Document:

Office Lease Agreement

 EXHIBIT 10.8 

 
 OFFICE LEASE AGREEMENT 

BY AND BETWEEN 

6200 STONERIDGE MALL ROAD INVESTORS LLC, 
 a Delaware limited liability company 
 AS LANDLORD 

and 
 WORKDAY,
INC., 
 a Nevada corporation 
 AS TENANT 
 DATED September 18, 2008 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
		
	Index of Defined Terms	  	 	iv	  
		
	Basic Lease Information	  	 	vi	  
			
	 1.
	  	Demise	  	 	1	  
			
	 2.
	  	Premises and Common Areas	  	 	1	  
			
	 3.
	  	Term	  	 	4	  
			
	 4.
	  	Rent	  	 	4	  
			
	 5.
	  	Utilities and Services	  	 	16	  
			
	 6.
	  	Late Charge	  	 	20	  
			
	 7.
	  	Security Deposit (Letter Of Credit)	  	 	20	  
			
	 8.
	  	Possession	  	 	22	  
			
	 9.
	  	Use of Premises	  	 	23	  
			
	 10.
	  	Acceptance of Premises	  	 	26	  
			
	 11.
	  	Surrender	  	 	26	  
			
	 12.
	  	Alterations and Additions	  	 	27	  
			
	 13.
	  	Maintenance and Repairs of Premises	  	 	29	  
			
	 14.
	  	Landlord’s Insurance	  	 	30	  
			
	 15.
	  	Tenant’s Insurance	  	 	31	  
			
	 16.
	  	Indemnification	  	 	32	  
			
	 17.
	  	Subrogation	  	 	33	  
			
	 18.
	  	Signs	  	 	33	  
			
	 19.
	  	Free From Liens	  	 	35	  
			
	 20.
	  	Entry By Landlord	  	 	36	  
			
	 21.
	  	Destruction and Damage	  	 	36	  
			
	 22.
	  	Condemnation	  	 	38	  
			
	 23.
	  	Assignment and Subletting	  	 	39	  
			
	 24.
	  	Default	  	 	43	  
			
	 25.
	  	Landlord’s Remedies	  	 	45	  
			
	 26.
	  	Landlord’s Right to Perform Tenant’s Obligations	  	 	47	  
			
	 27.
	  	Landlord Default	  	 	48	  
			
	 28.
	  	Attorneys’ Fees	  	 	48	  
			
	 29.
	  	Taxes	  	 	49	  

  
 i 

							
	 30.
	  	Effect of Conveyance	  	 	49	  
			
	 31.
	  	Estoppel Certificates	  	 	49	  
			
	 32.
	  	Subordination	  	 	49	  
			
	 33.
	  	Environmental Covenants	  	 	50	  
			
	 34.
	  	Notices	  	 	54	  
			
	 35.
	  	Waiver	  	 	54	  
			
	 36.
	  	Holding Over	  	 	54	  
			
	 37.
	  	Successors and Assigns	  	 	55	  
			
	 38.
	  	Time	  	 	55	  
			
	 39.
	  	Brokers	  	 	55	  
			
	 40.
	  	Limitation of Liability	  	 	55	  
			
	 41.
	  	Financial Statements	  	 	56	  
			
	 42.
	  	Rules And Regulations	  	 	56	  
			
	 43.
	  	Mortgagee Protection	  	 	57	  
			
	 44.
	  	Parking	  	 	57	  
			
	 45.
	  	Entire Agreement	  	 	59	  
			
	 46.
	  	Interest	  	 	59	  
			
	 47.
	  	Governing Law; Construction	  	 	60	  
			
	 48.
	  	Representations and Warranties of Tenant	  	 	60	  
			
	 49.
	  	Representations and Warranties of Landlord	  	 	61	  
			
	 50.
	  	Name of Building	  	 	62	  
			
	 51.
	  	Security	  	 	62	  
			
	 52.
	  	Jury Trial Waiver	  	 	62	  
			
	 53.
	  	Recordation	  	 	63	  
			
	 54.
	  	Right to Lease	  	 	63	  
			
	 55.
	  	Force Majeure	  	 	63	  
			
	 56.
	  	Acceptance	  	 	63	  
			
	 57.
	  	Renewal Option	  	 	63	  
			
	 58.
	  	Expansion Option (6210 Stoneridge)	  	 	66	  
			
	 59.
	  	Expansion Option (6230 Stoneridge)	  	 	68	  
			
	 60.
	  	Right Of First Offer (6210 Stoneridge)	  	 	69	  
			
	 61.
	  	Option to Terminate	  	 	70	  
			
	 62.
	  	Consents	  	 	72	  

  
 ii 

							
	 63.
	  	Definition of Prime Rate	  	 	72	  
			
	 64.
	  	Business Days	  	 	72	  
			
	 65.
	  	Conditions Precedent	  	 	72	  
			
	 66.
	  	Interim Resolution	  	 	73	  
			
	 67.
	  	Global Termination Right	  	 	74	  
			
	 68.
	  	Counterparts	  	 	74	  

 INDEX OF EXHIBITS 
  

					
	 A
	  	Diagram of the Phase I Premises and Phase II Premises	  	
			
	 A-1
	  	Potential Sports Court and Outdoor Eating Areas	  	
			
	 B
	  	Tenant Improvements Work Letter	  	
			
	 C
	  	Rules and Regulations	  	
			
	 D
	  	Form of Estoppel Certificate	  	
			
	 E
	  	Security Deposit and Burn Down	  	
			
	 F
	  	Janitorial Specifications	  	
			
	 G
	  	Form of Letter of Credit	  	
			
	 H
	  	6210 Expansion Premises	  	
			
	 I
	  	Generator Location	  	
			
	 J
	  	Approved Signage	  	

  
 iii

 INDEX OF DEFINED TERMS 

 

			
	6210 Additional Space	  	69        
	6210 Building	  	66        
	6210 Expansion Amendment	  	66        
	6210 Expansion Notice	  	66        
	6210 Expansion Option	  	66        
	6210 Expansion Premises	  	66        
	6210 Expansion Term	  	67        
	6210 Expansion Terms	  	69        
	6210 Right of First Offer	  	69        
	6230 Additional Space	  	68        
	6230 Expansion Agreement	  	69        
	6230 Expansion Notice	  	68        
	6230 Expansion Option	  	68        
	6230 Expansion Premises	  	68        
	ADA	  	24        
	Additional Rent	  	5        
	Affiliate	  	40        
	After Hours HVAC	  	17        
	Alteration	  	27        
	Alterations	  	27        
	Anti-Terrorism Law	  	61        
	Appraisal Panel	  	65        
	Approved Construction Contract	  	29        
	Arbitrator	  	73        
	Architect’s Estimate	  	36        
	ASA	  	65        
	Base Insurance Expenses	  	8        
	Base Operating Expenses	  	8        
	Base Rent	  	4        
	Base Service Load	  	16        
	Base Taxes	  	8        
	Base Utility Expenses	  	8        
	Base Year	  	8        
	Basic Lease Information	  	1        
	Basic Services	  	16        
	Building	  	1        
	Cancellation Date	  	70        
	Casualty Discovery Date	  	36        
	Chronic delinquency	  	44        
	Common Areas	  	2        
	Comparison Leases	  	66        
	Competitive Leases	  	71        
	Computation Year	  	8        
	Condemnation	  	38        

					
	Control	  	 	40      	  
	CPA	  	 	15        	  
	CPA Arbitration	  	 	15        	  
	Data Lines	  	 	2        	  
	Default	  	 	43        	  
	Dish	  	 	25        	  
	Early Termination Notice	  	 	70        	  
	Early Termination Right	  	 	70        	  
	Electric Service Provider	  	 	17        	  
	E-Loan Sub-Sublease	  	 	1        	  
	Environmental Interruption	  	 	53        	  
	Environmental Laws	  	 	51        	  
	Executive Order No. 13224	  	 	61        	  
	Expense Exclusions	  	 	9        	  
	Expenses	  	 	9        	  
	Extension Notice	  	 	64        	  
	Extension Option	  	 	63        	  
	Extension Term	  	 	63        	  
	Eyebrow Signage	  	 	33        	  
	First-Class Buildings	  	 	7        	  
	Force Majeure	  	 	63        	  
	Free Base Rent Credits	  	 	23        	  
	Free Base Rent Period	  	 	4        	  
	Guarantor	  	 	43        	  
	Hazardous Materials	  	 	50        	  
	Holder	  	 	57        	  
	Identification Requirements	  	 	2        	  
	Initial Alterations	  	 	29        	  
	Insurance Expenses	  	 	7        	  
	insured risk	  	 	37        	  
	Interim Resolution	  	 	73        	  
	Interim Resolution Decision	  	 	73        	  
	Landlord Parties	  	 	55        	  
	Landlord’s Agents	  	 	22        	  
	Landlord’s Casualty Insurance	  	 	30        	  
	Landlord’s Determination	  	 	64        	  
	Landlord’s Insureds	  	 	31        	  
	Laws	  	 	24        	  
	Lease	  	 	1        	  
	Letter of Credit	  	 	20        	  
	Lobby Signage	  	 	33        	  
	MAI	  	 	65        	  
	Master Lease	  	 	1        	  
	Memorandum of Lease	  	 	63        	  

 
 

  
 iv 

 

					
	Merger	  	 	71        	  
	Mold Conditions	  	 	53        	  
	Mold Prevention Practices	  	 	52        	  
	Monument Sign	  	 	34        	  
	Negotiation Period	  	 	64        	  
	Normal Business Hours	  	 	16        	  
	Operating Expenses	  	 	5        	  
	Parapet Signage	  	 	34        	  
	Parking Areas	  	 	2        	  
	Parking Monitor	  	 	59        	  
	Parking Plan	  	 	59        	  
	Parking Requirements	  	 	58        	  
	Parking Violation	  	 	58        	  
	Parking Violation Notice	  	 	58        	  
	Permitted Transfer	  	 	40        	  
	Permitted Transferee	  	 	40        	  
	Phase I Premises	  	 	vii        	  
	Phase II Premises	  	 	vii        	  
	Premises	  	 	1        	  
	Prevailing Market Rate	  	 	66        	  
	Private Restrictions	  	 	24        	  
	Prohibited Person	  	 	61        	  
	Project	  	 	1        	  
	Proportionate Share	  	 	13        	  
	Reduced Premises	  	 	71        	  
	Rent	  	 	15        	  

 

					
	Rentable Area	  	 	1    	  
	Report Date	  	 	15        	  
	Rules and Regulations	  	 	56        	  
	Security Deposit	  	 	20        	  
	Signage Criteria	  	 	35        	  
	Sports Court	  	 	3        	  
	Strategic Partners	  	 	40        	  
	Successor Landlord	  	 	50        	  
	Superior Lease(s)	  	 	49        	  
	Superior Lessor	  	 	50        	  
	Superior Mortgage(s)	  	 	49        	  
	Superior Mortgagee	  	 	50        	  
	Systems	  	 	6        	  
	Taxes	  	 	7        	  
	Tenant Leaseback Offer	  	 	71        	  
	Tenant Server Room	  	 	28        	  
	Tenant’s Agents	  	 	23        	  
	Tenant’s Determination	  	 	64        	  
	Tenant’s Property	  	 	31        	  
	Term	  	 	4        	  
	Third CPA	  	 	15        	  
	USA Patriot Act	  	 	61        	  
	Utilities	  	 	7        	  
	Utility Expenses	  	 	7        	  
	Visitors	  	 	58        	  

 
 

  
 v 

 LEASE AGREEMENT 

BASIC LEASE INFORMATION 
  

					
	  

Lease Date:

 
	 	 	  	
September 18, 2008
  

	  

Landlord:
	 	 	  	  
 6200 STONERIDGE MALL ROAD INVESTORS LLC,
 a Delaware limited liability company

 

	  

Landlord’s Address:
	 	 	  	  
 c/o UBS Realty Investors LLC
 455 Market Street, Suite 1540

San Francisco, California 94105
 Attention: Asset
Manager,
  
 Pleasanton Corporate
Commons
  

	 	 	 	  	  
 All notices sent to Landlord under this Lease shall be sent to the above address, with copies to:
  

Hines

6200 Stoneridge Mall Road, Suite 320
 Pleasanton, California 94588
 Attention: Property Manager

 

	  

Tenant:
	 	 	  	  
 WORKDAY, INC.,
 a Nevada corporation

 

	  

Tenant’s Contact Person:

 
	 	 	  	  
 Steve Hill
  

	  

Tenant’s Address and

Telephone Number:
	 	 	  	  
 6230 Stoneridge Mall, Suite 200
 Pleasanton, California 94588

(925) 951-9000
  
 Notices for Tenant shall be sent to the above address
 c/o Chief Financial Officer with copies as
follows:
  
 Workday, Inc.

6230 Stoneridge Mall, Suite 200
 Pleasanton,
California 94588
 Attention: General Counsel
  

-and –
  
 Thomas E. Cooper, Esquire
 Bartko, Zankel, Tarrant & Miller

900 Front Street, Suite 300
 San Francisco,
California 94111
  

  
 vi 

							
	  

Premises:
	 	 	  	  

The entirety of the second floor of the Building (the “Phase I Premises”), and a portion of the first floor and the
entirety of the fourth floor of the Building (the “Phase II Premises”)
  

	  

Premises Square Footage:

 
	 	 	  	  

Floor
  
	  	  
 Rentable Area
  

	 	 	 	  	  
 1st
(partial)
  
	  	  
 7,588
  

	 	 	 	  	  
 2nd
(full)
  
	  	  
 30,772
  

	 	 	 	  	  
 4th
(full)
  
	  	  
 30,772
  

	 	 	 	  	  

TOTAL:
  
	  	  
 69,132
  

	  

Project:
	 	 	  	  

Pleasanton Corporate Commons, 6200 - 6230 Stoneridge Mall Road, Pleasanton, California, together with the land on which the Project is
situated and all Common Areas. The total Rentable Area of the Project is 595,608 square feet.
  

	  

Building:
	 	 	  	  

6230 Stoneridge Mall Road, Pleasanton Corporate Commons, Pleasanton, California. The total Rentable Area of the Building is 148,902 square
feet.
  

	  

Tenant’s Proportionate Share

of Project:
	 	 	  	  

5.17% as to the Phase I Premises,
 11.61% as to the Phase II Premises
  

	  

Tenant’s Proportionate Share

of Building:
	 	 	  	  

20.67% as to the Phase I Premises,
 46.43% as to the Phase II Premises
  

	  

Length of Term:
	 	 	  	  

Phase I Premises: Eighty (80) months
 Phase II Premises: Sixty (60) months
  

	  

Commencement Date:
	 	 	  	  

Phase I Premises: November 1, 2008
 Phase II Premises: July 1, 2010
  

	  

Expiration Date:
	 	 	  	  

June 30, 2015, for the entire Premises

 

  
 vii

									
	  

Base Rent:
	  	  
 Months
  
	  	  
 Sq. Ft.
  
	  	  
 Monthly
 Base Rate

 
	  	  

Monthly

Base Rent

 

	 	  	  
 November 1, 2008
–
 June 30, 2010
  
	  	  

30,772
	  	  
 x
$1.25
	  	  
 =$38,465.00

	 	  	  
 July 1, 2010
–
 June
30,2011*

 
	  	  

69,132
	  	  
 x
$2.50
	  	  
 =$172,830.00

	 	  	  
 July 1, 2011
–
 June 30, 2012
  
	  	  

69,132
	  	  
 x
$2.58
	  	  
 =$178,014.90

	 	  	  
 July 1, 2012
–
 June 30, 2013
  
	  	  

69,132
	  	  
 x
$2.66
	  	  
 =$183,355.35

	 	  	  
 July 1, 2013
–
 June 30, 2014
  
	  	  

69,132
	  	  
 x
$2.74
	  	  
 =$188,856.01

	 	  	  
 July 1, 2014
–
 June 30, 2015
  
	  	  

69,132
	  	  
 x
$2.82
	  	  
 =$194,521.69

	 	  	  
 * subject to the Free Base Rent Period in accordance with Paragraph 4(a) below.
  

	  
 Prepaid Base Rent:
  
	  	  
 Thirty-Eight Thousand Four Hundred Sixty-Five Dollars ($38,465.00)
  

	  
 Month(s) to which Prepaid Base Rent will be Applied:
  
	  	  
 November 2008
  

	  
 Base Year:
  
	  	  
 Calendar year 2010
  

	  
 Security Deposit:
  
	  	  
 Such amount as may be determined, from time to time, in accordance with the provisions of Exhibit E.

 

	  
 Permitted Use:
  
	  	  
 General office use consistent with the standards of a First-Class Building, and as further provided in Paragraph 9(a).

 

	  
 Unreserved Parking Spaces:
  
	  	  
 An amount equal to three and one-half (3.5) nonexclusive and undesignated parking spaces per 1,000 square feet of leased Rentable Area.

 

	  
 Brokers:
  
	  	  
 Colliers International (Landlord’s Broker)
 Griggs Resource Group (Tenant’s
Broker)
  

  
 viii

 OFFICE LEASE AGREEMENT 

THIS OFFICE LEASE AGREEMENT is made and entered into by and
between Landlord and Tenant on the Lease Date. The defined terms used in this Lease which are defined in the Basic Lease Information attached to this Lease Agreement (“Basic Lease Information”) shall have the meaning and definition
given them in the Basic Lease Information. The Basic Lease Information, the Exhibits, the Addendum or Addenda attached hereto, if any, and this Office Lease Agreement are and shall be construed as a single instrument and are referred to herein as
the “Lease.” 
  

	 1.
	 DEMISE 

 In consideration for the rents and all other charges and payments payable by Tenant, and for the agreements, terms and conditions to be performed by Tenant in this Lease, LANDLORD
DOES HEREBY LEASE TO TENANT, AND TENANT DOES HEREBY HIRE AND TAKE
FROM LANDLORD, the Premises described below (the “Premises”), upon the agreements, terms and conditions of this Lease for the Term hereinafter stated. 

 

	 2.
	 PREMISES AND COMMON AREAS 

 (a) The Premises demised by this Lease are located in that certain building (the “Building”) specified in the Basic Lease Information, which Building is located in that certain real
estate development (the “Project”) specified in the Basic Lease Information. The Premises has the address and contains the Rentable Area specified in the Basic Lease Information and, until June 30, 2010, shall consist of the
Phase I Premises, and, thereafter, shall consist of both the Phase I Premises and the Phase II Premises; provided, however, that any statement of Rentable Area set forth in this Lease, or that may have been used in calculating any of the economic
terms hereof, is an approximation which Landlord and Tenant agree is reasonable and, except as expressly set forth in Paragraph 4(d)(iii) below, no economic terms based thereon shall be subject to revision whether or not the actual square footage is
more or less. The location and dimensions of the Phase I Premises and the Phase II Premises are depicted on Exhibit A, which is attached hereto and incorporated herein by this reference. As used in this Lease, (the “Rentable
Area”) shall mean an area determined in accordance with the standards of the Building Owners and Managers Association ANSI/BOMA Z65.1 (1996). 
 (b) Notwithstanding anything herein to the contrary, the Phase II Premises as described in the Basic Lease Information is a portion of the Building that will be occupied by Tenant prior to the
Commencement Date for the Phase II Premises pursuant to that certain Sub-Sublease by and between E-Loan, Inc., as sub-sub landlord and Tenant as sub-subtenant (the “E-Loan Sub-Sublease”). The E-Loan Sub-Sublease is expressly subject
and subordinate to that certain Amended and Restated Office Building Lease effective March 16, 2000 (the “Master Lease”), between Landlord (as successor-in-interest to California Corporate Properties B, LLC, a Delaware limited
liability company) and Charles Schwab & Co., Inc., a California corporation. In the event that the portion of the Building subleased by Tenant under the E-Loan Sub-Sublease is expanded to include space in the Building which is in addition
to the Phase II Premises as described in the Basic Lease Information, then the Phase II Premises as defined herein shall also be expanded to include such additional space. In such event, the economic terms of this Lease relating to the Phase II
Premises shall also be adjusted accordingly to reflect the additional Rentable Area (e.g., square footage, Monthly Base Rent, Tenant’s Proportionate Share, and Tenant Improvement Allowance). 

  
 1 

 (c) Tenant and Tenant’s employees, agents, and invitees shall have the
non-exclusive right (in common with any other tenants, Landlord and any other person granted use by Landlord) to use the Common Areas (as hereinafter defined), except that, with respect to the Project’s parking areas (the “Parking
Areas”), Tenant shall have only the rights, if any, set forth in Paragraph 44 below. For purposes of this Lease, the term “Common Areas” shall mean all areas and facilities outside the Premises and within the exterior
boundary lines of the Project that are, from time to time, reasonably provided and designated by Landlord for the non-exclusive use of Landlord, Tenant and other tenants of the Project and their respective employees, guests and invitees; provided,
however, the following portions of the Project are expressly denoted as Common Areas for the non-exclusive use of Tenant and Tenant’s employees, guests and invitees: the entrance and lobby areas on the first (1st) floor of the Building;
the risers and runs in the Building (subject to the limitations below in this Paragraph 2(c)); and, in the event effected, the Sports Court specified in Paragraph 2(f) below. Without limiting the generality of the foregoing, Tenant shall have the
non-exclusive rights to Tenant’s Proportionate Share of the common risers and runs in the Building in order to install, maintain, replace, remove or use any communications or computer wires and cables serving the Premises (collectively, the
“Data Lines”), provided that (i) Tenant shall obtain Landlord’s prior written consent (which shall not be unreasonably withheld, conditioned or delayed), use an experienced and qualified contractor reasonably approved in
writing by Landlord, and comply with all of the other provisions of Paragraph 12 below, (ii) an acceptable number of spare lines and space for additional lines shall be maintained for existing and future occupants of the Property, as determined
in Landlord’s reasonable opinion, (iii) the Data Lines (including riser cables) shall be appropriately insulated to prevent excessive electromagnetic fields or radiation, shall be surrounded by a protective conduit reasonably acceptable to
Landlord, and shall be identified in accordance with the “Identification Requirements,” as that term is set forth below, (iv) any new or existing Data Lines installed by Tenant and servicing the Premises shall comply with all
applicable Laws, (v) as a condition to permitting the installation of new Data Lines, Landlord may require that Tenant remove existing redundant Lines located in or serving the Premises and repair any damage in connection with such removal, and
(vi) Tenant shall pay all costs in connection therewith. All Data Lines shall be clearly marked with adhesive plastic labels (or plastic tags attached to such Data Lines with wire) to show Tenant’s name, suite number, telephone number and
the name of the person to contact in the case of an emergency (A) every four feet (4’) outside the Premises (specifically including, but not limited to, the electrical room risers and other Common Areas), and (B) at the
Lines’ termination point(s) (collectively, the “Identification Requirements”). Landlord may, by notice to Tenant given not later than ninety (90) days prior to the Expiration Date (except in the event of a termination of
this Lease prior to the scheduled Expiration Date, in which event no advance notice shall be required), require Tenant at Tenant’s expense to remove any or all Data Lines located in or serving the Premises prior to the expiration or earlier
termination of this Lease. 
 (d) Landlord has the right, in its sole discretion, from time to time, to:
(i) make changes to the Common Areas, the Building and/or the Project, including, without limitation, changes in the location, size, shape and number of driveways, entrances, parking spaces, Parking Areas, ingress,

  
 2 

 
egress, direction of driveways, entrances, hallways, corridors, lobby areas and walkways; (ii) close temporarily any of the Common Areas for maintenance purposes so long as reasonable access
to the Premises remains available; (iii) add additional buildings and improvements to the Common Areas or remove existing buildings or improvements therefrom; (iv) use the Common Areas while engaged in making additional improvements,
repairs or alterations to the Project or any portion thereof; and (v) do and perform any other acts, alter or expand, or make any other changes in, to or with respect to the Common Areas, the Building and/or the Project as Landlord may, in its
sole discretion, deem to be appropriate. Without limiting the foregoing, Landlord reserves the right from time to time to install, use, maintain, repair, relocate and replace pipes, ducts, conduits, wires, and appurtenant meters and equipment for
service to the Premises or to other parts of the Building which are above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas of the Building which are located within the Premises or located elsewhere in
the Building. In connection with any of the foregoing activities of Landlord, Landlord shall use reasonable efforts while conducting such activities to minimize any interference with Tenant’s use of the Premises. Notwithstanding the foregoing,
if Landlord makes any alterations to the Common Areas pursuant to its rights under this Paragraph 2, Landlord agrees that such alterations shall not unreasonably interfere with Tenant’s use of, or access to, the Premises. 

(e) No rights to any view or to light or air over any property, whether belonging to Landlord or any other person, are
granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom is obstructed, the same shall be without liability to Landlord and without any reduction or diminution of
Tenant’s obligations under this Lease. 
 (f) Tenant has notified Landlord that Tenant desires to construct
a sports court, including exterior volleyball/basketball (sand and hard surface) courts in a portion of the Common Areas shown on Exhibit A-1 with specifications and in a location to be mutually agreed upon by Landlord and Tenant(the
“Sports Court”). Landlord has generally approved the Sports Court and Tenant shall have the right to construct the Sports Court, provided that (i) Landlord and Tenant mutually agree on the precise design and location of the
Sports Court, and (ii) Tenant fully complies with the terms and conditions of Paragraphs 12(a) through 12(g) below, including, without limitation, the review and approval by Landlord of detailed plans and specifications, and the approval by
Landlord of Tenant’s contractor(s). Tenant shall be solely responsible for the costs to construct the Sports Court; provided, however, that Landlord shall reimburse Tenant for up to Fifty Thousand Dollars ($50,000.00) of all actual and
documented out-of-pocket costs and expenses directly incurred by Tenant in connection with Tenant’s construction of the Sport’s Court. In the event Seller’s actual costs to construct the Sports Court exceed Fifty Thousand Dollars
($50,000.00), then any such excess shall be the sole responsibility of Tenant; provided, however, that Tenant may apply any such costs against the Tenant Improvement Allowance for the Phase I Premises and the Phase II Premises. Landlord’s
obligation to reimburse Tenant as set forth herein shall be subject to (i) Tenant providing Landlord with reasonable documentary evidence that Tenant has paid for the bill(s) or invoice(s) related to the design and construction of the Sports
Court, and (ii) Tenant requesting such reimbursement within twelve (12) months following the Lease Date. Upon completion of the Sports Court, such area shall remain as part of the Common Areas and shall be available to all tenants of the
Project. Notwithstanding anything to the contrary contained in Paragraph 11, upon the expiration of the Term of this Lease, or earlier termination, Tenant shall not be required to restore the Sports Court to its original Common Area condition prior
to construction of the Sports Court. 

