” DULY COMPLETED AND 

  
 J-2 

 EXECUTED BY THE BENEFICIARY AND ACCOMPANIED BY THE ORIGINAL LETTER OF CREDIT AND ALL AMENDMENTS, IF ANY.

 ALL DEMANDS FOR PAYMENT SHALL BE MADE BY PRESENTATION OF THE ORIGINAL APPROPRIATE DOCUMENTS PRIOR TO 10:00 A.M. E.S.T. TIME, ON A BUSINESS DAY AT OUR
OFFICE (THE “BANK’S OFFICE”) AT: 

                          
                              , BOSTON, MASSACHUSETTS
                            , ATTENTION:
                             OR BY FACSIMILE TRANSMISSION AT: (617)
                            ; AND SIMULTANEOUSLY UNDER TELEPHONE ADVICE TO: (617)
                            ,
ATTENTION:                             WITH ORIGINALS TO FOLLOW BY OVERNIGHT COURIER SERVICE. 

PAYMENT AGAINST CONFORMING PRESENTATIONS HEREUNDER SHALL BE MADE BY BANK DURING NORMAL BUSINESS HOURS OF THE BANK’S OFFICE WITHIN ONE (1) BUSINESS
DAY AFTER PRESENTATION. 
 WE HEREBY AGREE WITH THE DRAWERS, ENDORSERS AND BONAFIDE HOLDERS THAT THE DRAFTS DRAWN UNDER AND IN ACCORDANCE WITH THE TERMS AND
CONDITIONS OF THIS LETTER OF CREDIT SHALL BE DULY HONORED UPON PRESENTATION TO THE DRAWEE, IF NEGOTIATED ON OR BEFORE THE EXPIRATION DATE OF THIS CREDIT. 

THIS LETTER OF CREDIT IS SUBJECT TO THE UNIFORM CUSTOMS AND PRACTICE FOR DOCUMENTARY CREDITS (2007 REVISION), INTERNATIONAL CHAMBER OF COMMERCE, PUBLICATION
NO. 600. 
  

					
	  
 AUTHORIZED SIGNATURE
	 		  	  
 AUTHORIZED
SIGNATURE

  
 J-3 

 EXHIBIT “A” 

DATE: 
 TO: 

RE: STANDBY LETTER OF CREDIT 
 NO.
                ISSUED BY 
  

	 ATTN: 

    L/C AMOUNT: 

LADIES AND GENTLEMEN: 
 FOR VALUE RECEIVED, THE UNDERSIGNED
BENEFICIARY HEREBY 
 IRREVOCABLY TRANSFERS TO: 
 (NAME OF
TRANSFEREE) 
 (ADDRESS) 
 ALL RIGHTS OF THE UNDERSIGNED
BENEFICIARY TO DRAW UNDER THE ABOVE LETTER OF CREDIT UP TO ITS AVAILABLE AMOUNT AS SHOWN ABOVE AS OF THE DATE OF THIS TRANSFER. 
 BY THIS TRANSFER, ALL
RIGHTS OF THE UNDERSIGNED BENEFICIARY IN SUCH LETTER OF CREDIT ARE TRANSFERRED TO THE TRANSFEREE. TRANSFEREE SHALL HAVE THE SOLE RIGHTS AS BENEFICIARY THEREOF, INCLUDING SOLE RIGHTS RELATING TO ANY AMENDMENTS, WHETHER INCREASES OR EXTENSIONS OR
OTHER AMENDMENTS, AND WHETHER NOW EXISTING OR HEREAFTER MADE. ALL AMENDMENTS ARE TO BE ADVISED DIRECT TO THE TRANSFEREE WITHOUT NECESSITY OF ANY CONSENT OF OR NOTICE TO THE UNDERSIGNED BENEFICIARY. 

THE ORIGINAL OF SUCH LETTER OF CREDIT IS RETURNED HEREWITH, AND WE ASK YOU TO ENDORSE THE TRANSFER ON THE REVERSE THEREOF, AND FORWARD IT DIRECTLY TO THE
TRANSFEREE WITH YOUR CUSTOMARY NOTICE OF TRANSFER. 
 SINCERELY, 
  

	
	
	  
 (BENEFICIARY’S
NAME)

	
	  
 SIGNATURE OF
BENEFICIARY

  
 J-4 

 SIGNATURE AUTHENTICATED 
  

	
	
	  
 (NAME OF BANK)

	
	  
 AUTHORIZED SIGNATURE

  
 J-5 

 EXHIBIT “B” 

 
 

 

  
 J-6

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