  
 3 

 (g) If and when Tenant leases and occupies the portion of the first
(1st) floor of the Building located contiguous to the Outdoor Eating Area described in Exhibit A-1 attached hereto, then Tenant, at Tenant’s sole cost and expense, may convert a portion of the Common Areas as generally shown
in Exhibit A-1 as the Outdoor Eating Area into an outdoor seating/eating area for the exclusive use of Tenant, provided that (i) Landlord and Tenant mutually agree on the precise size, design and location (provided that any design
elements that are visible from areas outside the Building shall be subject to Landlord’s sole but good faith discretion), and (ii) Tenant fully complies with the terms and conditions of Paragraphs 12(a) through 12(g) below, including,
without limitation, the review and approval by Landlord of detailed plans and specifications, and the approval by Landlord of Tenant’s contractor(s). Tenant may, at Tenant’s option, utilize any then unused portion of the Tenant Improvement
Allowance for the Phase I Premises and the Phase II Premises toward the cost of construction of any such Outdoor Eating Area. 
  

	 3.
	 TERM 

 (a) The term of this Lease (the “Term”) with respect to each of the Phase I Premises and the Phase II Premises shall commence on each respective Term Commencement Date specified in the
Basic Lease Information and shall terminate on the Term Expiration Date specified in the Basic Lease Information. 
 (b) Notwithstanding the provisions of Paragraph 3(a) above, in the event the Master Lease is terminated with an effective date of such termination which is prior to June 30, 2010, then subject to the
terms of Paragraph 21 and Paragraph 22 herein, the Term with respect to the Phase II Premises (including any additional space leased by Tenant under the E-Loan Sub-Sublease as contemplated by Paragraph 2(b) above) shall commence concurrently with
such termination of the Master Lease at a monthly Base Rate equal to $1.25 for each square foot of Rentable Area during the period prior to July 1, 2010, but otherwise on the terms and conditions set forth herein. 

 

	 4.
	 RENT 

 (a) Base Rent. Tenant shall pay to Landlord, in advance, on the first day of each month, without further notice or demand, and except as expressly otherwise provided herein, without
abatement, offset, rebate, credit or deduction for any reason whatsoever, the monthly installments of rent specified in the Basic Lease Information (the “Base Rent”); provided, however, that if Tenant is not then in Default
hereunder (and that no event is occurring which, with the giving of notice or the passage of time, or both, would constitute a Default hereunder), Tenant shall have no obligation to pay Base Rent during the period from July 1, 2010, through
September 30, 2010 (the “Free Base Rent Period”). 
 Upon full execution of this Lease and
delivery of an original copy to Tenant, Tenant shall pay to Landlord the Prepaid Base Rent to be applied toward Base Rent for the month of the Term specified in the Basic Lease Information. Within five (5) Business Days of the full execution
and delivery of this Lease to Tenant, Tenant shall pay to Landlord as a Security Deposit for the 

  
 4 

 
Phase I Premises the amount specified in Exhibit E (either in cash or as a Letter of Credit, or as subsequent substitutions for cash or a Letter of Credit) as more fully described in Paragraph 7
below. The Security Deposit for the Phase II Premises shall be paid by Tenant to Landlord as hereinafter provided in this Lease. 
 (b) Additional Rent.  As used in this Lease, the term “Additional Rent” shall mean all sums of money, other than Base Rent, that shall become due from and payable
by Tenant pursuant to this Lease. 
 (i)    Commencing July 1, 2011, but not prior to
July 1, 2011, in addition to the Base Rent, Tenant shall pay to Landlord as Additional Rent, in accordance with this Paragraph 4, the aggregate net increases of the following applicable to each Computation Year over the Base Year
(A) Tenant’s Proportionate Share(s) of the total dollar increase, if any, in Operating Expenses (as defined below) attributable to each Computation Year (as defined below) over Base Operating Expenses (as defined below),
(B) Tenant’s Proportionate Share(s) of the total dollar increase, if any, in Insurance Expenses (as defined below) attributable to each Computation Year over Base Insurance Expenses (as defined below), (C) Tenant’s Proportionate
Share(s) of the total dollar increase, if any, in Utility Expenses (as defined below) attributable to each Computation Year over Base Utility Expenses (as defined below), and (D) Tenant’s Proportionate Share(s) of the total dollar
increase, if any, in Taxes (as defined below) attributable to each Computation Year over Base Taxes (as defined below). 
 (ii)    As used in this Lease, the following terms shall have the meanings specified: 
 (A) “Operating Expenses” means those costs and expenses paid or incurred by Landlord in connection with the ownership, operation, maintenance, management and repair of the Premises, the
Building and/or the Project or any part thereof, including, without limitation, all the following items (but subject to the Expense Exclusions as specified in Paragraph 4(c) below). 

                (1) 
   Common Area Operating Expenses.  All costs to operate, maintain, repair, replace, supervise, insure and administer the Common Areas, including, without limitation, any Parking Areas owned by Landlord for the use of
tenants, and further including, without limitation, supplies, materials, labor and equipment used in or related to the operation and maintenance of the Common Areas, including Parking Areas (including, without limitation, all costs of resurfacing
and restriping Parking Areas), signs and directories on the Building and/or the Project, landscaping (including, without limitation, maintenance contracts and fees payable to landscaping consultants), amenities, sprinkler systems, sidewalks,
walkways, driveways, curbs, lighting systems and security services, if any, provided by Landlord for the Common Areas, and any charges, assessments, costs or fees levied by any common association. 

                (2) 
   Parking Charges; Public Transportation Expenses.  Any parking charges or other costs levied, assessed or imposed by, or at the direction of, or resulting from statutes or regulations, or interpretations thereof,
promulgated by any governmental authority or insurer in connection with the use or occupancy of the Building or the Project, and the cost of maintaining any public transit system, vanpool, or other public or semi-public transportation imposed upon
Landlord’s ownership and operation of the Building and/or the Project. 

  
 5 

                (3) 
   Maintenance and Repair Costs.  All costs to maintain, repair, and replace the Premises, the Building and/or the Project or any part thereof and the personal property used in conjunction therewith, including
insurance deductibles but subject to the Deductible Cap specified in Paragraph 4(b)(ii)(B) below and, without limitation, (a) all costs paid under maintenance, management and service agreements such as contracts for janitorial, security and
refuse removal, (b) all costs to maintain, repair and replace the roof coverings of the Building or the Project or any part thereof, (c) all costs to maintain, repair and replace the heating, ventilating, air conditioning, plumbing, sewer,
drainage, electrical, fire protection, escalator, elevator, life safety and security systems and other mechanical, electrical and communications systems and equipment serving the Premises, the Building and/or the Project or any part thereof
(collectively, the “Systems”), (d) the cost of all cleaning and janitorial services and supplies, the cost of window glass replacement and repair, and (e) the cost of maintenance, depreciation and replacement of machinery,
tools and equipment (if owned by Landlord) and for rental paid for such machinery, tools and equipment (if rented) used in connection with the operation or maintenance of the Building, and (f) costs for improvements made to the Project which,
although capital in nature, Landlord determines, in its sole discretion, are necessary to enhance the security systems and improve the security measures at the Project. 

                (4) 
   Life Safety and Security Costs.  All costs to install, maintain, repair and replace all life safety systems, including, without limitation, (a) all fire alarm systems, serving the Premises, the Building and/or
the Project or any part thereof (including all maintenance contracts and fees payable to life safety consultants) whether such systems are or shall be required by Landlord’s insurance carriers, Laws (as hereinafter defined) or otherwise, and
(b) all costs of security and security systems at the Project, including, without limitation; (i) wages and salaries (including third-party management fees) of all employees engaged in the security of the Project; (ii) all supplies,
materials, equipment, and devices used in the security of the Project, and any upgrades thereto; and (iii) all service or maintenance contracts with independent contractors for Project security, including, without limitation, alarm service
personnel, security guards, watchmen, and any other security personnel. 

                (5) 
   Management and Administration.  All costs for management and administration of the Premises, the Building and/or the Project or any part thereof, including, without limitation, a property management fee, accounting,
auditing, billing, postage, salaries and benefits for all employees and contractors engaged in the management, operation, maintenance, repair and protection of the Building and the Project, whether located on the Project or off-site, payroll taxes
and legal and accounting costs, fees for licenses and permits related to the ownership and operation of the Project, and office rent for the Building and/or the Project management office or the rental value of such office if it is located within the
Building and/or the Project, such office to be approximately one thousand eight hundred (1,800) square feet of Rentable Area; provided, however, to the extent such property management office serves projects other than the Project, such costs
shall be equitably allocated among the Project and such other projects, and only the Project’s allocable share of such costs shall be an Operating Expense. 

  
 6 

                (6) 
   Capital Improvements.  Amounts paid for capital improvements or other costs incurred in connection with the Project (a) which are intended by Landlord, in good faith, to effect economies in the operation or
maintenance of the Project, or any portion thereof, (b) that are required to comply with present or anticipated conservation programs, (c) which are replacements or modifications of nonstructural items located in the Common Areas,
(d) that are required under any governmental law or regulation, and (e) which Landlord determines, in Landlord’s reasonable discretion, are necessary to enhance Building security and improve security measures at the Project. To the
extent any such capital costs are typically capitalized under commonly utilized commercial real estate accounting principles, then Tenant shall be required to pay only the pro rata share of the cost of the item falling due within the Term (including
any Renewal Term, if applicable) based upon the amortization of the same over the useful life of such item(s), as determined by such generally accepted commercial real estate accounting principles. 

Notwithstanding anything in this Paragraph 4(b) to the contrary, Insurance Expenses, Utility Expenses and Taxes shall not
be deemed to constitute “Operating Expenses” for purposes of this Paragraph 4(b)(ii)(A). 
 (B)
“Insurance Expenses” means the total costs and expenses paid or incurred by Landlord in connection with the obtaining of insurance on the Premises, the Building and/or the Project or any part thereof or interest therein, including,
without limitation, premiums for “all risk” fire and extended coverage insurance, commercial general liability insurance, rent loss or abatement insurance (not to exceed twelve (12) months), earthquake insurance, flood or surface
water coverage, and other insurance which is commercially reasonable and consistent with insurance maintained generally by other first-class, class A office projects in the Pleasanton, California area of similar size, age and use (hereinafter,
“First-Class Buildings”), or required by Landlord’s lender, together with any deductibles paid under policies of any such insurance; provided, however, that with respect to any particular casualty event affecting the Project,
in no event shall Tenant’s Proportionate Share any individual insurance deductible under Landlord’s Casualty Insurance or other casualty policy exceed an amount equal to One Dollar ($1.00) for each square foot of leased Rentable Area. The
foregoing shall not be deemed an agreement by Landlord to carry any particular insurance relating to the Premises, the Building, or the Project. 
 (C) “Utility Expenses” means the cost of all electricity, water, gas, sewers, oil and other utilities (collectively, “Utilities”), including any surcharges imposed,
serving the Premises, the Building and the Project or any part thereof that are not separately metered to Tenant or any other tenant, and any amounts, taxes, charges, surcharges, assessments or impositions levied, assessed or imposed upon the
Premises, the Building or the Project or any part thereof, or upon Tenant’s use and occupancy thereof, as a result of any rationing of Utility services or restriction on Utility use affecting the Premises, the Building and/or the Project, as
contemplated in Paragraph 5 below. 

  
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 (D) “Taxes” means all real estate taxes and assessments,
which shall include any form of tax, assessment (including any special or general assessments and any assessments or charges for Utilities or similar purposes included within any tax bill for the Building or the Project or any part thereof,
including, without limitation, entitlement fees, allocation unit fees and/or any similar fees or charges), fee, license fee, business license fee, levy, penalty (if a result of Ten ant’s delinquency in payment), sales tax on rents or rental
receipts, rent tax, occupancy tax or other tax (other than net income, estate, succession, inheritance, transfer or franchise taxes), imposed by any authority having the direct or indirect power to tax, or by any city, county, state or federal
government or any improvement or other district or division thereof, whether such tax is determined by the area of the Premises, the Building and/or the Project or any part thereof, or the Rent and other sums payable hereunder by Tenant or by other
tenants, including, but not limited to, (i) any gross income or excise tax levied by any of the foregoing authorities, with respect to receipt of Rent and/or other sums due under this Lease; (ii) upon any legal or equitable interest of
Landlord in the Premises, the Building and/or the Project or any part thereof, (iii) upon this transaction or any document to which Tenant is a party creating or transferring any interest in the Premises, the Building and/or the Project;
(iv) levied or assessed in lieu of, in substitution for, or in addition to, existing or additional taxes against the Premises, the Building and/or the Project, whether or not now customary or within the contemplation of the parties; or
surcharged against the Parking Areas. Tenant and Landlord acknowledge that Proposition 13 was adopted by the voters of the State of California in the June, 1978 election and that assessments, taxes, fees, levies and charges may be imposed by
governmental agencies for such purposes as fire protection, street, sidewalk, road, utility construction and maintenance, refuse removal and for other governmental services which may formerly have been provided without charge to property owners or
occupants. It is the intention of the parties that all new and increased assessments, taxes, fees, levies and charges due to any cause whatsoever are to be included within the definition of real property taxes for purposes of this Lease.
“Taxes” shall also include reasonable legal and consultants’ fees, costs and disbursements incurred in connection with proceedings to contest, determine or reduce taxes, Landlord specifically reserving the right, but not the
obligation, to contest by appropriate legal proceedings the amount or validity of any taxes. 
 (E)
“Base Year” shall mean the calendar year specified in the Basic Lease Information. 
 (F)
“Base Operating Expenses” shall mean the amount of Operating Expenses for the Base Year. 

(G) “Base Insurance Expenses” shall mean the amount of Insurance Expenses for the Base Year.

 (H) “Base Taxes” shall mean the amount of Taxes for the Base Year. 

(I) “Base Utility Expenses” shall mean the greater of the following amounts: (1) Utility Expenses
for 2009; (2) Utility Expenses for the Base Year; or (3), with respect to the Building, Utility Expenses for 2010 for a comparable building in the Project (other than the Building). 

(J) “Computation Year” shall mean each twelve (12) consecutive month period commencing
January 1 of each year during the Term following the Base Year. 

  
 8 

 (K) “Expenses” shall mean collectively, Operating
Expenses, Insurance Expenses, Utility Expenses and Taxes. 
 (c) Exclusions from
Expenses.  Notwithstanding anything to the contrary contained in Paragraph 4(b) above, “Expenses” shall not include the following (the “Expense Exclusions”): 

(i)    non-cash items, such as deductions for depreciation, amortization or obsolescence of the
Project and the Premises and the equipment used in or on the Project, or interest on capital invested; 

(ii)    payments of principal and interest or other finance charges, penalties or fees, made on any
debt, and rental payments made under any ground lease or other underlying leases, except to the extent that a portion of such rental payments is for the payment or reimbursement of ad valorem/real estate taxes or insurance premiums on the Project;

 (iii)    costs incurred in connection with the leasing, sale, financing, refinancing,
mortgaging, entering into a superior lease or change of ownership of the Project, including, without limitation, real estate brokerage and leasing commissions, marketing costs, finder fees, attorneys’ and accountants’ fees, closing costs,
title insurance premiums, appraisal fees, survey costs, engineering and inspection reports, transfer taxes and interest charges; 
 (iv)    Landlord’s general overhead costs, including salaries, equipment, supplies, accounting and legal fees, rent and other occupancy costs, and other costs relating to the
operation and internal organization and function of Landlord as a business entity (as opposed to the maintenance and/or operation of the Project), including, but not limited to, costs of entity accounting and the cost of Landlord’s preparation
of income tax returns and information returns, legal matters, costs of defending any lawsuits with any mortgagee, costs of selling, syndicating, financing, mortgaging or hypothecating of any of the Landlord’s interest in the Premises or the
Project and costs of any disputes between Landlord and its employees, tenants, third party contractors, and third parties; 
 (v)    job placement, advertising and promotional costs for the Project or associated with the leasing of the Project (other than bulletins or newsletters distributed to tenants of the
Project) and the costs of signs in or on the Building identifying the owner of the Building or other tenant’s signs; 
 (vi)    all amounts that would otherwise be included in Expenses which are paid to any Affiliate of Landlord to the extent the costs of such services exceed the competitive rates in
comparable buildings for such services rendered by persons or entities of similar skill, competence and experience (but excluding any such amounts specifically provided for or permitted in this Lease for which the provisions of this Lease shall
control); 
 (vii)    costs incurred due to (A) violation by Landlord or any managing
agent or any tenant (including Tenant) of the terms and conditions of any lease, (B) violation by Landlord of any governmental rule or authority, or (C) penalties and interest for late payment of any obligation of Landlord, including any
penalties or interest incurred as a result of Landlord’s failure to file any tax or information returns when due, unless such late payment is caused by Tenant; 

  
 9 

 (viii)    inheritance, gift or estate taxes imposed
upon or assessed against the Project, or any part thereof or interest therein; taxes computed upon the basis of the gross or net income derived from the Project by Landlord or the owner of any interest therein, unless any such taxes are imposed as a
substitute for, in lieu of, or in addition to, any of the taxes described in Paragraph 4(b)(ii)(D); non-delinquent assessments existing as of January 1, 2000, related to the North Pleasanton Improvement District; income, franchise, corporation,
capital levy, gross receipts, excess profits, revenue (except any business or license tax payable by Landlord but specifically excluding any business or license tax payable by Landlord’s property manager calculated on revenue), rent, payroll
taxes and benefits (except as related to the personnel described in Paragraph 4(b)(ii) above) or stamp or transfer taxes or any tax upon the sale, transfer or assignment of Landlord’s title or estate which at any time may be assessed against or
become a lien upon all or any part of the Project or this leasehold, unless any such taxes are imposed as a substitute for, in lieu of, or in addition to, any of the taxes described in Paragraph 4(b)(ii) above; and any liens or taxes, penalties or
interest that are levied or assessed against the Premises or the Project for any time prior to the Term; 

(ix)    any cost or expense related to removal, cleaning, abatement or remediation of
“Hazardous Materials” or environmental conditions in or on the Project which were not deposited, released or caused by Tenant or any of Tenant’s Agents; 

(x)    costs of maintenance, repair or replacement covered by a warranty; 

(xi)    costs for which Landlord is reimbursed by its insurance carrier or by any tenant’s
insurance carrier (or would have been so reimbursed if Landlord had maintained all of the insurance required to be carried by Landlord pursuant to this Lease) or by any other entity (other than through Expense pass throughs); 

(xii)    any damages and costs (including interest) resulting from the gross negligence, willful
misconduct or other intentional tortious acts of Landlord, Landlord’s contractors, subcontractors and employees, including payment of damages, attorneys’ fees and any other amounts to any person seeking recovery for bodily injury, death or
property damage, and any fines, assessments, or penalties resulting from the negligence, gross negligence, willful misconduct or other tortious acts of Landlord (and Landlord’s contractors, subcontractors and employees) or the breach of this
Lease; 
 (xiii)    costs required to be capitalized under commonly and consistently
utilized commercial real estate industry accounting principles, except to the extent expressly set forth in Paragraph 4(b)(ii)(A)(6) above; 
 (xiv)    the cost of the design, construction, renovation, decorating, redecorating, improving, fixturing, furnishing or other preparation of tenant improvements for Tenant and for
other tenants and for prospective tenants of the Project (including design fees for space planning and all third party fees and charges, permit, license, and inspection fees), and moving expenses to move in or out, or relocate, Tenant or other
tenants to, from or within the Project, and allowances, including the Tenant Improvement Allowance herein (whether by contribution or credit against rent or otherwise) or concessions (including any rent abatement) for any of the foregoing;

  
 10 

 (xv)    costs or expenses of utilities directly metered
to tenants of the Project and payable separately by such tenants; 
 (xvi)    salaries,
wages, benefits and other expenses of Building personnel above the level of the on-site third party building manager of the Building; 
 (xvii)    costs incurred for the acquisition of permanent and temporary works of art and decorations, including, without limitation, seasonal decorations (but not the maintenance of,
or security for, such items); 
 (xviii)    the costs, expenses and fees of any asset
manager or investment advisor representing Landlord or any partner or any other constituent member of Landlord (except that nothing in this clause is intended to preclude such manager, advisor, partner or member from sharing a portion of the
property management fees received by the property manager); 
 (xix)    property management
fees to the extent the same exceed three percent (3%) of gross receipts; 

(xx)    cost of installing, operating and maintaining any specialty service or other benefits, such
as an observatory, broadcasting facilities, child or daycare, luncheon club, cafeteria or other dining facility, newsstand, flower service, shoeshine service, or athletic or recreation club and helicopter pad, unless such service is requested by
Tenant and usable by Tenant on a non-discriminatory basis; 
 (xxi)    any costs or
expenses expressly excluded from Additional Rent under any other provisions of this Lease; 

(xxii)    costs arising from Landlord’s entertainment, dining, charitable or political
contributions; 
 (xxiii)    real estate trade group and civic association dues and related
expenses, to the extent such costs exceed Two Thousand Dollars ($2,000.00) per calendar year in the aggregate; 

(xxiv)    rentals, excluding temporary rentals, for items which, if purchased rather than rented,
would constitute a capital improvement which is specifically excluded in Paragraph 4(b)(ii)(A)(6) above; 

(xxv)    the rental value of offices for the property manager and related management, engineering
and operations personnel, except as permitted under Paragraph 4(b)(ii)(A)(5) above; 

(xxvi)    cost of the initial stock of tools and equipment for operation, repair and maintenance of
the Project, to the extent not directly used in the Project; 
 (xxvii)    costs related to
governmental compliance in connection with those parts of the Project that Landlord is responsible for maintaining and repairing except as provided in Paragraph 4(b)(ii)(A)(6) above; 

(xxviii)    reserves for bad debts or repair or maintenance; 

  
 11 

 (xxix)    cost of any work or services performed for
any facility other than the Project; 
 (xxx)    Fines, penalties, assessments, fees or
interest resulting from (A) Landlord’s failure to pay charges, expenses, or Taxes on a current basis, (B) Landlord’s failure to comply with governmental requirements, or (C) Landlord’s breach of this Lease or any other
agreement binding on Landlord; 
 (xxxi)    the cost of services provided to tenants of the
Building to the extent in excess of services generally provided to Tenant, whether or not Landlord is entitled to reimbursement therefore; 
 (xxxii)    any compensation paid to clerks, attendants or other persons in commercial concessions operated by Landlord, to the extent of gross receipts payable to Landlord from such
activities; 
 (xxxiii)    costs (including in connection therewith all attorneys’
fees and costs of settlement judgments and payments, and payments in lieu thereof) arising from claims, disputes or potential disputes in connection with potential or actual claims, litigation or arbitration pertaining to Landlord’s legal title
in and to the Building; 
 (xxxiv)    costs of any “tap fees” or any sewer or
water connection fees for the exclusive benefit of any particular tenant in the Building; 

(xxxv)    any “validated” parking charges exclusively for any tenant or tenants (or other
users) other than Tenant; 
 (xxxvi)    the cost of replacement of the structural elements
of the Project, including the structural elements of the roof of any Building; and 

(xxxvii)    costs incurred by Landlord for the repair of damage to the Building or the Project to
the extent that Landlord is reimbursed from any source (including, without limitation, insurance proceeds, condemnation or warranty). 
 (d) Payment of Additional Rent. 

(i)    Within ninety (90) days after the end of the Base Year and each Computation Year or as
soon thereafter as practicable, Landlord shall give to Tenant notice of Landlord’s estimate of the total amounts that will be payable by Tenant under Paragraph 4(b) for the following Computation Year, and Tenant shall pay such estimated
Additional Rent on a monthly basis, in advance, on the first (1st) day of each month. Tenant shall continue to make said monthly payments of estimated Additional Rent until Landlord provides at least thirty (30) days’ prior notice and
reasonably justifies any increase in such monthly payments. If at any time or times Landlord reasonably determines that the amounts payable under Paragraph 4(b) for the current Computation Year will vary from Landlord’s estimate given to
Tenant, Landlord, by at least thirty (30) days’ notice to Tenant, may revise the estimate for such Computation Year, and subsequent payments by Tenant for such Computation Year shall be based upon such revised estimate. Each calendar year
following the initial Computation Year, Landlord shall use commercially reasonable efforts to provide to Tenant by April 1, a statement showing the actual 

  
 12 

 
Additional Rent due to Landlord for the prior Computation Year. If the total of the monthly payments of Additional Rent that Tenant has made for the prior Computation Year is less than the actual
Additional Rent chargeable to Tenant for such prior Computation Year, then Tenant shall pay the difference in a lump sum within twenty (20) days after receipt of such statement from Landlord. Any overpayment by Tenant of Additional Rent for the
prior Computation Year shall, at Landlord’s option, be either credited towards the Rent next due or returned to Tenant in a lump sum payment within ten (10) days after delivery of such statement; provided, however, that upon the expiration
of the Term, or earlier termination, Landlord shall, within sixty (60) days thereafter, provide Tenant a reconciliation of estimated payments of Additional Rent and estimated actual Additional Rent and bill Tenant for any Additional Rent due or
reimburse any overpayment at the time of such reconciliation. 
 (ii)    Landlord’s
then-current annual operating and capital budgets for the Building and the Project or the pertinent part thereof shall be used for purposes of calculating Tenant’s monthly payment of estimated Additional Rent for the current year, subject to
adjustment as provided above. Landlord shall make the final determination of Additional Rent for the year in which this Lease terminates as soon as possible after termination of such year. Even though the Term has expired and Tenant has vacated the
Premises, with respect to the year in which this Lease expires or terminates, Tenant shall remain liable for payment of any amount due to Landlord in excess of the estimated Additional Rent previously paid by Tenant for a period of twenty-four
(24) months following the date that the Lease expires, and, conversely, Landlord shall promptly return within twenty (20) days of determination to Tenant any overpayment made by Tenant during such period. The failure of Landlord to submit
statements within twenty-four (24) months of the respective statement due date as called for herein shall be deemed a waiver of Tenant’s obligation to pay Additional Rent as herein provided. 

(iii)    With respect to Operating Expenses, Insurance Expenses, Utility Expenses or Taxes which
Landlord allocates to the Building, Tenant’s “Proportionate Share” shall be the percentage set forth in the Basic Lease Information as Tenant’s Proportionate Share of the Building, as adjusted by Landlord from time to time
for changes in the physical size of the Premises or the Building, whether such changes in size are due to an addition to or a sale or conveyance of a portion of the Building or otherwise. With respect to Operating Expenses, Insurance Expenses,
Utility Expenses or Taxes which Landlord reasonably allocates to the Project as a whole or to only a portion of the Project, Tenant’s “Proportionate Share” shall be, with respect to Operating Expenses, Insurance Expenses,
Utility Expenses or Taxes which Landlord allocates to the Project as a whole, the percentage set forth in the Basic Lease Information as Tenant’s Proportionate Share of the Project and, with respect to Operating Expenses, Insurance Expenses,
Utility Expenses or Taxes which Landlord allocates to only a portion of the Project, a percentage calculated by Landlord from time to time in its reasonable discretion and furnished to Tenant in writing, in either case as adjusted by Landlord from
time to time for a remeasurement of or changes in the physical size of the Premises or the Project, whether such changes in size are due to an addition to or a sale or conveyance of a portion of the Project or otherwise. Notwithstanding the
foregoing provisions of this Paragraph 4(d)(iii), Landlord may, in its reasonable discretion, equitably adjust Tenant’s Proportionate Share(s) for all or part of any item of expense or cost reimbursable by Tenant that relates to a repair,
replacement, or service that benefits only the Premises or only a portion of the Building and/or the Project or that varies with the occupancy of the Building and/or the Project. Without limiting

  
 13 

 
the generality of the foregoing, Tenant understands and agrees that Landlord shall have the right to adjust Tenant’s Proportionate Share(s) of any Utility Expenses based upon Tenant’s
use of the Utilities or similar services as reasonably estimated and determined by Landlord based upon factors such as size of the Premises and intensity of use of such Utilities by Tenant such that Tenant shall pay the portion of such charges
reasonably consistent with Tenant’s excessive use or underuse of such Utilities and similar services. If Tenant disputes any such estimate or determination of Utility Expenses, then Tenant shall either pay the estimated adjusted amount (and, if
disputed, resolve the dispute pursuant to the Interim Resolution procedure specified in Paragraph 66 below) or, with the prior written approval of Landlord, which approval may be given or withheld in Landlord’s sole and absolute discretion,
cause the Premises to be separately metered, at Tenant’s sole expense. 
 (iv)    In
the event the average occupancy level of the Building or the Project for the Base Year and/or any subsequent Computation Year is not ninety-five percent (95%) or more of full occupancy and fully used, then the Operating Expenses for such Base
Year and/or subsequent Computation Year shall be apportioned among the tenants by the Landlord to reflect those costs which would have occurred had the Building or the Project, as applicable, been ninety-five percent (95%) occupied during such
Base Year and/or subsequent Computation Year. 
 (v)    Landlord reserves the right from
time to time to remeasure the Premises, the Building and/or the Project in accordance with the current or revised standards promulgated from time to time by the Building Owners and Managers Association (BOMA) or the American National Standards
Institute or other generally accepted measurement standards utilized by Landlord, but in no event shall the Base Rent or Proportionate Share(s) of Tenant be adjusted solely by reason of such remeasurement. 

(vi)    In the event that the Commencement Date shall be a day other than the first day of a
Computation Year or the Expiration Date or other termination of this Lease shall be a day other than the last day of a Computation Year, the amounts payable by Tenant pursuant to Paragraph 4(b) above with respect to the year in which such
Commencement Date or Expiration Date (or other termination of this Lease) occurs will be prorated on the basis on which the number of days of the Term included in such year bears to three hundred sixty (360). 

(vii)    With respect to any Expenses that are “incurred” but not paid by Landlord in any
Computation Year, such Expenses shall only be included to the extent such inclusion is generally consistent with commonly and consistently utilized commercial real estate accounting principles. Expenses shall be reduced by the amount of all
reimbursements, recoupments, payments, credits, allowances or the like actually received by Landlord in respect of amounts previously billed to Tenant as Expenses; provided, however, that Landlord may include in Expenses, the reasonable and actual
costs and expenses, if any, incurred by Landlord in obtaining such reimbursements, recoupments, payments, credits, allowances or the like. Landlord shall not collect as Additional Rent an amount that would reimburse Landlord for a sum in excess of
one hundred percent (100%) of Expenses in any calendar year and Landlord shall not recover any item of Expenses more than once. Landlord shall at all times use its best efforts to operate the Project in an economically reasonable manner
consistent with other First-Class Buildings. 

  
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 (viii)    Landlord shall have no right to bill Tenant
for any Expenses (other than Taxes) attributable to a Computation Year after the date which is twenty-four (24) months after the end of such Computation Year. Landlord shall have no obligation to return, rebate or credit to Tenant any refund,
rebate, or return of Expenses (other than Taxes) received by Landlord after the date which is twenty-four (24) months after the Expiration Date of this Lease. 

(e) General Payment Terms.  The Base Rent, Additional Rent and all other sums payable by Tenant
to Landlord hereunder, including, without limitation, any late charges assessed pursuant to Paragraph 6 below and any interest assessed pursuant to Paragraph 46 below, are referred to as the “Rent.” All Rent shall be paid in lawful
money of the United States of America and through a domestic branch of a United States financial institution. Checks are to be made payable to “6200 Stoneridge Mall Road Investors LLC” and shall be mailed to: Department 33149, P.O. Box
39000, San Francisco, California 94139-3149 or to such other person or place as Landlord may, from time to time, designate to Tenant in writing. The Rent for any fractional part of a calendar month at the commencement or termination of the Term
shall be a prorated amount of the Rent for a full calendar month based upon a thirty (30) day month. 
 (f)
Statements Binding.  Every statement given by Landlord pursuant to Paragraph 4(a) above shall be conclusive and binding upon Tenant unless (i) within ninety (90) days after the receipt of such statement Tenant shall
notify Landlord that desires to review the correctness thereof, and (ii) if Landlord and Tenant are unable to settle by agreement any dispute which may arise in connection with such review by Tenant, then, unless, subject to the provisions of
Paragraph 4(g) below, Tenant shall submit such dispute to the CPA Arbitration within one hundred twenty (120) days after receipt of the statement. Pending the determination of such dispute by agreement or the “CPA Arbitration” (as
hereinafter defined), Tenant shall, within twenty (20) days after receipt of such statement, pay Additional Rent in accordance with Landlord’s statement and such payment shall be without prejudice to Tenant’s position. If the dispute
shall be determined in Tenant’s favor, Landlord shall forthwith pay Tenant the amount of Tenant’s overpayment of Additional Rent resulting from compliance with Landlord’s statement. 

(g) Audit Rights.  Provided Tenant notifies Landlord in accordance with the terms of Paragraph
4(f) above that Tenant disputes a statement received from Landlord, Tenant or its CPA (as defined below) shall have the right, at Tenant’s sole cost and expense, provided Tenant utilizes a Certified Public Accountant (the
“CPA”) compensated solely on an hourly basis, upon at least twenty (20) days’ prior notice to Landlord at any time during regular business hours, to audit, review and photocopy Landlord’s records pertaining to
Operating Expenses for the immediately previous two (2) calendar years and the Base Year only. Tenant shall complete the audit and present any disputed charges to Landlord, in writing, within six months of receipt of Landlord’s statement
pursuant to Paragraph 4(d) above. If, following Landlord’s receipt of the audit and any disputed charges (the “Report Date”), Landlord disputes the findings contained therein, and Landlord and Tenant are not able to resolve
their differences within thirty (30) days following the Report Date, the dispute shall be resolved by the “CPA Arbitration” as follows: Landlord and Tenant shall each designate an independent certified public accountant, which
shall in turn jointly select a third independent Certified Public Accountant (the “Third CPA”). The Third CPA, within thirty (30) days of selection, shall, at Tenant’s sole expense, audit the relevant records and certify
the proper amount within. That certification shall be final and conclusive. If the Third CPA determines that the amount of Operating Expenses billed to Tenant was incorrect, 

  
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the appropriate party shall pay to the other party the deficiency or overpayment, as applicable, within thirty (30) days following delivery of the Third Party CPA’s decision, without
interest. Tenant agrees to keep all information thereby obtained by Tenant confidential and to obtain the agreement of its CPA and Third CPA to keep all such information confidential. Tenant shall provide a copy of such CPA agreements to Landlord
promptly upon request. Notwithstanding anything herein to the contrary, if the Third CPA determines that Landlord overstated the amount of Operating Expenses by five percent (5%) or more, then Landlord shall reimburse Tenant for its reasonable
out-of-pocket audit expenses, including the cost of the Third CPA. 
 5.    UTILITIES AND SERVICES

 (a) Landlord shall furnish Tenant during Tenant’s occupancy of the Premises the following services
(collectively, (“Basic Services” at no additional cost to Tenant (other than Tenant’s payment of Tenant’s Proportionate Share thereof as Additional Rent specified in Paragraph 4(b) above: 

(i)    Hot and cold running water and sewer services twenty-four (24) hours per day, seven
(7) days per week at existing points of supply in the Premises, and central heat and air conditioning from 7:00 a.m. to 6:00 p.m. on weekdays (“Normal Business Hours” (excluding legal holidays)) for the comfortable occupation
of the Premises. 
 (ii)    Janitorial services for the Premises on weekdays (excluding
legal holidays) consistent with general office use and otherwise in accordance with the specifications set forth herein as Exhibit F. 
 (iii)    Electricity for lighting and operation sufficient to service the number of Tenant users/employees depicted in Tenant’s improvement plans for the Initial Alterations
(i.e., approximately one hundred fifty (150) persons for each square foot of leased Rentable Area) inclusive of standard office equipment for the same “Base Service Load.” 

(iv)    Replacement of lamps, bulbs and ballasts ‘used in the Premises (excluding Tenant’s
specialty fixtures), and all portions of the Project necessary to maintain the Project as a First-Class Building. 
 (v)    Public elevator service serving the Building twenty-four (24) hours per day, seven (7) days per week. 

(vi)    Access to the Premises twenty-four (24) hours a day, seven (7) days a week, but
subject to the terms of this Lease and all applicable Laws. 
 (b) Tenant shall separately arrange with, and pay
directly to, the applicable local public authorities or utilities, as the case may be, for the furnishing, installation and maintenance of all telephone services and equipment as may be required by Tenant in the use of the Premises. If Tenant
desires to use any telecommunications vendors that are not already servicing the Building, Landlord will not unreasonably withhold or condition its consent to the same; provided, however, that Landlord may condition its consent to such vendor’s
execution of a commercially reasonable license agreement acceptable to Landlord. Landlord shall not be liable for any damages resulting from the interruption of, or Tenant’s inability to receive such

  
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telecommunications service, and any such inability shall not relieve Tenant of any of its obligations under this Lease. If at any time during the Term Landlord shall determine that installation
of a separate electrical meter for the Premises is necessary or desirable as a result of Tenant’s electrical usage, Tenant shall pay the cost of installing and maintaining such meter and the cost of Tenant’s electrical usage as measured by
such meter, with an appropriate credit for the cost incurred by Landlord in providing the electricity included in the Base Utility Expenses. 
 (c) If requested by Tenant, Landlord shall furnish heat and air conditioning at times other than Normal Business Hours (“After Hours HVAC”) and the cost of such services as established by
Landlord shall be paid by Tenant as Additional Rent, payable concurrently with the next installment of Base Rent. As of the Lease Date, Landlord’s charges for After Hours HVAC are Twenty-Five Dollars ($25.00) per one-half (1/2) floor, per
hour, and any increases in such charges during the Term shall be based on increases in Landlord’s cost of providing the same. Landlord’s charge for After Hours HVAC shall be based on Landlord’s actual direct utility costs, plus
Landlord’s other direct costs, including a reasonable depreciation factor or replacement reserve for the system on account of said additional hours of operation. Landlord and Tenant agree that such hourly rate has been established at an amount
so as to reimburse Landlord for the actual cost to Landlord to supply the service plus a reasonable reserve for depreciation or replacement of the HVAC equipment, but without a profit to Landlord. 

(d) Tenant acknowledges that Landlord has contracted with Pacific Gas & Electric Company to provide electricity
for the Building, and that Landlord reserves the right to change the provider of such service at any time and from time to time in Landlord’s sole discretion (any such provider being referred to herein as the “Electric Service
Provider”). Tenant shall obtain and accept electrical service for the Premises only from and through Landlord, in the manner and to the extent expressly provided in this Lease, at all times during the Term, and, except as provided in
Paragraph 5(g) below, Tenant shall have no right (and hereby waives any right Tenant may otherwise have) (i) to contract with or otherwise obtain any electrical service for or with respect to the Premises or Tenant’s operations therein
from any provider of electrical service other than the Electric Service Provider, or (ii) to enter into any separate or direct contract or other similar arrangement with the Electric Service Provider for the provision of electrical service to
Tenant at the Premises. Tenant shall cooperate with Landlord and the Electric Service Provider at all times to facilitate the delivery of electrical service to Tenant at the Premises and to the Building, including, without limitation, allowing
Landlord and the Electric Service Provider, and their respective agents and contractors, (A) to install, repair, replace, improve and remove and any and all electric lines, feeders, risers, junction boxes, wiring, and other electrical
equipment, machinery and facilities now or hereafter located within the Building or the Premises for the purpose of providing electrical service to or within the Premises or the Building, and (B) reasonable access for the purpose of
maintaining, repairing, replacing or upgrading such electrical service from time to time. Tenant shall provide such information and specifications regarding Tenant’s use or projected use of electricity at the Premises as shall be required from
time to time by Landlord or the Electric Service Provider to efficiently provide electrical service to the Premises or the Building. 
 (e) In the event that either (i) the electric service generally provided by Landlord’s then existing Electric Service Provider is consistently unreliable with a resulting materially adverse
impact or potential impact on Tenant’s business within the Premises, or (ii) Tenant leases one 

  
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hundred percent (100%) of the Building and Tenant demonstrates to Landlord’s reasonable satisfaction that an alternative electrical service provider can provide electric service at a
reduced rate, then Landlord agrees to consider, in good faith, any reasonable request by Tenant that such an alternative or additional electrical service provider be permitted to provide electrical services to the Premises and/or the Building,
provided the same would not adversely affect existing Systems and would not result in any exterior changes to the Building or Project; provided, however in no event shall Landlord have any liability or be in breach hereunder for any failure to
engage, or permit the use of, any such alternative or additional electrical service provider for any good faith reason. 
 (f) Except as expressly set forth in Paragraph 5(j) below, in no event shall Landlord be liable or responsible for any loss, damage, expense or liability, including, without limitation, loss of business
or any consequential damages, arising from any failure or inadequacy of the electrical service being provided to the Premises or the Building, whether resulting from any change, failure, interference, disruption, or defect in the supply or character
of the electrical service furnished to the Premises or the Building, or arising from the partial or total unavailability of electrical service to the Premises or the Building, from any cause whatsoever, or otherwise, nor shall any such failure,
inadequacy, change, interference, disruption, defect or unavailability constitute an actual or constructive eviction of Tenant, or entitle Tenant to any abatement or diminution of Rent or otherwise relieve Tenant from any of its obligations under
this Lease. 
 (g) Tenant acknowledges that the Premises, the Building and/or the Project may become subject to
the rationing of Utility services or restrictions on Utility use as required by a public utility company, governmental agency or other similar entity having jurisdiction thereof. Tenant acknowledges and agrees that its tenancy and occupancy
hereunder shall be subject to such rationing or restrictions as may be imposed upon Landlord, Tenant, the Premises, the Building and/or the Project, and Tenant shall in no event be excused or relieved from any covenant or obligation to be kept or
performed by Tenant by reason of any such rationing or restrictions. Tenant agrees to comply with reasonable and non-discriminatory energy conservation programs implemented by Landlord by reason of rationing, restrictions or Laws. 

(h) Landlord shall not be liable for any loss, injury or damage to property caused by or resulting from any variation,
interruption, or failure of Utilities due to any cause whatsoever, or from failure to make any repairs or perform any maintenance. No temporary interruption or failure of services incident to the making of repairs, alterations, improvements, or due
to accident, strike, or conditions or other events shall be deemed an eviction of Tenant or, except as provided in Paragraph 5(j) below, relieve Tenant from any of its obligations hereunder. In no event shall Landlord be liable to Tenant for any
damage to the Premises or for any loss, damage or injury to any property therein or thereon occasioned by bursting, rupture, leakage or overflow of any plumbing or other pipes (including, without limitation, water, steam, and/or refrigerant lines),
sprinklers, tanks, drains, drinking fountains or washstands, or other similar cause in, above, upon or about the Premises, the Building, or the Project. 
 (i) Landlord makes no representation with respect to the adequacy or fitness of the air conditioning or ventilation equipment in the Building to maintain temperatures which may be required for, or because
of, any equipment of Tenant, other than normal fractional horsepower 

  
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office equipment, or occupancy of the Premises in excess of the Base Service Load. Tenant shall not, without Landlord’s prior written consent, use heat-generating machines, machines other
than normal fractional horsepower office machines, equipment or lighting other than Building standard lights in the Premises, which may affect the temperature otherwise maintained by the air conditioning system or increase the water normally
furnished for the Premises by Landlord pursuant to the terms of this Paragraph 5. If such consent is given, Landlord shall have the right to install supplementary air conditioning units or other facilities in the Premises, including supplementary or
additional metering devices, and the cost thereof, including the cost of installation, operation and maintenance, increased wear and tear on existing equipment and other similar charges, shall be paid by Tenant to Landlord upon billing by Landlord.
Tenant’s consumption of electricity shall not exceed the Building’s capacity considering all other tenants of the Building. 
 (j) Notwithstanding anything herein to the contrary, if the Premises, or a material portion of the Premises, is made untenantable, inaccessible or unsuitable for the ordinary conduct of Tenant’s
business, as a result of an interruption in any of the Basic Services provided by Landlord pursuant to Paragraph 5(a) above, then (i) Landlord shall use commercially reasonable good faith efforts to restore the same as soon as is reasonably
possible, (ii) if, despite such commercially reasonable good faith efforts by Landlord, such interruption persists for a period in excess of three (3) consecutive Business Days, then Tenant, as its sole remedy, shall be entitled to receive
an abatement of Base Rent and Additional Rent payable hereunder during the period beginning on the fourth (4th) consecutive business day of such interruption and ending on the day the utility or service has been restored; provided, however,
that in the event such interruption is not due to Landlord’s negligence or willful misconduct, then such abatement shall only apply to the extent Landlord collects proceeds under the policy of rental-loss insurance the cost of which has been
included in Operating Expenses and the proceeds from which are allocable to the Premises. 

  
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 6.    LATE CHARGE 

Notwithstanding any other provision of this Lease to the contrary, Tenant hereby acknowledges that the late payment to
Landlord of Rent, or other amounts due hereunder will cause Landlord to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. If any Rent or other sums due from Tenant are not received by
Landlord or by Landlord’s designated agent within five (5) days after their due date, then Tenant shall pay to Landlord a late charge equal to Two Hundred Fifty Dollars ($250.00) plus five percent (5%) of such overdue amount, plus any
costs and attorneys’ fees incurred by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder; provided, however, that in any twelve (12) consecutive month period, such late charge shall be waived
(a) with respect to the first (1st) occurrence of a late payment of Base Rent, and (b) with respect to the first two (2) occurrences of a late payment of Additional Rent. Landlord and Tenant hereby agree that such late charges
represent a fair and reasonable estimate of the cost that Landlord will incur by reason of Tenant’s late payment and shall not be construed as a penalty. Landlord’s acceptance of such late charges shall not constitute a waiver of
Tenant’s default with respect to such overdue amount or estop Landlord from exercising any of the other rights and remedies granted under this Lease. 
 INITIALS:              Landlord              Tenant 

 7.    SECURITY DEPOSIT (LETTER OF CREDIT) 

(a) As collateral for the full and faithful performance by Tenant of all of its obligations under this Lease and for all
losses and damages Landlord may suffer for which Tenant is liable hereunder, Tenant shall deposit with Landlord, from time to time, the aggregate amount of all security deposits as determined, from time to time, in accordance with the provisions of
Exhibit E (as so determined, the “Security Deposit”). The Security Deposit shall be provided to Landlord either in the form of cash or in the form of one or more irrevocable and unconditional negotiable letter(s) of
credit in a form reasonably approved by Landlord (each a “Letter of Credit”). For purposes of the initial Letter of Credit to be delivered by Tenant, Landlord approves of the form attached hereto as Exhibit G. At
Tenant’s option, from time to time during the Term (but, following the end of the 24th month of the Term, not more frequently than one (1) time every twelve (12) months), Tenant may replace or substitute cash for a Letter of Credit,
or vice versa, as all or portions of the Security Deposit. The Security Deposit for the Phase I Premises shall be paid to Landlord within five (5) Business Days of the full execution and delivery of this Lease. The Security Deposit for the
Phase II Premises shall be paid to Landlord no later than the Commencement Date respecting the Phase II Premises. 
 (b) Each Letter of Credit shall be issued by a money-center bank (a bank which accepts deposits, maintains accounts, has a local office which will negotiate a letter of credit and whose deposits are
insured by the FDIC) approved by Landlord, which approval shall not be unreasonably withheld. Each Letter of Credit shall be (i) at sight and irrevocable; (ii) subject to the terms of this Paragraph 7, maintained in effect, whether through
replacement, renewal or extension, for the entire period from the date of execution of this Lease through that date which is ninety (90) days following the expiration or earlier termination hereof, and to the extent the

  
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Letter of Credit delivered to Landlord does not extend by its terms until the end of the Term, Tenant shall deliver a new Letter of Credit or certificate of renewal or extension to Landlord at
least thirty (30) days prior to the expiration of any Letter of Credit, without any action whatsoever on the part of Landlord; and (iii) fully assignable by Landlord in connection with a transfer of Landlord’s interest in this Lease
and permit partial draws. In addition to the foregoing, any Letter of Credit shall provide that: (A) Landlord, or its then managing agent, shall have the right to draw down an amount up to the face amount of any Letter of Credit upon the
presentation to the issuing bank of Landlord’s (or Landlord’s then managing agent’s) written statement that such amount is due to Landlord under the terms and conditions of this Lease and/or because Tenant failed to cause a new Letter
of Credit or certificate of renewal or extension to be delivered to Landlord at least thirty (30) days prior to the expiration of the Letter of Credit; (B) the Letter of Credit will be honored by the issuing bank without inquiry as to the
accuracy thereof and regardless of whether the Tenant disputes the content of such statement; and (C) in the event of a transfer of Landlord’s interest in this Lease, Landlord shall transfer the Letter of Credit, in whole or in part (or
cause a substitute letter of credit to be delivered, as applicable) to the transferee and thereupon the Landlord shall, without any further agreement between the parties, be released by Tenant with respect to matters relating to the Letter of Credit
arising after Landlord’s transfer. It is agreed that the provisions of this Paragraph 7(b) shall apply to every transfer or assignment of the whole or any portion of said Letter of Credit to a new Landlord. 

(c) If the amount of the Security Deposit shall be less than the amount required by the terms of Exhibit E
for any reason, including as a result of any expansion of the Premises or the application or use by Landlord of all or any part of the Security Deposit, then Tenant shall, within ten (10) days after receipt of notice of the amount of the
deficiency, provide Landlord with additional cash or Letter(s) of Credit in an amount equal to the deficiency (or a replacement Letter of Credit in the total amount then required by the terms of Exhibit E) and any such additional (or
replacement) Letter of Credit shall comply with all of the provisions of this Paragraph 7. If Tenant fails to comply with the foregoing, the same shall constitute a Default by Tenant. Tenant further covenants and warrants that it will neither assign
nor encumber any Letter of Credit or any part thereof and that neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance. Without limiting the generality of the
foregoing, if any Letter of Credit expires earlier than the expiration of the Term, Landlord will accept a renewal Letter of Credit or substitute Letter of Credit such renewal or substitute Letter of Credit to be in effect and delivered to Landlord,
as applicable, not later than thirty (30) days prior to the expiration of such Letter of Credit, which with respect to any Letter of Credit shall be irrevocable and automatically renewable as above provided through the expiration of the Term,
upon the same terms as the expiring Letter of Credit or such other terms as may be acceptable to Landlord in its reasonable discretion. However, if the Letter of Credit is not timely renewed thirty (30) days prior to the expiration of the
Letter of Credit or a substitute Letter of Credit is not timely received within thirty (30) days prior to the expiration of the Letter of Credit, or if Tenant fails to maintain the Letter of Credit in the amount and in accordance with the terms
set forth in this Paragraph 7, then Landlord shall have the right to present the Letter of Credit to the bank in accordance with the terms of this Paragraph 7, and the entire sum evidenced thereby shall be paid to and held by Landlord as a cash
Security Deposit and as collateral for the performance of Tenant’s obligations under this Lease, and Tenant shall cause to be issued and delivered to Landlord within ten (10) days of

  
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written notice to Tenant either cash or a replacement Letter of Credit, such that the aggregate Security Deposit held by Landlord shall be equal to the amount required pursuant to Exhibit
E, and, the failure to do so shall constitute a Default by Tenant. 
 (d) If there shall occur a default
(beyond applicable notice and cure periods, or if delivery of any such notice is prohibited by applicable law, without regard to any such notice and cure periods) under this Lease, then Landlord may, but without obligation to do so, apply cash funds
from the Security Deposit or draw upon any Letter(s) of Credit, in part or in whole, to cure any such default of Tenant and/or to compensate Landlord for any and all damages of any kind or nature sustained or which may be sustained by Landlord
resulting from such default by Tenant. Tenant hereby waives the provisions of California Civil Code Section 1950.7 and/or any successor statute, it being expressly agreed that Landlord may apply all or any portion of the Security Deposit, or
proceeds thereof, in payment of any and all sums reasonably necessary to compensate Landlord as required by this Lease, and that following a Default by Tenant, all or any portion of the Security Deposit (including any Letter of Credit or proceeds),
may be retained by Landlord following a termination of the Lease and applied to future damages, including damages for future rent, pending determination of the same. Tenant agrees not to interfere in any way with payment to Landlord of the proceeds
of any Letter of Credit, either prior to or following a “draw” by Landlord of any portion of the Letter of Credit, regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw from the Letter of
Credit. No condition or term of this Lease shall be deemed to render the Letter of Credit conditional to justify the issuer of the Letter of Credit in failing to honor a drawing upon such Letter of Credit in a timely manner. 

8.    POSSESSION 
 (a) Tenant’s Right of Possession.  Subject to the provisions of Paragraph 3(b) above and 8(b) below, Landlord shall deliver possession of the Phase I Premises and the Phase II
Premises upon the respective Term Commencement Date of each such space. Landlord shall deliver possession of any additional space leased pursuant to the provisions of Paragraphs 58, 59 and 60 below. 

(b) Early Access.  Notwithstanding the provisions of Paragraph 8(a), Tenant shall be permitted to
enter upon the Phase I Premises following mutual execution hereof; provided, however, that prior to any such entry, Tenant shall provide Landlord with proof of Tenant’s insurance as set forth in Paragraph 15 of this Lease. Such entry upon the
Premises shall be subject to all of the provisions of this Lease, except that Tenant shall not be required to pay Base Rent or Additional Rent during such early occupancy period. 

(c) Delay in Delivering Possession.  If for any reason whatsoever, Landlord cannot deliver
possession of any portion of the Premises (including the Phase I Premises, the Phase II Premises, or any additional space leased pursuant to Paragraphs 58, 59 and 60) to Tenant on or before the required date for delivery as set forth in this Lease,
then, except as provided in Paragraph 8(d) below, this Lease shall not be void or voidable, nor shall Landlord, or Landlord’s agents, advisors, employees, partners, shareholders, directors, invitees, independent contractors or Landlord’s
Investment Advisors (as hereinafter defined) (collectively, “Landlord’s Agents”), be liable to Tenant for any loss or damage resulting therefrom. In the event the Phase I Premises or

  
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the Phase II Premises is not timely delivered, then (i) Base Rent payable by Tenant respecting the Phase I Premises or the Phase II Premises, as applicable, shall be abated for the same
number of days between the applicable Commencement Date and the date on which such possession is delivered, (ii) with respect to any additional space leased pursuant to Paragraphs 58, 59, or 60, Base Rent payable shall be abated for the same
number of days between the applicable Commencement Date and the date of delivery of possession, and (iii) Tenant shall also be entitled to one (1) day of free Base Rent for every day late during the first thirty (30) days of delay,
and two (2) days of free Base Rent for every day late thereafter (collectively, “Free Base Rent Credits”) in addition to the abatement of Base Rent as specified in clauses (i) and (ii) above. Except as provided in
Paragraph 8(d) below, the aforesaid rights of abated Base Rent shall be the sole remedies available to Tenant as a result of Landlord’s delay in delivery of possession of any portion of the Premises. 

(d) Failure to Deliver Possession; Cancellation Right.  In the event that the Phase I Premises
are not delivered to Tenant as provided herein, then either Landlord or Tenant shall have the right, as its sole remedy, to cancel this Lease upon ninety (90) days’ prior written notice to the other; provided, however, if Landlord delivers
the Phase I Premises to Tenant within ninety (90) of Tenant’s notice, then any such cancellation shall be vitiated and of no force and effect. Additionally, if Tenant exercises its right to lease additional space pursuant to the terms of
Paragraphs 58, 59 and 60, and in the event Landlord fails to deliver the respective additional space subject to such exercise within the period pursuant to the applicable provision of this Lease, then either Landlord or Tenant shall have the right,
as its sole remedy, to cancel its exercise to lease such space upon ninety (90) days’ prior written notice to the other; provided, however, if Landlord delivers such space to Tenant within ninety (90) of Tenant’ s notice, then
any such cancellation shall be vitiated and of no force and effect. The aforesaid rights of termination shall be the sole remedies available to Tenant as a result of Landlord’s failure in delivery of possession. 

9.    USE OF PREMISES 

(a) Permitted Use.  The use of the Premises by Tenant and Tenant’s agents, advisors,
employees, partners, shareholders, directors, customers, invitees and independent contractors (collectively, “Tenant’s Agents”) shall be solely for the Permitted Use specified in the Basic Lease Information and for no other
use; provided, however, that Landlord shall not unreasonably withhold, condition or delay its consent to uses of portions of the Premises for childcare facilities, food service facilities or fitness center facilities that are ancillary to the
Permitted Use and available for use only by Tenant and its employees. Tenant shall not permit any objectionable or unpleasant odor, smoke, dust, gas, noise or vibration to emanate from or near the Premises. The Premises shall not be used to create
any nuisance or trespass, for any illegal purpose, for any purpose not permitted by Laws, for any purpose that would invalidate the insurance or increase the premiums for insurance on the Premises, the Building or the Project or for any purpose or
in any manner that would interfere with other tenants’ use or occupancy of the Project. Tenant shall not conduct, or permit to be conducted, any sale by auction on the Premises or otherwise on the Project. If any of Tenant’s office
machines or equipment unreasonably disturb any other tenant in the Building, then Tenant shall provide adequate insulation or take such other action as may be necessary to eliminate the noise or disturbance. Tenant agrees to pay to Landlord, as
Additional Rent, any increases in premiums on policies resulting from 

  
 23 

 
Tenant’s Permitted Use or any other use or action by Tenant or Tenant’s Agents which increases Landlord’s premiums or requires additional coverage by Landlord to insure the
Premises. Tenant agrees not to overload the floor(s) of the Building beyond the floor loads generally associated with the full occupancy and utilization of the Premises consistent with the Initial Alterations (hereinafter defined); provided,
however, that if Tenant shall desire a floor load in excess of that which is contemplated by the Initial Alterations (e.g., installation of safes or file storage), then Tenant shall have the right to perform the work necessary to strengthen
and reinforce the floor so as to give the live load desired, provided that (i) Tenant first obtains the written approval of Landlord with respect to the specific excess floor loading installation contemplated by Tenant and the method of
installation and reinforcement proposed by Tenant, (ii) such reinforcement is fully concealed behind finished surfaces, and (iii) Tenant otherwise complies with the provisions of Paragraph 12. 

(b) Compliance with Governmental Regulations and Private Restrictions.  Tenant and Tenant’s
Agents shall, at Tenant’s expense, faithfully observe and comply with (i) all municipal, state and federal laws, statutes, codes, rules, regulations, ordinances, requirements, and orders (collectively, “Laws”), now in
force or which may hereafter be in force pertaining to the Premises or Tenant’s use of the Premises, the Building or the Project; (ii) all recorded covenants, conditions and restrictions affecting the Project (“Private
Restrictions”) in force as of the Lease Date, or subsequent amendments that have no material adverse impact on Tenant’s rights under this Lease or increase Tenant’s Rent or obligations; and (iii) the Rules and Regulations (as
defined in Paragraph 42 of this Lease). Without limiting the generality of the foregoing, to the extent Landlord is required by government authorities to maintain carpooling and public transit programs, Tenant shall cooperate in the implementation
and use of these programs by and among Tenant’s employees. The final, non-appealable judgment of any court of competent jurisdiction, or the unequivocal admission of Tenant in any action or proceeding against Tenant, whether Landlord be a party
thereto or not, that Tenant has violated any such Laws or Private Restrictions, shall be conclusive of that fact as between Landlord and Tenant. Subject to reimbursement pursuant to Paragraph 4 above, if any portion of the Building or Premises which
is the responsibility of Landlord to maintain is required to be modified in order to comply with Laws, then such work shall be the responsibility of Landlord; provided, however, that if such work is required as a result of Tenant’s specific use
of the Premises or any work or Alteration (as hereinafter defined) made by or on behalf of Tenant, then such work shall be performed by Landlord at the sole cost and expense of Tenant. 

(c) Compliance with Americans with Disabilities Act.  The Premises, the Building and/or the
Project may be subject to, among other Laws, the Americans with Disabilities Act, 42 U.S.C. § 12101 et seq., including, but not limited to, Title III thereof, and all regulations and guidelines related thereto, together with any and all
laws, rules, regulations, ordinances, codes and statutes now or hereafter enacted by local or state agencies having jurisdiction thereof, including, without limitation, all requirements of Title 24 of the California Code of Regulations, as the same
may be in effect on the date of this Lease and may be hereafter modified, amended or supplemented (collectively, the “ADA”). Any Tenant Improvements and Alterations to be constructed hereunder shall comply with the ADA, and all
costs incurred to comply therewith shall be a part of and included in the cost of the Tenant Improvements or Alterations, as applicable. Tenant shall be solely responsible for conducting its own independent investigation of this matter and for
ensuring that the design of all Tenant Improvements and Alterations strictly complies with all 

  
 24 

 
requirements of the ADA. Subject to reimbursement pursuant to Paragraph 4 above, if any barrier removal work or other work is required to the Building, the Common Areas or the Project under the
ADA, then such work shall be the responsibility of Landlord; provided, however, that if such work is required under the ADA as a result of Tenant’s specific use of the Premises or any work or Alteration (as hereinafter defined) made to the
Project by or on behalf of Tenant, then such work shall be performed by Landlord at the sole cost and expense of Tenant. Tenant shall be responsible at its sole cost and expense for fully and faithfully complying with all applicable requirements of
the ADA within the Premises. Within ten (10) days after receipt, Tenant shall advise Landlord in writing, and provide Landlord with copies of (as applicable), any notices alleging violation of the ADA relating to any portion of the Premises,
the Building or the Project; any claims made by government authorities in writing or orally regarding noncompliance with the ADA and relating to any portion of the Premises, the Building, or the Project; or any governmental or regulatory actions or
investigations instituted or threatened regarding noncompliance with the ADA and relating to any portion of the Premises, the Building or the Project. 
 (d) Roof Access.  Tenant, at its sole cost and expense, shall have the non-exclusive right (it being understood that Landlord may grant, extend or renew similar rights to others)
to install, maintain, and from time to time replace a satellite dish (a “Dish”) on the roof of the Building, provided that prior to commencing any installation or maintenance, Tenant shall (i) obtain Landlord’s prior
approval of the proposed size, weight and location of the Dish and method for fastening the Dish to the roof, (ii) such installation and/or replacement shall comply strictly with all Laws and the conditions of any bond or warranty maintained by
Landlord on the roof, (iii) use the Dish solely for its internal use, (iv) not grant any right to use of the Dish to any other party, and (v) obtain and maintain in effect, at Tenant’s sole cost and expense, any necessary
federal, state, and municipal permits, licenses and approvals, and deliver copies thereof to Landlord. Landlord may supervise or perform any roof penetration related to the installation of a Dish, and Landlord may charge the cost thereof to Tenant.
Tenant agrees that all installation, construction and maintenance shall be performed in a neat, responsible, and workmanlike manner, using generally acceptable construction standards, consistent with such reasonable requirements as shall be imposed
by Landlord. Tenant further agrees to label each cable or wire placed by Tenant in the telecommunications pathways of the Building, with identification information as required by Landlord. Tenant shall repair any damage to the Building caused by
Tenant’s installation, maintenance, replacement, use or removal of the Dish. The Dish shall remain the property of Tenant, and Tenant may remove the Dish at its cost at any time during the Term. Tenant shall remove the Dish at Tenant’s
cost and expense upon the expiration or termination of this Lease. Tenant agrees that the Dish, and any wires, cables or connections relating thereto, and the installation, maintenance and operation thereof shall in no way interfere with the use and
enjoyment of the Building, or the operation of communications (including, without limitation, other satellite dishes) or computer devices by Landlord or by other tenants or occupants of the Project. If such interference shall occur, Landlord shall
give Tenant written notice thereof and Tenant shall correct the same within twenty-four (24) hours of receipt of such notice. Landlord reserves the right to disconnect power to any Dish if Tenant fails to correct such interference within
twenty-four (24) hours after such notice. Landlord makes no warranty or representation that the Building or any portions thereof are suitable for the use of a Dish, it being assumed that Tenant has satisfied itself thereof. Tenant shall
protect, defend, indemnify and hold harmless Landlord and Landlord’s Agents from and against claims, damages, liabilities, costs and 

  
 25 

 
expenses of every kind and nature, including attorneys’ fees, incurred by or asserted against Landlord arising out of Tenant’s installation, maintenance, replacement, use or removal of
the Dish. Tenant’s obligations under this paragraph shall survive any termination of this Lease. 
 (e)
Emergency Generator.  Landlord agrees to consider in good faith any request by Tenant to install an emergency back-up generator to service the Premises in the located depicted in Exhibit I hereto. Any such
installation, maintenance and use by Tenant of a back-up generator system shall be subject to any commercially reasonable terms and conditions as may be imposed by Landlord, including, without limitation, reimbursement by Tenant of any third party
consultant or attorneys’ fees incurred by Landlord in connection therewith; provided, however, that Landlord shall not charge Tenant any monthly recurring charge in connection with the same. 

10. ACCEPTANCE OF PREMISES 
 (a) By accepting Landlord’s delivery of the same, Tenant acknowledges that it has had the opportunity to fully inspect the Phase I Premises and the Phase II Premises, including, but not limited to,
conducting any desired testing. 
 (b) By execution hereof, Tenant accepts the Phase I Premises and the Phase II
Premises as suitable for Tenant’s intended use and as being in good and sanitary operating order, condition and repair, AS IS, and without representation or warranty by Landlord as to the condition, use or occupancy which may be made thereof.
Any exceptions to the foregoing must be by written agreement executed by Landlord and Tenant. 
 (c)
Notwithstanding the provisions of Paragraph 10(a) and 10(b) above, Landlord shall cause the Systems (as defined in Paragraph 4(b)(ii)(A)(3)) serving the Phase I Premises and the Phase II Premises, and any additional space pursuant to the provisions
of Paragraphs 58, 59, or 60, to be in good working order on the Commencement Date respecting each such space. Any claims by Tenant under the preceding sentence shall be made in writing not later than the one hundred eightieth (180th) day after
delivery of possession of the respective Premises to Tenant. In the event Tenant fails to deliver a written claim to Landlord on or before such one hundred eightieth (180th) day, then Landlord shall be conclusively deemed to have satisfied its
obligations under this Paragraph 10(c). Landlord’s obligations under this Paragraph 10(c) shall specifically exclude any obligation to repair any damage caused to the Systems by Tenant or Tenant’s Agents. 

11. SURRENDER 
 Tenant agrees that on the last day of the Term, or on the sooner termination of this Lease, Tenant shall surrender the Premises to Landlord (a) in good condition and repair (damage by acts of God,
fire, and normal wear and tear excepted) and (b) otherwise in accordance with Paragraph 33(f). Normal wear and tear shall not include any damage or deterioration that would have been prevented by proper maintenance by Tenant, or Tenant
otherwise performing all of its obligations under this Lease. On or before the expiration or sooner termination of this Lease, (i) Tenant shall remove all of Tenant’s Property (as hereinafter defined), and Tenant’s signage from the
Premises, the Building and the Project and repair any damage caused by such removal, and (ii) Landlord may, subject to the provisions of Paragraph 12(g) below, by notice to Tenant 

  
 26 

 
given not later than ninety (90) days prior to the Expiration Date (except in the event of a termination of this Lease prior to the scheduled Expiration Date, in which event no advance
notice shall be required), require Tenant at Tenant’s expense to remove any or all Alterations and/or any Tenant Improvements constructed and installed pursuant to Exhibit B hereto that Landlord has not consented to or that
Landlord has not informed Tenant may remain in the Premises pursuant to Paragraph 12(h) below, and to repair any damage caused by such removal; however, Tenant shall have no obligation to remove the Initial Alterations specified in Paragraph 12(i)
below. Any of Tenant’s Property not so removed by Tenant as required herein shall be deemed abandoned and may be stored, removed, and disposed of by Landlord at Tenant’s expense, and Tenant waives all claims against Landlord for any
damages resulting from Landlord’s retention and disposition of such property; provided, however, that Tenant shall remain liable to Landlord for all costs actually incurred and paid to third parties in storing and disposing of such abandoned
property of Tenant. All Tenant Improvements and Alterations except those which Landlord requires Tenant to remove shall remain in the Premises as the property of Landlord. 
 12. ALTERATIONS AND ADDITIONS 
 (a) Tenant shall not make,
or permit to be made, any alteration, addition or improvement (hereinafter referred to individually as an “Alteration” and collectively as the “Alterations”) to the Premises or any part thereof without the prior
written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed; provided, however, that Landlord shall have the right in Landlord’s sole and absolute discretion to consent or to withhold its consent to any
Alteration which would adversely affect the structural portions of the Premises, the Building or the Project or the Systems serving the Premises, the Building and/or the Project or any portion thereof. Landlord acknowledges that Landlord has
approved Tenant’s Plans for the Phase I Premises and the Phase II Premises Tenant Improvements as specified in Paragraph 12(i) below. 
 (b) Subject to any applicable Tenant Improvement Allowance payable by Landlord, any Alteration to the Premises shall be at Tenant’s sole cost and expense, in compliance with all applicable Laws and
all reasonable requirements requested by Landlord, including, without limitation, the requirements of any insurer providing coverage for the Premises or the Project or any part thereof, and in accordance with plans and specifications approved in
writing by Landlord, and shall be constructed and installed by a Tenant contractor approved in writing by Landlord. Landlord hereby approves Wilcox and Company to act as Tenant’s general contractor (and the subcontractors of Wilcox and Company)
in performing any Alterations (including any Tenant Improvements) constructed during the twelve (12) month period following the Lease Date. In connection with any Alteration, Tenant shall deliver plans and specifications therefore to Landlord.
As a further condition to giving consent to any Alterations (except Tenant Improvements), Landlord may reasonably require Tenant to provide Landlord, at Tenant’s sole cost and expense, a payment and performance bond in form acceptable to
Landlord, in a principal amount not less than one and one-half times the estimated costs of any Alterations that are reasonably expected to cost in excess of two (2) month’s Base Rent (net of any available Tenant Improvement Allowance), to
ensure Landlord against any liability for mechanics’ and materialmen’s liens and to ensure completion of work. Before Alterations may begin, valid building permits or other required permits or licenses must be furnished to Landlord, and,
once the Alterations begin, Tenant (or Tenant’s contractor) will diligently and continuously pursue 

  
 27 

 
their completion, subject to force majeure events. Landlord may monitor construction of the Alterations and Tenant shall reimburse Landlord for its reasonable actual third-party costs (including,
without limitation, the costs of any construction manager retained by Landlord) in reviewing plans and documents and in monitoring construction. Tenant shall cause to be maintained during the course of construction, at its sole cost and expense,
“Builders’ Risk” insurance for the amount of the completed value of the Alterations but not in excess of the contract sum covering all improvements under construction, including building materials. In addition to and without
limitation on the generality of the foregoing, Tenant shall ensure that its contractor(s) procure and maintain in full force and effect during the course of construction a “broad form” commercial general liability and property damage
policy of insurance naming Landlord, Tenant, Landlord’s Investment Adviser, any property manager designated by Landlord and Landlord’s lenders as additional insureds. The minimum limit of coverage of the aforesaid policy shall be in the
amount of not less than Three Million Dollars ($3,000,000.00) for injury or death of one person in anyone accident or occurrence and in the amount of not less than Three Million Dollars ($3,000,000.00) for injury or death of more than one person in
anyone accident or occurrence, and shall contain a severability of interest clause or a cross liability endorsement. Such insurance shall further insure Landlord and Tenant against liability for property damage of at least One Million Dollars
($1,000,000.00). 
 (c) All Alterations, including, but not limited to, heating, lighting, electrical, air
conditioning, fixed partitioning, drapery, wall covering and paneling, built-in cabinet work and carpeting installations made by Tenant shall at once be and become the property of Landlord, and shall not be deemed trade fixtures or Tenant’s
Property. 
 (d) Notwithstanding anything herein to the contrary, to the extent that Tenant installs any
equipment or lights which generate heat or require electrical service in the Premises which exceeds the Basic Services, Tenant shall obtain the written permission of Landlord, which permission will not be unreasonably withheld, conditioned or
delayed. Landlord may refuse to grant such permission unless Tenant agrees to pay the costs to Landlord for installation of supplementary air conditioning capacity or electrical systems necessitated by such equipment. Provided Tenant fully complies
with the terms and conditions of Paragraphs 12(a) through 12(i), Landlord approves Tenant’s installation, at Tenant’s sole cost and expense, of a separate electrical submeter (i.e., an “E-mon D-mon”) for measuring
electrical service to Tenant’s IT server room (“Tenant Server Room”) located in the Phase I Premises. All electrical service for such Tenant Server Room shall be paid by Tenant as an extra service. 

(e) Tenant agrees not to proceed to make any Alterations, notwithstanding consent from Landlord to do so, until Tenant
notifies Landlord in advance in writing of the date Tenant desires to commence construction or installation of such Alterations and Landlord has approved such date in writing, in order that Landlord may post appropriate notices to avoid any
liability to contractors or material suppliers for payment for Tenant’s improvements. Tenant will at all times permit such notices to be posted and to remain posted until the completion of work. 

(f) Tenant shall not, at any time prior to or during the Term, directly or indirectly employ, or permit the employment
of, any contractor, mechanic or laborer in the Premises, whether in connection with any Alteration or otherwise, if it is reasonably foreseeable that such employment will materially interfere or cause any material conflict with other contractors,
mechanics, or 

  
 28 

 
laborers engaged in the construction, maintenance or operation of the Project by Landlord, Tenant or others. In the event of any such interference or conflict, Tenant, upon demand of Landlord,
shall cause all contractors, mechanics or laborers causing such interference or conflict to leave the Project immediately. 
 (g) Tenant shall not use or employ materials that are susceptible to the growth of mold, particularly in areas where moisture accumulation is common. 

(h) At the time of requesting Landlord’s consent to any Alterations (except the Initial Alterations), Tenant shall
have the right to request that Landlord inform Tenant whether such Alterations may remain in the Premises following, or must be removed from the Premises prior to, the expiration or sooner termination of this Lease. 

(i) Tenant has notified Landlord that Tenant desires to perform certain Alterations to the Phase I Premises and the Phase
II Premises (collectively, the “Initial Alterations”) as described in those certain Drawings (as such term is defined in the Approved Construction Contract, as defined below) referenced and described in that certain Standard Form of
Agreement Between Owner and Contractor (AIA AIOI-2007), dated September 1, 2008 entered into by and between Tenant, as Owner, and Wilcox & Company, Inc., as Contractor (the “Approved Construction Contract”). Landlord
has generally approved the Initial Alterations and Tenant shall have the right to make the Initial Alterations to the Premises provided that Tenant fully complies with the terms and conditions of Paragraphs 12(a) through 12(i) and the terms and
conditions of Exhibit B. Notwithstanding anything in this Lease to the contrary, in no event shall Tenant be required to remove the Initial Alterations. 
 13. MAINTENANCE AND REPAIRS OF PREMISES 
 (a)
Maintenance by Tenant.  Subject to Paragraphs 10(c), 13(b), 21 and 22 hereof, Tenant shall, at Tenant’s sole expense, (i) keep and maintain in good order and condition the Premises and Tenant’s Property,
(ii) keep and maintain in good order and condition, repair and replace all of Tenant’s security systems in or about or serving the Premises, and (iii) maintain and replace all specialty lamps, bulbs, starters and ballasts. Tenant
shall not do nor shall Tenant allow Tenant’s Agents to do anything to cause any damage, deterioration or unsightliness to the Premises, the Building or the Project. 

(b) Maintenance by Landlord.  Subject to the provisions of Paragraphs 13(a), 21 and 22, and
further subject to Tenant’s obligation under Paragraph 4 to reimburse Landlord, in the form of Additional Rent, for Tenant’s Proportionate Share(s) of the cost and expense of the following items, Landlord shall repair, replace and maintain
as a First-Class Building the following items: the roof coverings (provided that Tenant installs no additional air conditioning or other equipment on the roof that damages the roof coverings, in which event Tenant shall pay all costs resulting from
the presence of such additional equipment); routine cleaning of exterior glass; the Systems serving the Premises (excluding any specialty systems installed by or for Tenant) and the Building; and the Common Areas including the Parking Areas,
pavement, landscaping, sprinkler systems, sidewalks, driveways, curbs, and common lighting systems. Subject to the provisions of Paragraphs 13(a), 21 and 22, Landlord, at Landlord’s own cost and expense, agrees to repair and maintain the
following items: the structural portions of the roof (specifically 

  
 29 

 
excluding the roof coverings), the foundation, the footings, the floor slab, and the load bearing walls and exterior walls of the Building (excluding any glass and any routine maintenance,
including, without limitation, any painting, sealing, patching and waterproofing of such walls, which shall be performed as necessary by Landlord as an Operating Expense, subject to the limitations set forth in Paragraph 4(c)). Notwithstanding
anything in this Paragraph 13 to the contrary, but subject to the waiver of subrogation specified in Paragraph 17 below, Landlord shall have the right to either repair (but only after giving written notice to Tenant and an opportunity to cure within
a reasonable time) or to require Tenant to repair any damage to any portion of the Premises, the Building and/or the Project caused by or created due to any act, omission, negligence or willful misconduct of Tenant or Tenant’s Agents, and,
thus, to restore the Premises, the Building and/or the Project, as applicable, to the condition existing prior to the occurrence of such damage; provided, however, that in the event Landlord elects to perform such repair and restoration work, Tenant
shall reimburse Landlord upon demand for all reasonable costs and expenses incurred by Landlord in connection therewith. Landlord’s obligation hereunder to repair and maintain is subject to the condition precedent that Landlord shall have
actual knowledge (or, in the exercise of reasonable care, should have had actual knowledge) of the need for such repairs and maintenance and a reasonable time to perform such repair and maintenance. Tenant shall promptly report in writing to
Landlord any defective condition actually known to it which Landlord is required to repair, and failure to so report such defects shall make Tenant responsible to Landlord for any damage which could have reasonably been avoided had Tenant promptly
reported such defective condition as required herein. 
 (c) Tenant’s Waiver of Rights.
Tenant hereby expressly waives all rights to make repairs at the expense of Landlord or to terminate this Lease, as provided for in California Civil Code Sections 1941 and 1942, and 1932(1), respectively, and any similar or successor statute or law
in effect or any amendment thereof during the Term. 
 14. LANDLORD’S INSURANCE 

Landlord shall secure and keep in force (i) “broad form” commercial general liability insurance, insuring
Landlord against any liability arising out of the ownership, use, occupancy or maintenance of the Premises, the Building and/or the Project, with limits of coverage as reasonably determined by Landlord, (ii) fire, extended coverage and
“all risk” insurance (“Landlord’s Casualty Insurance”) covering the Building and the Project (including any Alterations) for the full replacement cost thereof (excluding the land, foundations, footings and other
elements that are not customarily covered by “full replacement cost” insurance), and (iii) worker’s compensation insurance with not less than the minimum limits required by law, and employer’s liability insurance with a
reasonable minimum limit of coverage. Landlord shall also maintain “Loss of Rents” insurance, insuring that the Rent will be paid in a timely manner to Landlord for a period of at least twelve (12) months if the Premises, the Building
or the Project or any portion thereof are destroyed or rendered unusable or inaccessible by any cause insured against under this Lease, which policy shall be commercially reasonable and generally consistent with insurance maintained by landlords of
other First-Class Buildings, including, if appropriate, coverage for utility interruption events. Landlord may maintain, in Landlord’s reasonable discretion, such additional coverage(s) as Landlord may desire, including coverage for the perils
of earthquake and flood. Tenant shall, at its sole cost and expense, comply with any and all reasonable requirements pertaining to the Premises, the Building and the Project of any insurer 

  
 30 

 
necessary for the maintenance of reasonable fire and commercial general liability insurance, covering the Building and the Project. All policies of insurance required to be maintained by Landlord
shall be issued by an insurance company authorized to do business in the State of California for the issuance of such type of insurance coverage and rated A:VIII or better in Best’s Key Rating Guide. 

15. TENANT’S INSURANCE 
 (a) Commercial General Liability Insurance. Tenant shall, at Tenant’s expense, secure and keep in force a “broad form” commercial general liability insurance and property
damage policy covering the Premises, insuring Tenant, and naming Landlord, UBS Realty Investors LLC, and Landlord’s lenders, if any, as additional insureds (collectively, “Landlord’s Insureds”) against any liability
arising out of the use, occupancy or maintenance of the Premises. The minimum limit of coverage of such policy shall be in the amount of not less than Three Million Dollars ($3,000,000.00) for injury or death of one person in anyone accident or
occurrence and in the amount of not less than Three Million Dollars ($3,000,000.00) for injury or death of more than one person in any one accident or occurrence, shall include an extended liability endorsement providing contractual liability
coverage (which shall include coverage for Tenant’s indemnification obligations in this Lease), and shall contain a severability of interest clause or a cross liability endorsement. Such insurance shall further insure Landlord and Tenant
against liability for property damage of at least Three Million Dollars ($3,000,000.00). Landlord may from time to time require reasonable increases in any such limits if consistent with practices of First-Class Buildings. The policy limits of any
insurance shall not limit the liability of Tenant hereunder. No policy maintained by Tenant under this Paragraph 15(a) shall contain a deductible greater than Fifty Thousand Dollars ($50,000.00). Such policies of insurance shall be issued as primary
policies and not contributing with or in excess of coverage that Landlord may carry, by an insurance company authorized to do business in the state/commonwealth in which the Premises are located for the issuance of such type of insurance coverage
and rated B+:VIII, or better, in Best’s Key Rating Guide. 
 (b) Personal Property Insurance.
Tenant shall maintain in full force and effect on all of its personal property, furniture, furnishings, trade or business fixtures and equipment (collectively, “Tenant’s Property”) in the Premises, a policy or policies of fire
and extended coverage insurance with standard coverage endorsement to the extent of the full replacement cost thereof. No such policy shall contain a deductible greater than Fifty Thousand Dollars ($50,000.00). During the Term, the proceeds from any
such policy or policies of insurance shall be used for the repair or replacement of the fixtures and equipment so insured. Landlord shall have no interest in the insurance upon Tenant’s equipment and fixtures and will sign all documents
reasonably necessary in connection with the settlement of any claim or loss by Tenant. Landlord will not carry insurance on Tenant’s possessions. 
 (c) Worker’s Compensation Insurance; Employer’s Liability Insurance. Tenant shall, at Tenant’s expense, maintain in full force and effect worker’s compensation insurance
with not less than the minimum limits required by law, and employer’s liability insurance with a minimum limit of coverage of One Million Dollars ($1,000,000.00). 

  
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 (d) Evidence of Coverage.    Tenant shall
deliver to Landlord certificates of insurance and true and complete copies of any and all endorsements required herein for all insurance required to be maintained by Tenant hereunder at the time of execution of this Lease by Tenant. Tenant shall, at
least thirty (30) days prior to expiration of each policy, furnish Landlord with certificates of renewal thereof. Each certificate shall expressly provide that such policies shall not be cancelable or otherwise subject to modification except
after thirty (30) days’ prior written notice to Landlord and the other parties named as additional insureds as required in this Lease (except for cancellation for nonpayment of premium, in which event cancellation shall not take effect
until at least ten (10) days’ notice has been given to Landlord). 
 16. INDEMNIFICATION 

(a) Of Landlord.    Subject to the terms of Paragraph 17 below, Tenant shall defend,
protect, indemnify and hold harmless Landlord and Landlord’s Agents against and from any and all claims, suits, liabilities, judgments, costs, demands, causes of action and expenses (including, without limitation, reasonable attorneys’
fees, costs and disbursements) arising from (i) the use of the Premises, the Building or the Project by Tenant or Tenant’s Agents, or from any activity done, permitted or suffered by Tenant or Tenant’s Agents in or about the Premises,
the Building or the Project, and (ii) any act, neglect, fault, willful misconduct or omission of Tenant or Tenant’s Agents, or from any breach or default in the terms of this Lease by Tenant or Tenant’s Agents, and (iii) any
action or proceeding brought on account of any matter in items (i) or (ii); however, the foregoing indemnity shall not be applicable to the extent any claims arising by reason of the negligence or willful misconduct of Landlord or
Landlord’s Agents. If any action or proceeding is brought against Landlord by reason of any such claim, upon notice from Landlord, Tenant shall defend the same at Tenant’s expense by counsel reasonably satisfactory to Landlord. As a
material part of the consideration to Landlord, Tenant hereby releases Landlord and Landlord’s Agents from responsibility for, waives its entire claim of recovery for and assumes all risk of (A) damage to property or injury to persons in
or about the Premises, the Building or the Project from any cause whatsoever (except to the extent is caused by the gross negligence or willful misconduct of Landlord or Landlord’s Agents or by the failure of Landlord to observe any of the
terms and conditions of this Lease, if such failure has persisted for an unreasonable period of time after written notice of such failure), or (B) loss resulting from business interruption or loss of income at the Premises. The obligations of
Tenant under this Paragraph 16 shall survive any termination of this Lease. 
 (b) Of
Tenant.    Subject to the terms of Paragraph 17 below, Landlord shall indemnify and hold harmless Tenant and Tenant’s Agents against and from any and all claims, suits, liabilities, judgments, costs, demands, causes
of action and expenses (including, without limitation, reasonable attorney’s fees) arising from the gross negligence or willful misconduct of Landlord or Landlord’s Agents. 

(c) No Impairment of Insurance.    The foregoing indemnities shall not relieve any
insurance carrier of its obligations under any policies required to be carried by either party pursuant to this Lease, to the extent that such policies cover the peril or occurrence that results in the claim that is subject to the foregoing
indemnity. 

  
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 17. SUBROGATION 

Landlord and Tenant hereby mutually waive any claim against the other and its agent(s) for any loss or damage to any of
their property located on or about the Premises, the Building or the Project that is caused by or results from perils covered by property insurance required to be carried by the respective parties, to the extent of the proceeds of such insurance
actually received with respect to such loss or damage, whether or not due to the negligence of the other party or its Agents. Because the foregoing waivers will preclude the assignment of any claim by way of subrogation to an insurance company or
any other person, each party shall immediately notify its insurer, in writing, of the terms of these mutual waivers and have their insurance policies endorsed to prevent the invalidation of the insurance coverage because of these waivers. Nothing in
this Paragraph 17 shall relieve a party of liability to the other for failure to carry insurance required by this Lease. 

18. SIGNS 
 (a) Project Standard Signage.    Effective as of the Lease Date, Tenant shall be entitled to the following Building standard signage to be installed by Landlord at
Tenant’s sole cost and expense: (i) directory signage in the Building lobby, (ii) suite directional signage in the floor elevator lobby of each floor occupied by Tenant, and (iii) suite signage at the entrance to the Premises.

 (b) Eyebrow and Lobby Signage. 

(i)    Effective as of the Commencement Date respecting the Phase II Premises, Tenant shall have the
right to install and maintain (i) an eyebrow sign (the “Eyebrow Signage”) reflecting Tenant’s name in one (1) location on the exterior of the Building, and (ii) the interior lobby signage (the “Lobby
Signage”) each as generally shown on Exhibit J hereto. Tenant shall, at Tenant’s sole cost and expense, design, construct and install the Eyebrow Signage and Lobby Signage. Tenant shall maintain the Eyebrow Signage and
Lobby Signage in good condition and repair, and all costs of maintenance and repair shall be borne solely by Tenant. Maintenance shall include, without limitation, cleaning and, if the Eyebrow Signage or Lobby Signage is illuminated, relamping at
reasonable intervals. Tenant shall be responsible for any electrical energy used in connection with the Eyebrow Signage or Lobby Signage. 
 (ii)    At Landlord’s option, Tenant’s right to the Eyebrow Signage or Lobby Signage may be revoked and terminated upon occurrence of any of the following events:
(a) Tenant is in Default; (b) Tenant, any Permitted Transferee, or Subtenant/assignee occupy less than two (2) full floors of the Building; or (c) Tenant assigns this Lease (other than a Permitted Transferee) to a party who
occupies less than two (2) full floors of the Building. Unless otherwise agreed by Landlord in writing in its sole discretion, the rights provided in this Paragraph l8(b) shall be non-transferable, except to a Permitted Transferee or any
assignee approved by Landlord in accordance with Paragraph 23 who occupies at least two (2) full floors of the Building. 

  
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 (c) Monument Signage. 

(i)    Subject to the rights of any existing tenants of the Building, Tenant shall have the right to
have its name listed on the shared monument sign for the Building (the “Monument Sign”); provided, however, Tenant’s rights to such Monument Sign shall become exclusive if no other tenant leases at least one
(1) full floor in the Building unless such tenant has rights to the Monument Sign existing as of the Lease Date. Landlord shall have the right to require that all names on the Monument Sign be of the same size. Tenant’s right to place its
name on the Monument Sign, and the location of Tenant’s name on the Monument Sign, shall be subject to the existing rights of existing tenants in the Building, and the location of Tenant’s name on the Monument Sign shall be further subject
to Landlord’s reasonable approval. Although the Monument Sign will be maintained by Landlord, Tenant shall pay its proportionate share of the cost of any maintenance and repair associated with the Monument Sign. As long as Tenant (including
Permitted Transferees and subtenants) occupies more Rentable Area in the Building than any other tenant, Tenant shall have the right to dictate its placement on the Monument Sign. In the event that additional names are listed on the Monument Sign,
all costs of maintenance and repair shall be prorated between Tenant and the other parties that are listed on such Monument Sign. Except if Tenant (including Permitted Transferees and subtenants) occupies more Rentable Area in the Building than any
other tenant, Landlord may, at anytime during the Lease Term (or any extension thereof), upon five (5) days’ prior written notice to Tenant, relocate the position of Tenant’s name on the Monument Sign. The cost of such relocation of
Tenant’s name shall be at the cost and expense of Landlord. 
 (ii)    At
Landlord’s option, Tenant’s right to the Monument Signage may be revoked and terminated upon occurrence of any of the following events: (a) Tenant is in Default; (b) Tenant, any Permitted Transferee, or subtenant/assignee occupy
less than two (2) full floors of the Building; or (c) Tenant assigns this Lease (other than a Permitted Transferee) to a party who occupies less than two (2) full floors of the Building. Unless otherwise agreed by Landlord in writing
in its sole discretion, the rights provided in this Paragraph 18(c) shall be non-transferable, except to a Permitted Transferee or any assignee approved by Landlord in accordance with Paragraph 23 who occupies at least two (2) full floors of
the Building. 
 (d) Parapet Signage. 

(i)    Effective as of the Commencement Date respecting the Phase II Premises, Tenant shall be
entitled to one (1) tenant identification sign (which sign shall be non-exclusive parapet signage on the Building) if Tenant occupies at least two (2) full floors of the Building, and two (2) Tenant identification signs (which two
(2) signs shall be the exclusive parapet signage on the Building) during any period in which Tenant occupies at least three (3) full floors of the Building; provided, however, that notwithstanding any occupancy by Tenant of three
(3) full floors of the Building, in the event any other tenant of the Building occupies two (2) full floors of the Building, then Tenant shall only be entitled to one (1) tenant identification sign (such identification signage, the
“Parapet Signage”). Any such Parapet Signage shall be located in the same general area as preexisting parapet signage on the Building, and the size, color and design of which shall be subject to Landlord’s prior written
approval; however, in the event Tenant is entitled to exclusive parapet signage on the Building as set forth herein, then Tenant shall be entitled to choose the location of the Parapet Signage, subject to Landlord’s reasonable approval. Tenant
shall, at Tenant’s sole cost and expense, design, construct and install the Parapet Signage. Tenant shall maintain the Parapet Signage in good condition and repair, and all costs of maintenance and repair shall be borne solely by Tenant.
Maintenance shall include, without limitation, cleaning and, if the Parapet Signage is illuminated, relamping at reasonable intervals. Tenant shall be responsible for any electrical energy used in connection with the Parapet Signage. 

  
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 (ii)    At Landlord’s option, Tenant’s right
to the Parapet Signage may be revoked and terminated upon occurrence of any of the following events: (a) Tenant is in Default; (b) Tenant, any Permitted Transferee, or Subtenant/assignee occupy less than two (2) full floors of the
Building; or (c) Tenant assigns this Lease (other than a Permitted Transferee) to a party who occupies less than two (2) full floors of the Building. Unless otherwise agreed by Landlord in writing in its sole discretion, the rights
provided in this Paragraph 18(d) shall be non-transferable, except to a Permitted Transferee or any assignee approved by Landlord in accordance with Paragraph 23 who occupies at least two (2) full floors of the Building. 

(e) General Requirements.    Tenant shall not place or permit to be placed in, upon, or
about the Premises, the Building or the Project any exterior lights, decorations, balloons, flags, pennants, banners, advertisements or notices, or erect or install any signs, windows or door lettering, placards, decorations, or advertising media of
any type which can be viewed from the exterior of the Premises without obtaining Landlord’s prior written consent or without complying with Landlord’s signage criteria, as the same may be modified by Landlord from time to time (the
“Signage Criteria”) and without complying with all applicable Laws (including, without limitation, obtaining any required consent of the City of Pleasanton or any other public authorities having jurisdiction). Without limiting the
generality of the foregoing, Tenant must obtain Landlord’s written consent as to the design, size and color of Tenant’s signage and the manner in which it is attached to the Project prior to its fabrication and installation. To obtain
Landlord’s consent, Tenant shall submit design drawings to Landlord showing the type and sizes of all lettering; the colors, finishes and types of materials used; and (if applicable and Landlord consents in its sole discretion) any provisions
for illumination. Landlord reserves the right to withhold consent to any sign that, in the good faith judgment of Landlord, is offensive, political or otherwise not harmonious with First-Class Buildings. Subject to the requirements contained in this
Paragraph 18, Landlord has generally approved the aesthetics of the signage as shown on Exhibit J hereto. Upon the expiration of the Term or sooner termination of this Lease or at such other time that any of Tenant’s signage
rights are terminated pursuant to the terms of this Paragraph 18, Tenant shall remove any such signage and repair any damage or injury to the Premises, the Building or the Project caused thereby (including, if necessary, the replacement of any
precast concrete panels), all at Tenant’s sole cost and expense. If any signs are not removed, or necessary repairs are not made, then Landlord shall have the right to remove and dispose of such sign(s) and repair any damage or injury to the
Premises, the Building or the Project at Tenant’s sole cost and expense. Tenant shall pay all costs and expenses for such removal and restoration within five (5) Business Days following delivery of an invoice therefore. 

19. FREE FROM LIENS 
 Tenant shall keep the Premises, the Building and the Project free from any liens arising out of any work performed, material furnished or obligations incurred by or for Tenant. In the event that Tenant
shall not, within twenty (20) days following Landlord’s notice to Tenant of such lien, cause the lien to be released of record by payment or posting of a proper bond, Landlord shall have, in addition to all other remedies provided herein
and by law, the right (but not the obligation) to cause same to be released by such reasonable means as it shall deem proper, 

  
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including payment of the claim giving rise to such lien. All such sums paid by Landlord and all reasonable expenses incurred by it in connection therewith (including, without limitation,
attorneys’ fees) shall be payable to Landlord by Tenant within twenty (20) days of demand. Landlord shall reasonably have the right at all times to post and keep posted on the Premises any notices permitted or required by law or that
Landlord shall reasonably deem proper for the protection of Landlord, the Premises, the Building and the Project, from mechanics’ and materialmen’s liens. Tenant shall give to Landlord at least five (5) Business Days’ prior
written notice of the commencement of any repair or construction on the Premises. 
 20. ENTRY BY LANDLORD 

Tenant shall permit Landlord and Landlord’s Agents to enter into and upon the Premises at all reasonable times,
following at least forty-eight (48) hours’ prior notice, which may be telephonic, (except in the case of an emergency or scheduled services, for which no notice shall be required), and subject to Tenant’s reasonable security
arrangements, for the purpose of inspecting the same or showing the Premises to prospective purchasers, lenders or, during the last two hundred seventy (270) days of the Term, tenants or to alter, improve, maintain and repair the Premises or
the Building as required or permitted by Landlord under the terms hereof, or for any other business purpose, without any rebate of Rent and without any liability to Tenant for any loss of occupation or quiet enjoyment of the Premises thereby
occasioned (except for actual damages resulting from the sole active gross negligence or willful misconduct of Landlord); and Tenant shall permit Landlord to post notices of non-responsibility and ordinary “for sale” or “for
lease” signs. No such entry shall be construed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Tenant from the Premises. Landlord may temporarily close entrances, doors, corridors, elevators or other
facilities without liability to Tenant by reason of such closure in the case of an emergency and when Landlord otherwise deems such closure necessary. Except in emergency situations, as determined by Landlord, Landlord shall exercise reasonable
efforts to perform any entry into the Premises in a manner that is reasonably designed to minimize interference with the operation of Tenant’s business in the Premises. 
 21. DESTRUCTION AND DAMAGE 
 (a) Insured
Damage.    If the Premises, the Building or the Project are damaged by fire or other perils required to be covered by Landlord’s Casualty Insurance, then provided this Lease is not terminated by either Landlord or
Tenant pursuant to the express terms of this Paragraph 21, Landlord shall repair and restore the Premises (including Tenant’s Alterations) and prosecute the same diligently to completion, in which event this Lease shall remain in full force and
effect. 
 (i)    If such repair and restoration requires longer than one (1) year
from the date Landlord obtains actual knowledge of such destruction (“Casualty Discovery Date”), then either Landlord or, if such damage materially impairs Tenant’s ability to continue its business operations in the Premises,
then Tenant may elect to terminate this Lease by written notice to the other. Landlord’s architect shall issue its reasonable opinion of the duration of the restoration period and the extent of the damage and estimated restoration cost
(“Architect’s Estimate”) within sixty (60) days after the Casualty Discovery Date, and Landlord and Tenant shall exercise their right to terminate pursuant to this Paragraph 21(a)(i), if at all, within thirty
(30) days after receipt of Architect’s Estimate. 

  
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 (ii)    Notwithstanding anything to the contrary
contained in this Paragraph 21, in the event of damage to more than twenty-five percent (25%) of any floor of the Premises occurring during the last twelve (12) months of the Term, Landlord may elect to terminate this Lease as to the
damaged Premises by written notice of such election given to Tenant within thirty (30) days after the Casualty Discovery Date; provided, however, that Tenant may vitiate and cancel such termination election by Landlord pursuant to this
Paragraph 21(a)(ii) by exercising any applicable Renewal Option as to the entirety of the Premises by notice to Landlord within thirty (30) days of receipt of Landlord’s notice of cancellation. 

(b) Uninsured Damage.    If any portion of the Premises are damaged by any peril not
required to be covered by Landlord’s Casualty Insurance, and the cost to repair such damage exceeds by Five Hundred Thousand Dollars ($500,000.00) any uninsured amount Tenant may agree to contribute, then Landlord may elect either to promptly
commence to repair and restore the Premises and prosecute the same diligently to completion, in which event this Lease shall remain in full force and effect; or not to repair or restore the Premises, in which event this Lease shall terminate.
Landlord shall give Tenant written notice of its intention within sixty (60) days after the Casualty Discovery Date. If Landlord elects not to restore the Premises, this Lease shall be deemed to have terminated as of the date on which Tenant
surrenders possession of the Premises to Landlord, except that if the damage to the Premises materially impairs Tenant’s ability to continue its business operations in the Premises, then this Lease shall be deemed to have terminated as of the
date such damage occurred. If the cost to repair such Premises does not exceed by Five Hundred Thousand Dollars ($500,000.00) any uninsured amount Tenant may agree to contribute, then Landlord shall promptly commence to repair the Premises and this
Lease shall remain in full force and effect. 
 (c) Additional Landlord Termination
Rights.    Notwithstanding anything to the contrary in this Paragraph 21, Landlord shall have the option to terminate this Lease, exercisable by notice to Tenant within sixty (60) days after issuance of
Architect’s Estimate under the following circumstances: 
 (i)    There shall be
damage to an extent greater than fifty percent (50%) of the replacement cost of the Building above the foundation, and such damage or destruction shall be caused by a risk (an “insured risk”) which is required to be insured by
Landlord, or which is actually covered by insurance maintained pursuant to this Lease; or 

(ii)    There shall be damage, resulting from a risk other than an insured risk, to an extent
greater than ten percent (10%) of the replacement cost of the Building above the foundation; or 

(iii)  There shall be damage to the Project in a loss amount of at least Five Hundred Thousand Dollars
($500,000.00) that cannot be repaired within twelve (12) months after the Casualty Discovery Date as reasonably estimated by Landlord’s architect in the Architect’s Estimate. 

  
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 (d) Landlord’s Failure to
Restore.    If Landlord is required to restore the Premises and fails to diligently commence and pursue same, or fails to complete the restoration with one (1) year from the Casualty Discovery Date, then Tenant, at
Tenant’s option, shall have the right to terminate this Lease as to the damaged portion of the Premises, or if the damage to the Premises materially impairs Tenant’s ability to continue its business operations in the remainder
(i.e., the undamaged portion) of the Premises then as to the entire Premises, by written notice to Landlord within fifteen (15) months after the Casualty Discovery Date, provided that Landlord does not complete the restoration prior to
Tenant’s cancellation notice. 
 (e) Abatement of Rent.    In the event
of repair and restoration as herein provided, all monthly installments of Base Rent and Additional Rent shall be abated proportionately in the ratio which Tenant’s use of the Premises is impaired during the period of such repair or restoration;
provided, however, that Tenant shall not be entitled to such abatement to the extent that such damage or destruction resulted from the gross negligence or willful misconduct of Tenant or Tenant’s Agents. Except as expressly provided in the
immediately preceding sentence with respect to abatement of Base Rent and Additional Rent, Tenant shall have no claim against Landlord for, and hereby releases Landlord and Landlord’s Agents from responsibility for and waives its entire claim
of recovery for any cost, loss or expense suffered or incurred by Tenant as a result of any damage to or destruction of the Premises, the Building or the Project or the repair or restoration thereof, including, without limitation, any cost, loss or
expense resulting from any loss of use of the whole or any part of the Premises, the Building or the Project and/or any inconvenience or annoyance occasioned by such damage, repair or restoration. 

(f) Tenant’s Waiver.    Tenant hereby waives the provisions of California Civil
Code Section 1932(2) and Section 1933(4) which permit termination of a lease upon destruction of the leased premises, and the provisions of any similar law now or hereinafter in effect, and the provisions of this Paragraph 21 shall govern
exclusively in case of such destruction. 
 (g) Insurance Proceeds.    The
proceeds from any insurance paid by reason of damage to or destruction of the Building or any part thereof, or any other element, component or property insured by Landlord shall belong to and be paid to Landlord. The proceeds from any insurance paid
by reason of damage to or destruction of Tenant’s Personal Property shall belong to and be paid to Tenant. 

(h) Global Termination Right.    In the event Tenant has a termination right as to the
entirety of the Premises pursuant to the provisions of this Paragraph 21, then Tenant’s termination right shall extend to all the Premises included in this Lease, whether the Term for such Premises has or has not commenced. 

22. CONDEMNATION 
 (a) If twenty-five percent (25%) or more of either the Premises, the Building or the Project or the Parking Areas is permanently taken for any public or quasi-public purpose by any lawful
governmental power or authority, by exercise of the right of appropriation, inverse condemnation, condemnation or eminent domain, or sold to prevent such taking (each such event being referred to as a “Condemnation”), Landlord may,
at its option, terminate this Lease as of the date title vests in the condemning party. If twenty-five percent (25%) or more of the 

  
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Premises is taken and if the Premises remaining after such Condemnation and any repairs by Landlord would be untenantable (in Tenant’s reasonable opinion) for the conduct of Tenant’s
business operations, Tenant shall have the right to terminate this Lease as of the date title vests in the condemning party. If either party elects to terminate this Lease as provided herein, such election shall be made by written notice to the
other party given within thirty (30) days after the nature and extent of such Condemnation have been finally determined. If neither Landlord nor Tenant elects to terminate this Lease to the extent permitted above, Landlord shall promptly
proceed to restore the Premises, to the extent of any Condemnation award received by Landlord, to substantially the same condition as existed prior to such Condemnation, allowing for the reasonable effects of such Condemnation, and a proportionate
abatement shall be made to the Base Rent and Expenses corresponding to the time during which, and to the portion of the floor area of the Premises (adjusted for any increase thereto resulting from any reconstruction) of which, Tenant is deprived on
account of such Condemnation and restoration, as reasonably determined by Landlord. Except as expressly provided in the immediately preceding sentence with respect to abatement of Base Rent (and Expenses to the extent of a reduction in the Rentable
Area), Tenant shall have no claim against Landlord for, and hereby releases Landlord and Landlord’s Agents from responsibility for and waives its entire claim of recovery for any cost, loss or expense suffered or incurred by Tenant as a result
of any Condemnation, whether permanent or temporary, or the repair or restoration of the Premises, the Building or the Project or the Parking Areas following such Condemnation, including, without limitation, any cost, loss or expense resulting from
any loss of use of the whole or any part of the Premises, the Building, the Project or the Parking Areas and/or any inconvenience or annoyance occasioned by such Condemnation, repair or restoration. The provisions of California Code of Civil
Procedure Section 1265.130, which allows either party to petition the Superior Court to terminate this Lease in the event of a partial taking of the Premises, the Building or the Project or the Parking Areas, and any other applicable law now or
hereafter enacted, are hereby waived by Tenant. 
 (b) Landlord shall be entitled to any and all compensation,
damages, income, rent, awards, or any interest therein whatsoever which may be paid or made in connection with any Condemnation, and Tenant shall have no claim against Landlord for the value of any unexpired Term of this Lease or otherwise;
provided, however, that Tenant shall be entitled to receive any award separately allocated by the condemning authority to Tenant for Tenant’s relocation expenses or the value of Tenant’s Property (specifically excluding fixtures,
Alterations and other components of the Premises which under this Lease or by law are or at the expiration of the Term will become the property of Landlord), provided that such award does not reduce any award otherwise allocable or payable to
Landlord. 
 (c) In the event Tenant has a termination right pursuant to the provisions of this Paragraph 22,
Tenant’s termination right shall extend to all the Premises then included in this Lease, whether the Term for such Premises has or has not commenced. 
 23. ASSIGNMENT AND SUBLETTING 
 (a) Tenant shall not
voluntarily or by operation of law, (i) mortgage, pledge, hypothecate or encumber this Lease or any interest herein, (ii) assign or transfer this Lease or any interest herein, sublease the Premises or any part thereof, or any right or
privilege appurtenant thereto, or otherwise allow any other person (the employees and invitees of Tenant excepted) to occupy or 

  
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use the Premises, or any portion thereof, without first obtaining the written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed, as set forth below in
this Paragraph 23; provided, however, that Tenant is not then in Default under this Lease nor is any event then occurring which with the giving of notice or the passage of time, or both, would constitute a Default hereunder. A transfer of greater
than a fifty percent (50%) interest (whether stock, partnership interest, membership interest or otherwise) of Tenant, either in one (1) transaction or a series of transactions shall be deemed to be an assignment under this Lease.

 (b) Notwithstanding the provisions of Paragraph 23(a) above, Tenant shall be entitled, without the consent of
Landlord, to assign this Lease or sublet all or a portion of the Premises to (i) an Affiliate (as defined below) of Tenant, (ii) to the surviving entity of Tenant in connection with any merger, consolidation or reorganization of Tenant or
a newly formed “public company” with stock on a registered stock exchange as a successor to Tenant, (iii) to business and customer partners (“Strategic Partners”) of Tenant provided such occupancy, in the aggregate,
is less than ten percent (10%) of the Rentable Area of the Premises (but in no event more than fifteen thousand (15,000) square feet in each building leased by Tenant in the Project), or (iv) to the purchaser of all or substantially
all of the assets of Tenant and Tenant’s business provided that in each instance under clauses (i), (ii) and (iv) above, (A) such assignee or sublessee of Tenant has a net worth (determined in accordance with generally accepted
accounting principles consistently applied) of at least One Hundred Million Dollars ($100,000,000.00) (exclusive of goodwill) both immediately prior to and immediately following the consummation of such assignment or subletting and (B) Tenant
notifies Landlord of the assignment or subletting within ten (10) days after such event, provided that the foregoing shall not relieve Tenant of any of its liabilities or obligations under this Lease (a “Permitted Transfer”).
In addition, a sale or transfer of the capital stock of Tenant shall be deemed a Permitted Transfer if (1) such sale or transfer occurs in connection with any bona fide financing or capitalization for the benefit of Tenant, or
(2) Tenant is or becomes a publicly traded corporation. For purposes of this Lease, the term “Affiliate” shall mean any entity controlling, controlled by or under common control with Tenant, and the term
“Control” shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of such controlled person or entity. A “Permitted Transferee” is an assignee or
sublessee pursuant to a Permitted Transfer under clauses (i), (ii) and (iv) above. 
 (c) When Tenant
requests Landlord’s consent to an assignment or subletting, it shall notify Landlord in writing of the name and address of the proposed assignee or subtenant and the nature and character of the business of the proposed assignee or subtenant and
shall provide current and three (3) years’ prior financial statements for the proposed assignee or subtenant, which financial statements shall be audited to the extent available and shall in any event be prepared in accordance with
generally accepted accounting principles. Tenant shall also provide Landlord with a copy of the proposed sublease or assignment agreement, including all material terms and conditions thereof. Landlord shall have the option, to be exercised within
thirty (30) days of receipt of the foregoing request for consent, to (i) terminate this Lease with respect to the entire Premises as of the term commencement date stated in a proposed assignment, or, in the case of a proposed sublease
which when aggregated with any other subleases of the Premises comprises more than seventy percent (70%) of the Premises for substantially the remainder of the Term, terminate this Lease as of the commencement date stated in the proposed
sublease, (ii) consent to the proposed assignment or sublease, or (iii) refuse its consent to the proposed assignment or 

  
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sublease, provided that (A) such consent shall not be unreasonably withheld, conditioned or delayed so long as Tenant is not then in Default under this Lease, and (B) as a condition to
providing such consent, Landlord may require attormnent from the proposed subtenant on terms and conditions reasonably acceptable to Landlord. In the event Landlord elects to terminate this Lease or sublease or take an assignment from Tenant of the
interest, or portion thereof, in this Lease and/or the Premises that Tenant proposes to assign or sublease as provided in the foregoing clause (i), then Landlord shall have the additional right to negotiate directly with Tenant’s proposed
assignee or subtenant and to enter into a direct lease or occupancy agreement with such party on such terms as shall be acceptable to Landlord in its sole and absolute discretion, and Tenant hereby waives any claims against Landlord related thereto,
including, without limitation, any claims for any compensation or profit related to such lease or occupancy agreement. 
 (d) Without otherwise limiting the criteria upon which Landlord may withhold Landlord’s consent, Landlord shall be entitled to consider all commercially reasonable criteria including, but not limited
to, the following: (i) whether or not the proposed subtenant or assignee is engaged in a business which, and the use of the Premises will be in an manner which, is in keeping with the then character and nature of all other tenancies in the
Project; (ii) whether the use to be made of the Premises by the proposed subtenant or assignee will conflict with any so-called “exclusive” use then in favor of any other tenant of the Building or the Project, and whether such use
would be prohibited by any other portion of this Lease, including, but not limited to, any rules and regulations then in effect, or under applicable Laws, and whether such use imposes a greater load upon the Premises and the Building and the Project
services than imposed by Tenant; (iii) the business reputation of the proposed individuals who will be managing and operating the business operations of the proposed assignee or subtenant, and the long-term financial and competitive business
prospects of the proposed assignee or subtenant; and (iv) the creditworthiness and financial stability of the proposed assignee or subtenant in light of the responsibilities involved. 

(e) In any event, Landlord may withhold its consent to any assignment or sublease, if: (i) the actual use proposed
to be conducted in the Premises or portion thereof conflicts with the Permitted Use under this Lease or with the permitted use of any other lease which restricts the use to which any space in the Building or the Project may be put; (ii) the
portion of the Premises proposed to be sublet does not comply with governmental safety and other codes; (iii) the proposed sublessee or assignee is either a governmental or quasi-governmental agency or instrumentality thereof; or (iv) the
proposed sublessee or assignee has signed a letter of intent to lease space in the Building and is actively pursuing the consummation of a lease transaction for comparable space in the Building during the three (3) month period immediately
preceding the date Landlord receives Tenant’s request for consent. 
 (f) If Landlord approves an
assignment or subletting as herein provided, Tenant shall pay to Landlord, as Additional Rent, fifty percent (50%) of the excess, if any, of (i) the Base Rent and any Additional Rent paid by the assignee or sublessee to Tenant, less all
actual and reasonable costs for (A) customary market-based leasing commissions, (B) costs of Tenant alterations and improvements and related architect and engineering fees, (C) consulting fees, (D) attorneys’ fees, and
(E) rental concessions and allowances, incurred by Tenant in connection with such assignment or sublease; minus (ii) Base Rent plus Additional Rent allocable to that part of the Premises affected by such assignment or sublease
pursuant to the provisions of this 

  
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Lease. All of Tenant’s costs shall be applied on a “cash” basis as paid by Tenant rather than amortized before paying any excess Rent to Landlord. The assignment or sublease
agreement, as the case may be, after approval by Landlord, shall not be amended without Landlord’s prior written consent, and shall contain a provision directing the assignee or subtenant to pay the rent and other sums due thereunder directly
to Landlord upon receiving written notice from Landlord that Tenant is in Default under this Lease with respect to the payment of Rent. In the event that, notwithstanding the giving of such notice, Tenant collects any rent or other sums from the
assignee or subtenant, then Tenant shall hold such sums in trust for the benefit of Landlord and shall immediately forward the same to Landlord. Landlord’s collection of such rent and other sums shall not constitute an acceptance by Landlord of
attornment by such assignee or subtenant. 
 (g) Notwithstanding any assignment or subletting, Tenant and any
guarantor or surety of Tenant’s obligations under this Lease shall at all times remain fully and primarily responsible and liable for the payment of the Rent and for compliance with all of Tenant’s other obligations under this Lease
(regardless of whether Landlord’s approval has been obtained for any such assignment or subletting). 
 (h)
Tenant shall pay Landlord’s actual and reasonable fees (including, without limitation, the fees of Landlord’s counsel), incurred in connection with Landlord’s review and processing of documents regarding any proposed assignment or
sublease. 
 (i) A consent to one assignment, subletting, occupation or use shall not be deemed to be a consent
to any other or subsequent assignment, subletting, occupation or use, and consent to any assignment or subletting shall in no way relieve Tenant of any liability under this Lease. Any assignment or subletting (which is not a Permitted Transfer)
without Landlord’s consent shall be void, and shall, at the option of Landlord, constitute a Default under this Lease. 
 (j) Tenant acknowledges and agrees that the restrictions, conditions and limitations imposed by this Paragraph 23 on Tenant’s ability to assign or transfer this Lease or any interest herein, to
sublet the Premises or any part thereof, to transfer or assign any right or privilege appurtenant to the Premises, or to allow any other person to occupy or use the Premises or any portion thereof, are, for the purposes of California Civil Code
Section 1951.4, as amended from time to time, and for all other purposes, reasonable at the time that this Lease was entered into, and shall be deemed to be reasonable at the time that Tenant seeks to assign or transfer this Lease or any
interest herein, to sublet the Premises or any part thereof, to transfer or assign any right or privilege appurtenant to the Premises, or to allow any other person to occupy or use the Premises or any portion thereof. 

(k) If this Lease is assigned, whether or not in violation of the provisions of this Lease, Landlord may collect Rent
from the assignee. If the Premises or any part thereof is sublet or used or occupied by anyone other than Tenant, whether or not in violation of this Lease, Landlord may, after a Default by Tenant, collect Rent from the subtenant or occupant. In
either event, Landlord may apply the net amount collected to Rent, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of any of the provisions of this Paragraph 23, or the acceptance of the assignee, subtenant or
occupant as tenant, or a release of Tenant from the further performance by Tenant of Tenant’s obligations under this Lease. The consent by Landlord to an assignment, mortgaging, pledging, encumbering, transfer, use, occupancy or

  
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subletting pursuant to any provision of this Lease shall not, except as otherwise provided herein, in any way be considered to relieve Tenant from obtaining the express consent of Landlord to any
other or further assignment, mortgaging, pledging, encumbering, transfer, use, occupancy or subletting. References in this Lease to use or occupancy by anyone other than Tenant shall not be construed as limited to subtenants and those claiming under
or through subtenants but as including also licensees or others claiming under or through Tenant, immediately or remotely. The listing of any name other than that of Tenant on any door of the Premises or on any directory or in any elevator in the
Building, or otherwise, shall not, except as otherwise provided herein, operate to vest in the person so named any right or interest in this Lease or in the Premises, or be deemed to constitute, or serve as a substitute for, or any waiver of, any
prior consent of Landlord required under this Paragraph 23. 
 (l) If Landlord shall consent to, or reasonably
withhold its consent to, any proposed assignment or sublease, Tenant shall indemnify, defend and hold harmless Landlord against and from any and all loss, liability, damages, costs and expenses (including reasonable counsel fees) resulting from any
claims that may be made against Landlord by the proposed assignee or sublessee or by any brokers or other persons claiming a commission or similar fee in connection with the proposed assignment or sublease. 

24. DEFAULT 
 The occurrence of anyone of the following events shall constitute a default on the part of Tenant (“Default”): 

(a) The abandonment of the Premises by Tenant; 

(b) Failure to pay any installment of Rent or any other monies due and payable hereunder, said failure continuing for a
period of five (5) days after receipt of written notice; 
 (c) A general assignment by Tenant or any
guarantor or surety of Tenant’s obligations hereunder, including, without limitation, Lease Guarantor, if any (collectively, “Guarantor”) for the benefit of creditors; 

(d) The filing of a voluntary petition in bankruptcy by Tenant or any Guarantor, the filing by Tenant or any Guarantor of
a voluntary petition for an arrangement, the filing by or against Tenant or any Guarantor of a petition, voluntary or involuntary, for reorganization, or the filing of an involuntary petition by the creditors of Tenant or any Guarantor, said
involuntary petition remaining undischarged for a period of sixty (60) days; 
 (e) Receivership,
attachment, or other judicial seizure of substantially all of Tenant’s assets on the Premises, such attachment or other seizure remaining undismissed or undischarged for a period of sixty (60) days after the levy thereof; 

(f) Death or disability of Tenant or any Guarantor, if Tenant or such Guarantor is a natural person, or the failure by
Tenant or any Guarantor to maintain its legal existence, if Tenant or such Guarantor is a corporation, partnership, limited liability company, trust or other legal entity, where such failure continues for a period of five (5) days after receipt
of written notice; 

  
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 (g) Failure of Tenant to execute and deliver to Landlord any estoppel
certificate, subordination agreement, or lease amendment within the time periods and in the manner required by Paragraphs 31 or 32 or 43, and/or failure by Tenant to deliver to Landlord any financial statement within the time period and in the
manner required by Paragraph 41, where any such failure continues for a period of five (5) days after receipt of written notice; 
 (h) An assignment or sublease, or attempted assignment or sublease, of this Lease or the Premises by Tenant contrary to the provision of Paragraph 23, unless such assignment or sublease is expressly
conditioned upon Tenant having received Landlord’s consent thereto; 
 (i) Failure of Tenant to restore the
Security Deposit to the amount and within the time period provided in Paragraph 7 above, where such failure continues for a period of five (5) Business Days after receipt of written notice; 

(j) Failure in the performance of any of Tenant’s covenants, agreements or obligations hereunder (except those
failures specified as events of Default in any other subparagraphs of this Paragraph 24, which shall be governed by the notice and cure periods set forth in such other subparagraphs), which such failure continues for thirty (30) days after
written notice thereof from Landlord to Tenant, provided that, if Tenant has exercised reasonable diligence to cure such failure and such failure cannot be cured within such thirty (30) day period despite reasonable diligence, Tenant shall not
be in default under this subparagraph so long as Tenant thereafter diligently and continuously prosecutes the cure to completion; 
 (k) Chronic delinquency by Tenant in the payment of Rent, or any other periodic payments required to be paid by Tenant under this Lease. “Chronic delinquency” means failure by Tenant to
pay Rent, or any other payments required to be paid by Tenant under this Lease within three (3) days after written notice thereof for any four (4) months (consecutive or nonconsecutive) during any period of twelve (12) months;

 (l) Any Default as described in Paragraph 44 below; 

(m) Any insurance required to be maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall
expire or be reduced or materially changed, except as permitted in this Lease and is not replaced within five (5) Business Days of notice; 
 (n) Any failure by Tenant to discharge or bond over any lien or encumbrance placed on the Project or any part thereof in violation of this Lease within twenty (20) days after the date Tenant has
knowledge of such lien or encumbrance; and 
 (o) Any representation of Tenant herein or in any financial
statement or other materials provided by Tenant or any guarantor of Tenant’s obligations under this Lease shall prove to be untrue or inaccurate in any material respect, or any such financial statements or other materials shall have omitted any
material fact. 
 Tenant agrees that any notice given by Landlord pursuant to Paragraphs 24(a) through 24(o)
above shall satisfy the requirements for notice under California Code of Civil Procedure Section 1161, and Landlord shall not be required to give any additional notice in order to be entitled to commence an unlawful detainer proceeding.

  
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 25. LANDLORD’S REMEDIES 

(a) Termination. In the event of any Default by Tenant, then in addition to any other remedies available to
Landlord at law or in equity and under this Lease, Landlord may terminate this Lease immediately and all rights of Tenant hereunder by giving written notice to Tenant of such intention to terminate. If Landlord shall elect to so terminate this Lease
then Landlord may recover from Tenant: 
 (i)     the worth at the time of award of any
unpaid Rent and any other sums due and payable which have been earned at the time of such termination; plus 

(ii)     the worth at the time of award of the amount by which the unpaid Rent and any other sums
due and payable which would have been earned after termination until the time of award exceeds the amount of such rental loss Tenant proves could have been reasonably avoided; plus 

(iii)    the worth at the time of award of the amount by which the unpaid Rent and any other sums
due and payable for the balance of the Term after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus 

(iv)    any other amount necessary to compensate Landlord for all the detriment proximately caused
by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course would be likely to result therefrom, including, without limitation, (A) any costs or expenses incurred by Landlord (1) in retaking
possession of the Premises; (2) in maintaining, repairing, preserving, restoring, replacing, cleaning, altering, remodeling or rehabilitating the Premises or any affected portions of the Building or the Project, including such actions
undertaken in connection with the reletting or attempted reletting of the Premises to a new tenant or tenants; (3) for leasing commissions, advertising costs and other expenses of reletting the Premises; or (4) in carrying the Premises,
including taxes, insurance premiums, utilities and security precautions; (B) any unearned brokerage commissions paid in connection with this Lease; (C) reimbursement of any previously waived or abated Base Rent or Additional Rent or any
free rent or reduced rental rate granted hereunder; and (D) any concession made or paid by Landlord for the benefit of Tenant including, but not limited to, any moving allowances, contributions, payments or loans by Landlord for tenant
improvements or build-out allowances (including, without limitation, any unamortized portion of the Tenant Improvement Allowance (as defined in the Tenant Improvements Work Letter) (such Tenant Improvement Allowance to be amortized over the Term in
the manner reasonably determined by Landlord), if any, and any outstanding balance (principal and accrued interest) of the Tenant Improvements Loan, if any), or assumptions by Landlord of any of Tenant’s previous lease obligations; plus

 (v)    such reasonable attorneys’ fees incurred by Landlord as a result of a
Default, and costs in the event suit is filed by Landlord to enforce such remedy; and plus 

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

  
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 As used in subparagraphs (i) and (ii) above, the “worth at the time of
award” is computed by allowing interest at an annual rate equal to twelve percent (12%) per annum or the maximum rate permitted by law, whichever is less. As used in subparagraph (iii) above, the “worth at the time of
award” is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award, plus one percent (1%). Tenant waives redemption or relief from forfeiture under California Code of Civil
Procedure Sections 1174 and 1179, or under any other pertinent present or future law, in the event Tenant is evicted or Landlord takes possession of the Premises by reason of any Default of Tenant hereunder. 

(b) Continuation of Lease.  In the event of any Default by Tenant, then in addition to any other
remedies available to Landlord at law or in equity and under this Lease, Landlord shall have the remedy described in California Civil Code Section 1951.4 (Landlord may continue this Lease in effect after Tenant’s Default and abandonment
and recover Rent as it becomes due, provided that Tenant has the right to sublet or assign, subject only to reasonable limitations). In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises.
For purposes of this Paragraph 25(b), the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 
 (i)     Acts of maintenance or preservation or efforts to relent the Premises, including, but not limited to, alterations, remodeling, redecorating, repairs, replacements and/or
painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 
 (ii)     The appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises. 

(c) Re-entry.  In the event of any Default by Tenant, Landlord shall also have the right, with or
without terminating this Lease, in compliance with applicable law, to re-enter the Premises, by force if necessary, and remove all persons and property from the Premises; such property may be removed and stored in a public warehouse or elsewhere at
the cost of and for the account of Tenant. 
 (d) Reletting.  In the event of the
abandonment of the Premises by Tenant or in the event that Landlord shall elect to re-enter as provided in Paragraph 25(b) or shall take possession of the Premises pursuant to legal proceeding or pursuant to any notice provided by law, then if
Landlord does not elect to terminate this Lease as provided in Paragraph 25(a), Landlord may from time to time, without terminating this Lease, relet the Premises or any part thereof for such term or terms and at such rental or rentals and upon such
other terms and conditions as Landlord in its sole discretion may deem advisable with the right to make alterations and repairs to the Premises in Landlord’s sole discretion. In the event that Landlord shall elect to so relent, then rentals
received by Landlord from such reletting shall be applied in the following order: (i) to reasonable attorneys’ fees incurred by Landlord as a result of a Default and costs in the event suit is filed by Landlord to enforce such remedies;
(ii) to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord; (iii) to the payment of any costs of such reletting; (iv) to the payment of the costs of any alterations and repairs to the Premises;
(v) to the payment of Rent due and unpaid hereunder; and (vi) the residue, if any, shall be held by Landlord and applied in payment of future Rent and other sums payable by Tenant hereunder as the same may become due and payable hereunder.
Should that portion of such rentals received from such reletting during any month, which is applied to the payment of Rent hereunder, be less than the Rent payable during the month by Tenant hereunder, then Tenant shall pay such deficiency to

  
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Landlord. Such deficiency shall be calculated and paid monthly. Tenant shall also pay to Landlord, as soon as ascertained, any costs and expenses incurred by Landlord in such reletting or in
making such alterations and repairs not covered by the rentals received from such reletting. 
 (e)
Termination.  No re-entry or taking of possession of the Premises by Landlord pursuant to this Paragraph 25 shall be construed as an election to terminate this Lease unless a written notice of such intention is given to
Tenant or unless the termination thereof is decreed by a court of competent jurisdiction. Notwithstanding any reletting without termination by Landlord because of any Default by Tenant, Landlord may at any time after such reletting elect to
terminate this Lease for any such Default. 
 (f) Cumulative Remedies.  The remedies
herein provided are not exclusive and Landlord shall have any and all other remedies provided herein or by law or in equity. 
 (g) No Surrender.  No act or conduct of Landlord, whether consisting of the acceptance of the keys to the Premises, or otherwise, shall be deemed to be or constitute an acceptance
of the surrender of the Premises by Tenant prior to the expiration of the Term, and such acceptance by Landlord of surrender by Tenant shall only flow from and must be evidenced by a written acknowledgment of acceptance of surrender signed by
Landlord. The surrender of this Lease by Tenant, voluntarily or otherwise, shall not work a merger unless Landlord elects in writing that such merger take place, but shall operate as an assignment to Landlord of any and all existing subleases, or
Landlord may, at its option, elect in writing to treat such surrender as a merger terminating Tenant’s estate under this Lease, and thereupon Landlord may terminate any or all such subleases by notifying the sublessee of its election so to do
within five (5) days after such surrender. 
 26. LANDLORD’S RIGHT TO PERFORM TENANT’S OBLIGATIONS

 (a) Without limiting the rights and remedies of Landlord contained in Paragraph 25 above, if Tenant shall
be in Default in the performance of any of the terms, provisions, covenants or conditions to be performed or complied with by Tenant pursuant to this Lease, then Landlord may at Landlord’s option, without any obligation to do so, and without
notice to Tenant perform any such term, provision, covenant, or condition, or make any such payment on behalf of Tenant and Landlord by reason of so doing shall not be liable or responsible for any loss or damage thereby sustained by Tenant or
anyone holding under or through Tenant or any of Tenant’s Agents. 
 (b) Without limiting the rights of
Landlord under Paragraph 26(a) above, Landlord shall have the right at Landlord’s option, without any obligation to do so, to perform any of Tenant’s maintenance or repair obligations under this Lease without notice to Tenant in the case
of an emergency, as determined by Landlord in its reasonable judgment. 
 (c) If Landlord performs any of
Tenant’s obligations hereunder in accordance with this Paragraph 26, the full amount of the cost and expense incurred or the payment so made or the amount of the loss so sustained shall immediately be owing by Tenant to Landlord, and Tenant
shall pay to Landlord within twenty (20) days of demand, as Additional Rent, the full amount thereof with interest thereon from the date of payment by Landlord at the Legal Rate. 

  
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 27. LANDLORD DEFAULT 

If Landlord fails to perform its obligations under this Lease, Landlord shall not be in default unless Landlord fails to
perform such obligations within thirty (30) days after notice by Tenant to Landlord specifying the nature of the obligations Landlord has failed to perform; provided, however, that if the nature of Landlord’s obligations is such that more
than thirty (30) days are required for performance, then Landlord shall not be in default if Landlord commences performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion. If Landlord is
unable to fulfill or is delayed in fulfilling any of Landlord’s obligations under this Lease by reason of floods, earthquakes, lightning, or any other acts of God, accidents, breakage, repairs, strikes, lockouts, other labor disputes, inability
to obtain utilities or materials, or by any other reason beyond Landlord’s reasonable control, or if Landlord enters the Premises or makes any Alterations to the Premises, the Building or any portion thereof pursuant to this Lease, then no such
inability or delay by Landlord and no such entry or work by Landlord shall constitute an actual or constructive eviction, in whole or in part, or entitle Tenant to any abatement or diminution of Rent, or relieve Tenant from any of its obligations
under this Lease, or impose any liability upon Landlord or its agents. This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent, and Tenant shall not be entitled to any setoff, offset, abatement or
deduction of Rent or other amounts due Landlord hereunder if Landlord fails to perform its obligations hereunder. Notwithstanding any provision of this Lease to the contrary, Tenant’s sole remedy for a default of this Lease by Landlord shall be
an action for damages, injunction or specific performance; Tenant shall have no right to terminate this Lease on account of any breach or default by Landlord. 
 28. ATTORNEYS’ FEES 
 (a) If either party hereto fails
to perform any of its obligations under this Lease or if any dispute arises between the parties hereto concerning the meaning or interpretation of any provision of this Lease, then the defaulting party or the party not prevailing in such dispute, as
the case may be, shall pay any and all costs and expenses incurred by the other party on account of such default and/or in enforcing or establishing its rights hereunder, including, without limitation, court costs and reasonable attorneys’ fees
and disbursements. Any such attorneys’ fees and other expenses incurred by either party in enforcing a judgment in its favor under this Lease shall be recoverable separately from and in addition to any other amount included in such judgment,
and such attorneys’ fees obligation is intended to be severable from the other provisions of this Lease and to survive and not be merged into any such judgment. 

(b) Without limiting the generality of Paragraph 28(a) above, if Landlord utilizes the services of an attorney for the
purpose of collecting any Rent due and unpaid by Tenant or in connection with any other breach of this Lease by Tenant, Tenant agrees to pay Landlord’s actual and reasonable attorneys’ fees as determined by Landlord for such services,
regardless of the fact that no legal action may be commenced or filed by Landlord. 

  
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 29. TAXES 

Tenant shall be liable for and shall pay directly to the taxing authority, prior to delinquency, all taxes levied against
Tenant’s Property. If any Alteration installed by Tenant pursuant to Paragraph 12 or any of Tenant’s Property is assessed and taxed with the Project or the Building, Tenant shall pay such taxes to Landlord within the earlier of thirty
(30) days after delivery to Tenant of a statement therefore, or thirty (30) days prior to the Property Tax payment delinquency date. 
 30. EFFECT OF CONVEYANCE 
 The term “Landlord” as
used in this Lease means, from time to time, the then current owner of the Building or the Project containing the Premises, so that, in the event of any sale of the Building or the Project, Landlord shall be and hereby is entirely freed and relieved
of all covenants and obligations of Landlord hereunder accruing prior to the date of sale or transfer, and it shall be deemed and construed, without further agreement between the parties and the purchaser at any such sale, that the purchaser of the
Building or the Project has assumed and agreed to carry out any and all covenants and obligations of Landlord hereunder from and after the date of sale or transfer. 
 31. ESTOPPEL CERTIFICATES 
 From time to time upon written
request of Landlord or Tenant, the other party shall execute, acknowledge and deliver an Estoppel Certificate in substantially the form attached hereto as Exhibit D, and with any other factual statements reasonably requested. Any such
Estoppel Certificate may be relied upon by a prospective purchaser of Landlord’s interest or a mortgagee of (or holder of a deed of trust encumbering) Landlord’s interest or assignment of any mortgage or deed of trust upon Landlord’s
interest in the Premises, or in the case of Tenant, a prospective purchaser of Tenant’s business or shares pursuant to a reorganization or public offering. If the requesting party fails to provide such certificate within ten (10) days of
receipt of a written request as herein provided and an additional ten (10) days’ notice, the requesting party shall be deemed to have given such certificate as above provided without modification and shall be deemed to have admitted the
accuracy of any such information. 
 32. SUBORDINATION 

At the option of Landlord, this Lease, and all rights of Tenant hereunder, are and shall be subject and subordinate to
all ground leases, overriding leases and underlying leases affecting the Building or the Project now or hereafter existing and each of the terms, covenants and conditions thereto (the “Superior Lease(s)”), and to all mortgages or
deeds of trust which may now or hereafter affect the Building, the Property or any of such leases and each of the terms, covenants and conditions thereto (the “Superior Mortgage(s)”), whether or not such mortgages or deeds of trust
shall also cover other land, buildings or leases, to each and every advance made or hereafter to be made under such mortgages or deeds of trust, and to all renewals, modifications, replacements and extensions of such leases and such mortgages or
deeds of trust and spreaders and consolidations of such mortgages or deeds of trust. This Paragraph shall be self-operative and no further instrument of subordination shall be required. Tenant shall promptly execute, acknowledge and deliver any
reasonable instrument that Landlord, the lessor under any such lease or the holder of any such mortgage or deed of trust or any of their respective successors in interest may reasonably request to evidence such subordination; if Tenant fails to
execute, acknowledge or deliver any such instrument within ten (10) days after request therefore, Tenant 

  
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hereby irrevocably constitutes and appoints Landlord as Tenant’s attorney-in-fact, coupled with an interest, to execute and deliver any such instrument for and on behalf of Tenant. As used
herein the lessor of a Superior Lease or its successor in interest is herein called “Superior Lessor”; and the holder of a Superior Mortgage is herein called “Superior Mortgagee.” 

Notwithstanding the foregoing provisions of this Paragraph 32, if a Superior Lease or Superior Mortgage is hereafter
placed against or affecting any or all of the Building or the Premises or any or all of the Building and improvements now or at any time hereafter constituting a part of or adjoining the Building, Landlord shall use reasonable efforts to obtain an
agreement from the holder thereof in recordable form and in form and substance reasonably acceptable to Tenant, whereby the holder of such Superior Lease or Superior Mortgage agrees that Tenant, upon paying the Base Rent and all of the Additional
Rent and other charges herein provided for, and observing and complying with the covenants, agreements and conditions of this Lease on its part to be observed and complied with, shall lawfully and quietly hold, occupy and enjoy the Premises during
the Term (including any exercised renewal term), without hindrance or interference from anyone claiming by or through said Superior Mortgagee or Superior Lessor and that said Superior Mortgagee or Superior Lessor shall respect Tenant’s rights
under this Lease and, upon succeeding to Landlord’s interest in the Building and Lease, shall observe and comply with all of Landlord’s duties under this Lease. 

If any Superior Lessor or Superior Mortgagee shall succeed to the rights of Landlord under this Lease, whether through
possession or foreclosure action or delivery of a new lease or deed (such party so succeeding to Landlord’s rights herein called “Successor Landlord”), then Tenant shall attorn to and recognize such Successor Landlord as
Tenant’s landlord under this Lease (without the need for further agreement) and shall promptly execute and deliver any reasonable instrument that such Successor Landlord may reasonably request to evidence such attornment. This Lease shall
continue in full force and effect as a direct lease between the Successor Landlord and Tenant upon all of the terms, conditions and covenants as are set forth in this Lease, except that the Successor Landlord shall not (a) be liable for any
previous act or omission of Landlord under this Lease, except to the extent such act or omission shall constitute a continuing Landlord default hereunder; (b) be subject to any offset, not expressly provided for in this Lease; or (c) be
bound by any previous modification of this Lease or by any previous prepayment of more than one month’s Base Rent, unless such modification or prepayment shall have been expressly approved in writing by the Successor Landlord (or its
predecessor in interest). 
 33. ENVIRONMENTAL COVENANTS 

(a) As used in this Lease, the term “Hazardous Materials” means (i) any substance or material that
is included within the definitions of “hazardous substances,” “hazardous materials,” “toxic substances,” “pollutant,” “contaminant,” “hazardous waste,” or “solid waste” in any
Environmental Law; (ii) petroleum or petroleum derivatives, including crude oil or any fraction thereof, all forms of natural gas, and petroleum products or by-products or waste; (iii) polychlorinated biphenyls (PCBs); (iv) asbestos
and asbestos containing materials (whether friable or non-friable); (v) lead and lead based paint or other lead containing materials (whether friable or non-friable); (vi) urea formaldehyde; (vii) microbiological pollutants;
(viii) batteries or liquid solvents or similar chemicals; (ix) radon gas; and (x) mildew, fungus, mold, bacteria and/or other organic spore material, whether or not airborne, colonizing, amplifying or otherwise. 

  
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 (b) As used in this Lease, the term “Environmental Laws”
means all statutes, terms, conditions, limitations, restrictions, standards, prohibitions, obligations, schedules, plans and timetables that are contained in or promulgated pursuant to any federal, state or local laws (including rules, regulations,
ordinances, codes, judgments, orders, decrees, contracts, permits, stipulations, injunctions, the common law, court opinions, and demand or notice letters issued, entered, promulgated or approved thereunder), relating to pollution or the protection
of the environment, including laws relating to emissions, discharges, releases or threatened releases of Hazardous Materials into ambient air, surface water, ground water or lands or otherwise relating to the manufacture, processing, distribution,
use, treatment, storage, disposal, transport or handling of Hazardous Materials including, but not limited to: Comprehensive Environmental Response Compensation and Liability Act of 1980 (CERCLA), as amended by the Superfund Amendments and
Reauthorization Act of 1986 (SARA), 42 U.S.C. 9601 et seq.; Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976 (RCRA), 42 U.S.C. 6901 et seq.; Federal Water Pollution Control Act, 33 U.S.C. 1251
et seq.; Toxic Substances Control Act, 15 U.S.C. 2601 et seq.; Clean Air Act, 42 U.S.C. 7401 et seq.; the Safe Drinking Water Act, 42 U.S.C. § 300f et seq. and Sections 25115, 25117, 25122.7, 25140, 25249.8,
25281, 25316, and 25501 of the California Health and Safety Code. “Environmental Laws” shall include any statutory or common law that has developed or develops in the future regarding mold, fungus, microbiological pollutants, mildew,
bacteria and/or other organic spore material. “Environmental Laws” shall not include laws relating to industrial hygiene or worker safety, except to the extent that such laws address asbestos and asbestos containing materials (whether
friable or non-friable) or lead and lead based paint or other lead containing materials. 
 (c) During its use
and occupancy of the Premises Tenant will not permit Hazardous Materials to be present on or about the Premises except for normal quantities of cleaning and other business supplies customarily used and stored in an office and that it will comply
with all Environmental Laws relating to the use, storage or disposal of any such Hazardous Materials. 
 (d) If
Tenant’s use of Hazardous Materials on or about the Premises results in a release, discharge or disposal of Hazardous Materials on, in, at, under, or emanating from, the Premises or the property in which the Premises are located, Tenant agrees
to investigate, clean up, remove or remediate such Hazardous Materials in full compliance with (i) the requirements of (A) all Environmental Laws and (B) any governmental agency or authority responsible for the enforcement of any
Environmental Laws; and (ii) any additional requirements of Landlord that are necessary, in Landlord’s sole discretion, to protect the value of the Premises or the property in which the Premises are located. Landlord shall also have the
right, but not the obligation, to take whatever action with respect to any such Hazardous Materials that it deems necessary, in Landlord’s reasonable discretion, to protect the value of the Premises or the property in which the Premises are
located. All costs and expenses paid or incurred by Landlord in the exercise of such right shall be payable by Tenant promptly upon demand. 
 (e) Upon reasonable prior notice to Tenant, Landlord may inspect the Premises for the purpose of determining whether there exists on the Premises any Hazardous Materials or other condition or activity
that is in violation of the requirements of this Lease or of any 

  
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Environmental Laws. The right granted to Landlord herein to perform inspections shall not create a duty on Landlord’s part to inspect the Premises, or liability on the part of Landlord for
Tenant’s use, storage or disposal of Hazardous Materials, it being understood that Tenant shall be solely responsible for all liability in connection therewith. 

(f) Tenant shall surrender the Premises to Landlord upon the expiration or earlier termination of this Lease free of
(i) visible or black mold, Mold Conditions (defined below), debris, waste and (ii) Hazardous Materials and in a condition which complies with all Environmental Laws and any additional requirements of Landlord that are reasonably necessary
to protect the value of the Premises, the Building or the Project. Tenant’s obligations and liabilities pursuant to this Paragraph 33 shall be in addition to any other surrender requirements in this Lease and shall survive the expiration or
earlier termination of this Lease. If it is determined by Landlord that the condition of all or any portion of the Premises, the Building, and/or the Project is not in compliance with the provisions of this Lease with respect to Hazardous Materials,
mold, debris, or waste, including, without limitation, all Environmental Laws, at the expiration or earlier termination of this Lease, then at Landlord’s sole option, Landlord may require Tenant to hold over possession of the Premises until
Tenant can surrender the Premises to Landlord in the condition in which the Premises existed as of the Commencement Date. For purposes hereof, the term “normal wear and tear” shall not include any deterioration in the condition or
diminution of the value of any portion of the Premises, the Building, and/or the Project in any manner whatsoever related to directly, or indirectly, Hazardous Materials. Any such holdover by Tenant will be with Landlord’s consent, will not be
terminable by Tenant in any event or circumstance and will otherwise be subject to the provisions of Paragraph 36 of this Lease. 
 (g) Tenant shall indemnify and hold harmless Landlord from and against any and all claims, damages, fines, judgments, penalties, costs, losses (including, without limitation, loss in value of the Premises
or the property in which the Premises is located, damages due to loss or restriction of rentable or usable space, and damages due to any adverse impact on marketing of the space and any and all sums paid for settlement of claims), liabilities and
expenses (including, without limitation, attorneys’, consultants’, and experts’ fees) incurred by Landlord during or after the Term and attributable to (i) any Hazardous Materials placed on or about the Premises, the Building or
the Project by Tenant or Tenant’s Agents, or resulting from the action or inaction of Tenant or Tenant’s Agents, or (ii) Tenant’s breach of any provision of this Paragraph 33. This indemnification includes, without limitation,
any and all costs incurred by Landlord due to any investigation of the site or any cleanup, removal or restoration mandated by a federal, state or local agency or political subdivision. 

(h) Tenant acknowledges the necessity of adopting and enforcing good housekeeping practices, ventilation and vigilant
moisture control within the Premises (particularly in kitchen areas, janitorial closets, bathrooms, in and around water fountains and other plumbing facilities and fixtures, break rooms, in and around outside walls, and in and around HVAC systems
and associated drains) for the prevention of mold (such measures, “Mold Prevention Practices”). Tenant will, at its sole cost and expense, endeavor to maintain commercially reasonable Mold Prevention Practices as follows:

  
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 (i)    Regularly monitor the Premises for the presence
of mold and any conditions that reasonably can be expected to give rise to or be attributed to mold or fungus including, but not limited to, observed or suspected instances of water damage, condensation, seepage, leaks or any other water collection
or penetration (from any source, internal or external), mold growth, mildew, repeated complaints of respiratory ailments or eye irritation by Tenant’s employees or any other occupants of the Premises, or any notice from a governmental agency of
complaints regarding the indoor air quality at the Premises (the “Mold Conditions”); and 

(ii)    Promptly notify Landlord in writing if it observes visible or black mold or Mold Conditions
in, at, or about the Premises or a surrounding area. 
 (i) In the event of suspected mold or Mold Conditions
in, at, or about the Premises and surrounding areas, Landlord may cause an inspection of the Premises to be conducted, during such time as Landlord may designate, to determine if visible or black mold or Mold Conditions are present in, at, or about
the Premises. 
 (j) Landlord represents and warrants that to its actual knowledge, without duty of
investigation, the Premises and the Building do not currently suffer from any violation of any Environmental Laws. Notwithstanding anything in this Lease to the contrary, Tenant shall not be responsible for the clean-up, monitoring or remediation
of, and shall not be required to indemnify Landlord against any claims, losses, liabilities or expenses resulting from, any Hazardous Materials placed on or about the Premises by parties other than Tenant or Tenant’s agents, advisors,
employees, partners, shareholders, directors, and independent contractors. 
 (k) If (i) Tenant is
prevented from using all or part of the Premises as a result of any Hazardous Materials in, on or about the Premises or the Project (whether because of a direct interference with Tenant’s use of the Premises or because, considering the nature
and amount of the substances involved, Tenant reasonably determines that the presence of such Hazardous Materials presents a health risk to the occupants of the Premises) (an “Environmental Interruption”), (ii) such
Environmental Interruption continues for five (5) consecutive Business Days after Landlord’s receipt of notice thereof from Tenant and (iii) such Environmental Interruption was not caused by the use, storage, treatment,
transportation, release or disposal of any Hazardous Materials on or about the Project by Tenant or any Tenant Parties, then the Base Rent and Additional Rent payable under this Lease shall be equitably abated or reduced for such time that Tenant
continues to be prevented from using the entirety of the Premises in the proportion that the Rentable Area affected by the Hazardous Materials condition bears to the total Rentable Area of the Premises provided, however, that in the event such
interruption is not due to Landlord’s negligence or willful misconduct, then such abatement shall only apply to the extent Landlord collects proceeds under any policy of rental-loss insurance the cost of which has been included in Operating
Expenses and the proceeds from which are allocable to the Premises. In addition, if (1) Tenant is prevented from using a material part of the Premises as a result of an Environmental Interruption, (2) such Environmental Interruption
continues for one (1) year, and (3) such Environmental Interruption was not caused by the use, storage, treatment, transportation, release or disposal of any Hazardous Materials on or about the Project by Tenant or any Tenant Parties, then
Tenant may, as its sole and exclusive remedy, terminate this Lease, by giving written notice to Landlord at any time prior to the date the Environmental Interruption has been remedied. 

  
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 (l) The provisions of this Paragraph 33 shall survive the expiration or
earlier termination of this Lease. 
 34. NOTICES 

All notices and demands which are required or may be permitted to be given to either party by the other hereunder shall
be in writing and shall be sent by certified United States mail, postage prepaid, or by personal delivery, or by nationally recognized overnight courier, addressed to the addressee at Tenant’s Address or Landlord’s Address as specified in
the Basic Lease Information, or to such other place as either party may from time to time designate in a notice to the other party given as provided herein, with copies as indicated. Copies of all notices and demands given to Landlord shall
additionally be sent to Landlord’s property manager at the address specified in the Basic Lease Information or at such other address as Landlord may specify in writing from time to time. Notice shall be deemed given upon actual receipt (or
attempted delivery if delivery is refused). 
 35. WAIVER 

The waiver of any breach of any term, covenant or condition of this Lease shall not be deemed to be a waiver of such
term, covenant or condition or of any subsequent breach of the same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent by Landlord shall not be deemed to be a waiver of any preceding breach by Tenant, other
than the failure of Tenant to pay the particular rental so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of acceptance of such Rent. No delay or omission in the exercise of any right or remedy of Landlord or
Tenant in regard to any Default by the other party shall impair such a right or remedy or be construed as a waiver. Any waiver by Landlord or Tenant of any Default must be in writing and shall not be a waiver of any other Default concerning the same
or any other provisions of this Lease. 
 36. HOLDING OVER 

Any holding over after the expiration of the Term, without the express written consent of Landlord, shall constitute a
Default and, without limiting Landlord’s remedies provided in this Lease, such holding over shall be construed to be a tenancy at sufferance, at a rental rate equal to one hundred fifty percent (150%) of the Base Rent last due in this
Lease, plus Additional Rent, and shall otherwise be on the terms and conditions herein specified, so far as applicable; provided, however, that in no event shall any renewal or expansion option, option to purchase, or other similar right or option
contained in this Lease be deemed applicable to any such tenancy at sufferance. If the Premises are not surrendered at the end of the Term or sooner termination of this Lease, and in accordance with the provisions of Paragraphs 11 and 33(f),
Tenant shall indemnify, defend and hold Landlord harmless from and against any and all loss or liability resulting from delay caused by Tenant in so surrendering the Premises without the permission or consent of Landlord including, without
limitation, any loss or liability resulting from any claim against Landlord made by any succeeding tenant or prospective tenant founded on or resulting from such delay and losses to Landlord due to lost opportunities to lease any portion of the
Premises to any such succeeding tenant or prospective tenant, together with, in each case, actual attorneys’ fees and costs incurred by Landlord. 

  
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 37. SUCCESSORS AND ASSIGNS 

The terms, covenants and conditions of this Lease shall, subject to the provisions as to assignment, apply to and bind
the heirs, successors, executors, administrators and assigns of all of the parties hereto. If Tenant shall consist of more than one entity or person, the obligations of Tenant under this Lease shall be joint and several. 

38. TIME 
 Time is of the essence of this Lease and each and every term, condition and provision herein. 
 39. BROKERS 
 Landlord and Tenant each represents and
warrants to the other that neither it nor its officers or agents nor anyone acting on its behalf has dealt with any real estate broker except the Brokers specified in the Basic Lease Information in the negotiating or making of this Lease, and each
party agrees to indemnify and hold harmless the other from any claim or claims, and costs and expenses, including attorneys’ fees, incurred by the indemnified party in conjunction with any such claim or claims of any other broker or brokers to
a commission in connection with this Lease as a result of the actions of the indemnifying party. 
 40. LIMITATION OF
LIABILITY 
 In the event of any default or breach by Landlord under this Lease or arising in connection
herewith or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or the Premises, Tenant’s remedy in damages (except in the event of fraud or matters covered by
Landlord’s insurance) shall be limited solely and exclusively to an amount which is equal to the lesser of (a) the interest in the Building of the then-current Landlord or (b) the equity interest Landlord would have in the Building if
the Building were encumbered by third party debt in an amount equal to eighty percent (80%) of the value of the Building (as such value is determined by Landlord), including, without limitation, any sales, condemnation or insurance proceeds
received by Landlord or the “Landlord Parties” in connection with the Project, the Building or the Premises. For purposes of this Lease, “Landlord Parties” shall mean, collectively, Landlord, its partners, shareholders,
officers, directors, employees, investment advisors, or any successor in interest of any of them. Neither Landlord, nor any of the Landlord Parties shall have any personal liability therefor, and Tenant hereby expressly waives and releases such
personal liability on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Paragraph 40 shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future
partners, beneficiaries, officers, directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances shall any present or future partner of Landlord (if Landlord is a
partnership), future member in Landlord (if Landlord is a limited liability company) or trustee or beneficiary (if Landlord or any partner or member of Landlord is a trust), have any liability for the performance of Landlord’s obligations under
this Lease. Notwithstanding any contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for injury or damage to, or interference with Tenant’s

  
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business, including, but not limited to, loss of profits, loss of rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring. The
provisions of this Paragraph shall apply only to Landlord and the parties herein described, and shall not be for the benefit of any insurer nor any other third party. 
 41. FINANCIAL STATEMENTS 
 Within ten (10) days after
Landlord’s request, Tenant shall deliver to Landlord the then current audited financial statements of Tenant (including interim periods following the end of the last fiscal year for which annual statements are available), prepared or compiled
by a certified public accountant, including a balance sheet and profit and loss statement for the most recent prior year, all prepared in accordance with generally accepted accounting principles consistently applied. Tenant’s obligations with
respect to financial statements shall be limited to Tenant’s financial statements existing as of the time of the request, provided the same are dated no earlier than nine (9) months prior to such request. Landlord acknowledges that Tenant
will not have audited financial statements prior to July 1, 2009, and that unaudited financial statements will be acceptable to Landlord until July 1, 2009 provided the same are certified as true and correct by Tenant’s chief
financial officer. During any period in which Tenant is a publicly traded company, Tenant’s obligations hereunder shall be satisfied by the financial information disclosed in the publicly available 10K and 10Q reports. 

42. RULES AND REGULATIONS 
 Tenant shall comply with the rules and regulations attached hereto as Exhibit D, along with any reasonable modifications, amendments and supplements thereto, and such reasonable rules
and regulations as Landlord may adopt, from time to time, for the orderly and proper operation of the Building and the Project (collectively, the “Rules and Regulations”). The Rules and Regulations may include, but shall not be
limited to, the following: (a) restriction of employee parking to a limited, designated area or areas; and (b) regulation of the removal, storage and disposal of Tenant’s refuse and other rubbish. The then-current Rules and
Regulations shall be binding upon Tenant upon delivery of a copy of them to Tenant. Notwithstanding anything to the contrary contained in this paragraph, if any future modification, amendment or supplement to the Rules or Regulations are in conflict
with any term, covenant or condition of this Lease, then this Lease shall prevail. In the event any other tenant or other occupant of the Building or the Project fails to comply with the Rules and Regulations, and such non-compliance unreasonably
interferes with Tenant’s use of the Premises, then Landlord shall use commercially reasonable efforts, following a written request from Tenant, to enforce such Rules and Regulations against other tenants of the Building; provided, however, that
Landlord shall not be responsible to Tenant for the failure of any other person to observe and abide by any of said Rules and Regulations. The Rules and Regulations shall be uniformly applied without discrimination; provided, however, that nothing
contained herein shall prevent Landlord from waiving any of the Rules and Regulations for individual tenants in the exercise of its good faith business judgment, any such waiver shall not waive the applicability or enforceability of such rule or
regulation as to any other tenant. 

  
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 43. MORTGAGEE PROTECTION 

(a) Modifications for Lender.  If, in connection with obtaining financing for the Project or any
portion thereof, Landlord’s lender shall request reasonable modifications to this Lease as a condition to such financing, Tenant shall not unreasonably withhold, delay or defer its consent to such modifications, provided that such modifications
do not materially adversely affect Tenant’s rights under this Lease or increase Tenant’s obligations under this Lease. 
 (b) Rights to Cure.  Tenant shall give to any trust deed or mortgage holder (“Holder”), by a method provided for in Paragraph 34 above, at the same time as it
is given to Landlord, a copy of any notice of default given to Landlord, provided that, prior to such notice, Tenant has been notified in writing (by way of notice of assignment of rents and leases, or otherwise) of the address of such Holder.
Tenant further agrees that if Landlord shall have failed to cure such default within the time provided for in this Lease, then the Holder shall have an additional reasonable period within which to cure such default, or if such default cannot be
cured without Holder pursuing its remedies against Landlord, then such additional time as may be necessary to commence and complete a foreclosure proceeding, provided Holder commences and thereafter diligently pursues the remedies necessary to cure
such default (including, but not limited to, commencement of foreclosure proceedings, if necessary to effect such cure), in which event this Lease shall not be terminated. 
 44. PARKING 
 (a) Provided that Tenant shall not then be in
Default under the terms and conditions of this Lease; and provided, further, that Tenant shall comply with and abide by Landlord’s reasonable parking rules and regulations from time to time in effect, Tenant shall have a license to use the
Parking Area for the parking of standard-size passenger automobiles, pick-up trucks, vans and SUVs the number of exclusive and designated and non-exclusive and undesignated parking spaces, if any, set forth in the Basic Lease Information in the
Parking Areas; provided, however, that Landlord shall not be required to enforce Tenant’s right to use such parking spaces; and provided, further, that the number of parking spaces allocated to Tenant hereunder shall be reduced on a
proportionate basis in the event any of the parking spaces in the Parking Areas are taken or otherwise eliminated as a result of any Condemnation or casualty event affecting such Parking Areas. All unreserved parking spaces will be on a first-come,
first-served basis in common with other tenants of and visitors to the Project in parking spaces provided by Landlord from time to time in the Project’s Parking Areas. In the event Tenant is granted the use of exclusive and designated parking
spaces, as indicated in the Basic Lease Information, then such spaces shall be located in the area(s) designated by Landlord from time to time. Tenant’s license to use the parking spaces provided for herein shall be subject to such commercially
reasonable terms, conditions, rules and regulations as Landlord or the operator of the Parking Areas may impose from time to time, but in no event to include the imposition of a parking charge. 

(b) Each vehicle shall, at Landlord’s option to be exercised from time to time, bear a permanently affixed and
visible identification sticker to be provided by Landlord. Tenant shall not and shall not permit Tenant’s Agents to park any vehicles in locations other than those specifically designated by Landlord as being for Tenant’s use. The license
granted hereunder is for self-service parking only and does not include additional rights or services. Neither Landlord 

  
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nor Landlord’s Agents shall be liable for: (i) loss or damage to any vehicle or other personal property parked or located upon or within such parking spaces or any Parking Areas whether
pursuant to this license or otherwise and whether caused by fire, theft, explosion, strikes, riots or any other cause whatsoever; or (ii) injury to or death of any person in, about or around such parking spaces or any Parking Areas or any
vehicles parking therein or in proximity thereto whether caused by fire, theft, assault, explosion, riot or any other cause whatsoever; and Tenant hereby waives any claim for or in respect to the above and against all claims or liabilities arising
out of loss or damage to property or injury to or death of persons, or both, relating to any of the foregoing. Tenant shall not assign any of its rights hereunder, except ratably in the event of a Permitted Transfer or an assignment/sublease
approved by Landlord, and, in the event any such attempted assignment is made, it shall be void. 
 (c) Tenant
recognizes and agrees that visitors, clients and/or customers (collectively, the “Visitors”) to the Project and the Premises must park automobiles or other vehicles only in areas designated by Landlord from time to time as being for
the use of such Visitors, and Tenant hereby agrees to ask its Visitors to park only in the areas designated by Landlord from time to time for the use of Tenant’s Visitors. Tenant hereby covenants and agrees to use good faith efforts to cause
its Visitors to comply with and abide by Landlord’s or Landlord’s parking operator’s rules and regulations governing the use of such Visitors’ parking as may be in existence from time to time. 

(d) In the event any tax, surcharge or regulatory fee is at any time imposed by any governmental authority upon or with
respect to parking or vehicles parking in the parking spaces referred to herein, Tenant shall pay such tax, surcharge or regulatory fee as Additional Rent under this Lease, such payments to be made in advance and from time to time as required by
Landlord (except that they shall be paid monthly with Base Rent payments if permitted by the governmental authority). 
 (e) In the event any tenant or tenants in the Project are granted, in the aggregate, the use of ten (10) or more exclusive and designated parking spaces, then Landlord shall make similar parking
rights available to Tenant on a ratable basis, but not to exceed the aggregate number of exclusive and designated parking spaces granted to other tenant(s) of the Project. 

(f) Tenant shall have the right to request that Landlord engage, at Tenant’s sole cost and expense, a qualified
independent third party parking consultant mutually selected by Landlord and Tenant to analyze the parking usage and requirements at the Project and recommend mitigation measures which may include, without limitation, valet parking services, tandem
parking and off-site parking arrangements. In the event Landlord elects to adopt any such measures or recommendations, then Tenant shall, at its sole cost and expense, fully comply with the same. 

(g) Tenant agrees to comply with Tenant’s obligations specified in Paragraphs 44(a) through 44(f) above
(“Parking Requirements”). In the event Landlord reasonably determines that Tenant and/or Tenant’s agents and invitees are routinely and materially violating the Parking Requirements (each a “Parking
Violation”), then Landlord may notify Tenant of such violation(s) (a “Parking Violation Notice”) and the following provisions shall apply: 

  
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 (i)    With respect to the first (1st) such Parking
Violation Notice in any twelve (12) month period, the parties shall meet and attempt to resolve the dispute by a mutually agreed plan and compliance procedure. If the parties are unable to mutually agree on a plan and compliance procedure
within ten (10) days after the Parking Violation Notice, then the matter shall be resolved by mediation as set forth herein. Either party may request a mediator promptly after the expiration of the aforesaid ten (10) day period. Any such
mediator shall be affiliated with the San Francisco office of JAMS (ADR Services), or other professional mediation service, and the mediation shall be heard and determined within thirty (30) days of the request for a mediator, or as soon
thereafter as practicable. The parties shall share the mediator’s fee and filing fees equally. The mediation shall be held in Alameda County, Contra Costa County, or San Francisco County. Agreements reached in mediation shall be enforceable as
settlement agreements in any court having jurisdiction thereof. The mediator shall have the authority to appoint a Parking Monitor or develop a Parking Plan as provided in Paragraph 44(g)(ii) below. 

(ii)    With respect to the second (2nd) such Parking Violation Notice in any twelve
(12) month period, or in the event of Tenant’s breach of any mutually agreed upon plan and compliance procedure, or in the event of any breach of any mediation agreement as contemplated by Paragraph 44(g)(i) above, Landlord may
designate a third party parking monitor reasonably acceptable to Tenant (a “Parking Monitor”) to develop and monitor a comprehensive parking and enforcement plan for Tenant. The Parking Monitor shall be authorized to develop,
monitor, and enforce a plan for Tenant’s performance of the Parking Requirements (“Parking Plan”), including the imposition of commercially reasonable penalties for violations, which shall be payable by Tenant as Additional
Rent. Tenant shall pay all costs of the Parking Monitor. 
 (iii)    In the event that
(A) Tenant is assessed penalties by the Parking Monitor on ten (10) or more occasions during any twelve (12) month period, or (B) Tenant habitually violates the provisions of any mediation agreement or Parking Plan, then, at
Landlord’s option, the same shall constitute a Default without an opportunity to cure. 

(h)    Any assertion by Tenant of a default by Landlord under this Paragraph 44 shall be subject
to Interim Resolution. 
 45. ENTIRE AGREEMENT 

This Lease, including the Exhibits and any Addenda attached hereto, which are hereby incorporated herein by this
reference, contains the entire agreement of the parties hereto, and no representations, inducements, promises or agreements, oral or otherwise, between the parties, not embodied herein or therein, shall be of any force and effect. If there is more
than one Tenant, the obligations hereunder imposed shall be joint and several. 
 46. INTEREST 

Any installment of Rent and any other sum due from Tenant under this Lease which is not received by Landlord within three
(3) days from when the same is due shall bear interest from the date such payment was originally due under this Lease until paid at the rate of ten percent (10%) per annum. Payment of such interest shall not excuse or cure any Default by
Tenant. Payment of such interest shall not excuse or cure any Default by Tenant. In addition, Tenant shall pay all reasonable costs and reasonable attorneys’ fees incurred by Landlord in collection of such amounts. 

  
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 47. GOVERNING LAW; CONSTRUCTION 

This Lease shall be construed and interpreted in accordance with the laws of the State of California. The parties
acknowledge and agree that no rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall be employed in the interpretation of this Lease, including the Exhibits and any Addenda attached hereto. All
captions in this Lease are for reference only and shall not be used in the interpretation of this Lease. Whenever required by the context of this Lease, the singular shall include the plural, the masculine shall include the feminine, and vice versa.
If any provision of this Lease shall be determined to be illegal or unenforceable, such determination shall not affect any other provision of this Lease and all such other provisions shall remain in full force and effect. 

48. REPRESENTATIONS AND WARRANTIES OF TENANT 

Tenant (and, if Tenant is a corporation, partnership, limited liability company or other legal entity, such corporation,
partnership, limited liability company or entity) hereby makes the following representations and warranties, each of which is material and being relied upon by Landlord, is true in all respects as of the date of this Lease, and shall survive the
expiration or termination of this Lease. Tenant shall re-certify such representations to Landlord periodically, but not more often than one (1) time every calendar year, upon Landlord’s request. 

(a) Tenant is duly organized, validly existing and in good standing under the laws of the state of its organization, and
is qualified to do business in the State of California, and the persons executing this Lease on behalf of Tenant have the full right and authority to execute this Lease on behalf of Tenant and to bind Tenant without the consent or approval of any
other person or entity. Tenant has full power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease is a legal, valid and binding obligation of Tenant, enforceable in
accordance with its terms. 
 (b) Tenant is not in violation of any Anti-Terrorism Law. 

(c) Tenant is not, as of the date hereof: 

(i)     conducting any business or engaging in any transaction or dealing with any Prohibited
Person, including the making or receiving of any contribution of funds, goods or services to or for the benefit of any Prohibited Person; 
 (ii)    dealing in, or otherwise engaging in any transaction relating to, any property or interests in property blocked pursuant to Executive Order No. 13224; or 

(iii)    engaging in or conspiring to engage in any transaction that evades or avoids, or has the
purpose of evading or avoiding, or attempts to violate any of the prohibitions set forth in, any Anti-Terrorism Law. 

  
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 (d) Neither Tenant nor any of its affiliates, officers, directors,
shareholders, members or any lease guarantor, as applicable, is a Prohibited Person. 
 If at any time any of
these representations becomes false, then it shall be considered a material Default under this Lease. 
 As used
herein, “Anti-Terrorism Law” is defined as any law relating to terrorism, anti-terrorism, money-laundering or anti-money laundering activities, including, without limitation, the United States Bank Secrecy Act, the United States
Money Laundering Control Act of 1986, Executive Order No. 13224, and Title 3 of the USA Patriot Act, and any regulations promulgated under any of them. As used herein “Executive Order No. 13224” is defined as
Executive Order No. 13224 on Terrorist Financing effective September 24, 2001, and relating to “Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit, or Support Terrorism,” as may be amended
from time to time. “Prohibited Person” is defined as (i) a person or entity that is listed in the Annex to Executive Order No. 13224, or a person or entity owned or controlled by an entity that is listed in the Annex to
Executive Order No. 13224; (ii) a person or entity with whom Landlord is prohibited from dealing or otherwise engaging in any transaction by any Anti-Terrorism Law; or (iii) a person or entity that is named as a “specially
designated national and blocked person” on the most current list published by the U.S. Treasury Department Office of Foreign Assets Control at its official website, http://www.treas.gov/ofac/t11sdn.pdf or at any replacement website or
other official publication of such list. “USA Patriot Act” is defined as the “Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct Terrorism Act of 2001” (Public Law 107-56),
as may be amended from time to time. 
 49. REPRESENTATIONS AND WARRANTIES OF LANDLORD 

(a) Landlord (and, if Landlord is a corporation, partnership, limited liability company or other legal entity, such
corporation, partnership, limited liability company or entity) hereby makes the following representations and warranties, each of which is material and being relied upon by Tenant, is true in all respects as of the date of this Lease, and shall
survive the expiration or termination of this Lease. Landlord shall re-certify such representations to Tenant periodically, but not more often than one (1) time every calendar year, upon Tenant’s request. 

(b) Landlord is duly organized, validly existing and in good standing under the laws of the state of its organization,
and is qualified to do business in the State of California, and the persons executing this Lease on behalf of Landlord have the full right and authority to execute this Lease on behalf of Landlord and to bind Landlord without the consent or approval
of any other person or entity. Landlord has full power, capacity, authority and legal right to execute and deliver this Lease and to perform all of its obligations hereunder. This Lease is a legal, valid and binding obligation of Landlord,
enforceable in accordance with its terms. 
 (c) Landlord has the full right, title, and interest necessary to
enter into this Lease. Tenant shall enjoy peaceful and quiet possession of the Premises against any party claiming through Landlord, subject to all of the terms of this Lease. 

  
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 50. NAME OF BUILDING 

In the event Landlord chooses to change the name or address of the Building and/or the Project, Tenant agrees that such
change shall not affect in any way its obligations under this Lease, and that, except for the name or address change, all terms and conditions of this Lease shall remain in full force and effect (provided that, in such event, Landlord shall
reimburse Tenant for the reasonable out-of-pocket costs reasonably incurred by Tenant in connection with a change in the address of the Building by Landlord, including, without limitation, the cost of changing its stationery, business cards and
website to reflect such changed street address of the Building not to exceed Fifty Cents (50¢) per square foot of the total Rentable Area occupied by Tenant. Tenant agrees further that such name or address change shall not require a formal
amendment to this Lease, but shall be effective upon Tenant’s receipt of written notification from Landlord of said change. In the event any tenant or tenants in the Project are granted naming rights for other buildings in the Project, then in
the event Tenant occupies one hundred percent (100%) of the Rentable Area of the Building, Landlord shall make similar naming rights on the Building available to Tenant. 
 51. SECURITY 
 (a) Tenant acknowledges and agrees that,
while Landlord may in its sole and absolute discretion engage security personnel to patrol the Building or the Project, Landlord is not providing any security services with respect to the Premises and that Landlord shall not be liable to Tenant for,
and Tenant waives any claim against Landlord with respect to, any bodily injury, loss by theft or any other damage suffered or incurred by Tenant or Tenant’s employees, invitees, and visitors in connection with any unauthorized entry into the
Premises or any other breach of security with respect to the Premises, the Building or the Project. 
 (b)
Tenant hereby agrees to the exercise by Landlord and Landlord’s Agents, within their sole discretion, of such security measures as, but not limited to, the evacuation of the Premises, the Building or the Project for cause, suspected cause or
for drill purposes, the denial of any access to the Premises, the Building or the Project and other similarly related actions that it deems necessary to prevent any threat of property damage or bodily injury. The exercise of such security measures
by Landlord and Landlord’s Agents, and the resulting interruption of service and cessation of Tenant’s business, if any, shall not be deemed an eviction or disturbance of Tenant’s use and possession of the Premises, or any part
thereof, or render Landlord or Landlord’s Agents liable to Tenant for any resulting damages or relieve Tenant from Tenant’s obligations under this Lease. 
 52. JURY TRIAL WAIVER 
 Tenant hereby waives any right to
trial by jury with respect to any action or proceeding (a) brought by Landlord, Tenant or any other party, relating to (i) this Lease and/or any understandings or prior dealings between the parties hereto, or (ii) the Premises, the
Building or the Project or any part thereof, or (b) to which Landlord is a party. Tenant hereby agrees that this Lease constitutes a written consent to waiver of trial by jury pursuant to the provisions of California Code of Civil Procedure
Section 631, and Tenant does hereby constitute and appoint Landlord its true and lawful attorney-in-fact, which appointment is coupled with an interest, and Tenant does hereby authorize and empower Landlord, in the name, place and stead of
Tenant, to file this Lease with the clerk or judge of any court of competent jurisdiction as a statutory written consent to waiver of trial by jury. 

  
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 53. RECORDATION 

Tenant shall not record this Lease (or any portion of this Lease) in any public records. However, Tenant shall be
entitled, at its sole cost and expense, to record a short memorandum of this Lease (“Memorandum of Lease”) reasonably acceptable to Landlord, relating to the Building and the 6210 Building, provided that prior to any such
recordation of a Memorandum of Lease, Tenant shall deliver to Landlord a quitclaim deed in recordable form, quitclaiming to Landlord all of Tenant’s right, title and interest in and to the Premises. Landlord agrees not to record the quitclaim
deed until the expiration or earlier termination of this Lease. 
 54. RIGHT TO LEASE 

Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its
sole business judgment shall determine to best promote the interest of the Project. Tenant does not rely on the fact, nor does Landlord represent, that any specific tenant or type or number of tenants shall, during the Term, occupy any space in the
Project. 
 55. FORCE MAJEURE 
 Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain services, labor, or materials or reasonable substitutes therefore, governmental actions, civil
commotions, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard to Rent and other charges to be paid by Tenant pursuant to this Lease
(collectively, the “Force Majeure”), notwithstanding anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention, delay or stoppage and therefore, if this
Lease specifies a time period for performance of an obligation of either party, that time period shall be extended by the period of any delay in such party’s performance cause by a Force Majeure. 

56. ACCEPTANCE 
 This Lease shall only become effective and binding upon full execution hereof by Landlord and delivery of a signed copy to Tenant. 
 57. RENEWAL OPTION 
 (a) Exercise of Option.
Tenant shall have one (1) option (the “Extension Option”) to renew this Lease as to the entirety of the Premises then leased for a period of either three (3) years or five (5) years (as applicable, the
“Extension Term”) commencing on the date following the Expiration Date subject to the terms and conditions contained in this Paragraph 57. The Extension Option is personal to the original Tenant named herein (and any Permitted
Transferee) and may not be exercised by any other sublessee or assignee, or by any other successor or assign of Tenant other than a Permitted Transferee. The Extension Option shall be effective only if

  
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Tenant is not in Default under this Lease, nor has any event occurred which with the giving of notice or the passage of time, or both, would constitute a Default hereunder at the time of
Tenant’s exercise of the Extension Option. To exercise this Extension Option, Tenant shall give Landlord notice of its exercise of the Extension Option not less than nine (9) months, nor more than twelve (12) months, prior to the date
on which the Extension Term will commence, which notice shall designate either a three (3) year or five (5) year extension term (the “Extension Notice”). The notice shall be given as provided in Paragraph 34 above. In
the event Tenant validly exercises the Extension Option, the Base Rent payable during the Extension Term shall be an amount equal to ninety-five percent (95%) of the Prevailing Market Rate and this Lease will terminate in its entirety at the
end of the Extension Term and Tenant will have no further option to renew or extend the Term of this Lease. Notwithstanding the foregoing, if Tenant timely exercises the Extension Option, Landlord, in Landlord’s sole discretion, may elect to
cause the Base Rent payable during the Extension Term to be an amount equal to one hundred percent (100%) of the Prevailing Market Rate, provided that Landlord pay to Tenant, on or prior to the commencement of the Extension Term, the then net
present value of the difference between the Base Rent payable during the Extension Term at ninety-five percent (95%) of the Prevailing Market Rate and the Base Rent payable during the Extension Term at one hundred percent (100%) of the
Prevailing Market Rate, discounted at the then applicable Prime Rate, plus two percent (2%). Tenant agrees to indemnify, defend and hold Landlord harmless from any claim, loss, liability, and costs and expenses, including attorneys’ fees in
conjunction with any claim or claims for any commission or fee by any broker or other party claiming to represent Tenant in connection with the Extension Option. 

(b) Procedures for Determining Prevailing Market Rate. 

(i)    If Tenant timely exercises the Extension Option, not later than thirty (30) days after
Tenant’s Extension Notice, Landlord shall deliver to Tenant a good faith written proposal of the Prevailing Market Rate (for purposes of determining ninety-five percent (95%) of the Prevailing Market Rate) for the Premises for the
Extension Term. Within thirty (30) days after receipt of Landlord’s proposal, Tenant shall notify Landlord in writing that (A) Tenant accepts Landlord’s proposal or (B) Tenant rejects Landlord’s proposal. If Tenant does
not give Landlord a timely notice in response to Landlord’s proposal, and Tenant further fails to respond within ten (10) days after an additional ten (10) days’ notice from Landlord to Tenant, Landlord’s proposal of
Prevailing Market Rate for the Extension Term shall be deemed accepted by Tenant. 

(ii)    If Tenant timely rejects Landlord’s proposal, Landlord and Tenant shall first negotiate
in good faith in an attempt to agree upon the Prevailing Market Rate for the Extension Term. If Landlord and Tenant are able to agree within thirty (30) days following the earlier of (A) Landlord’s receipt of Tenant’s notice
rejecting Landlord’s proposal or (B) the expiration of the thirty (30) day period referred to in subparagraph (a) above (the “Negotiation Period”), such agreement shall constitute a determination of Prevailing
Market Rate for purposes of this Paragraph. If Landlord and Tenant are unable to agree upon the Prevailing Market Rate during the Negotiation Period, then within thirty (30) days after expiration of the Negotiation Period, the parties shall
meet and concurrently deliver to each other their respective written estimates of the Prevailing Market Rate for the Extension Term, supported by the reasons therefore (respectively, “Landlord’s Determination” and
“Tenant’s Determination”). Landlord’s written estimate shall be the same estimate as initially delivered to Tenant pursuant to Paragraph 57(b)(i) above. If either 

  
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party fails to deliver its Determination in a timely manner, then the Prevailing Market Rate shall be the amount specified by the other party. If the higher of such Determinations is not more
than one hundred five percent (105%) of the lower of such Determinations, then the Prevailing Market Rate shall be the average of the two Determinations. If the Prevailing Market Rate is not resolved by exchange of the two (2) respective
Determinations, then the Prevailing Market Rate shall be determined as follows, each party being bound to its Determination and such Determinations constituting the only two choices available to the Appraisal Panel (as hereinafter defined).

 (iii)    Within thirty (30) days after the parties exchange Landlord’s and
Tenant’s Determinations, the parties shall each appoint a neutral and impartial appraiser who shall be certified as an MAI or ASA appraiser and shall have at least ten (10) years’ experience, immediately prior to his or her
appointment, as a real estate appraiser of office properties in the City of Pleasanton and County of Contra Costa, including significant experience appraising suburban First-Class Buildings. For purposes hereof, an “MAI” appraiser
means an individual who holds an MAI designation conferred by, and is an independent member of, the American Institute of Real Estate Appraisers (or its successor organization, or, if there is no successor organization, the organization and
designation most similar), and an “ASA” appraiser means an individual who holds the Senior Member designation conferred by, and is an independent member of, the American Society of Appraisers (or its successor organization, or, if
there is no successor organization, the organization and designation most similar). If either Landlord or Tenant fails to appoint an appraiser within said thirty (30) day period, the Prevailing Market Rate for the Extension Term shall be the
Determination of the other party who timely appointed an appraiser. Landlord’s and Tenant’s appraisers shall work together in good faith to appoint a neutral or impartial third party appraiser within fifteen (15) days, and notify both
Landlord and Tenant of such selection. 
 (iv)    Within five (5) days following
notification of the identity of the third appraiser, Landlord and Tenant shall submit copies of Landlord’s Determination and Tenant’s Determination to the third appraiser. The three (3) appraisers are referred to herein as the
“Appraisal Panel.” The three (3) appraisers shall then work together in good faith to decide which of the two (2) Determinations more closely reflects the Prevailing Market Rate of the Premises for the Extension Term. The
Determination selected by such appraisers shall be binding upon Landlord and Tenant. If all three (3) appraisers cannot agree upon which of the two Determinations more closely reflects the Prevailing Market Rate within forty-five
(45) days, the decision of a majority of the appraisers shall prevail. The Appraisal Panel, if it so elects, may conduct a hearing, at which Landlord and Tenant may each make supplemental oral and/or written presentations, with an opportunity
for rebuttal by the other party and for questioning by the members of the Appraisal Panel. Within forty-five (45) days following the appointment of the third appraiser, the Appraisal Panel, by majority vote, shall select either
Landlord’s Determination or Tenant’s Determination as the Prevailing Market Rate for the Premises for the Extension Term, and the Appraisal Panel shall have no right to propose a middle ground or to modify either of the two
(2) Determinations or the provisions of this Lease. The decision of the Appraisal Panel shall be final and binding upon the parties, and may be enforced in accordance with the provisions of California law. In the event of the failure, refusal
or inability of any member of the Appraisal Panel to act, a successor shall be appointed in the manner that applied to the selection of the member being replaced. 

  
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 (v)    All fees and expenses of the three
(3) appraisers and the expenses incidental to the proceedings of the Appraisal Panel (excluding incidental attorneys’ fees and similar expenses incurred by each party) shall be paid by the party whose Determination is not selected by the
Appraisal Panel. 
 (c) Prevailing Market Rate. As used in this Lease, the phrase
“Prevailing Market Rate” means the amount that a landlord under no compulsion to lease the Premises, and a tenant under no compulsion to lease the Premises, would agree upon at arm’s length as Base Rent for the Premises for the
Extension Term, as of the commencement of the Extension Term. The Prevailing Market Rate shall be based upon non-sublease, non-encumbered, non-equity lease transactions recently entered into for space in the Building and in comparable First-Class
Buildings in the Pleasanton-San Ramon area (“Comparison Leases”) and may include periodic increases. Rental rates payable under Comparison Leases shall be adjusted to account for variations between this Lease and the Comparison
Leases with respect to: (i) the length of the Extension Term compared to the lease term of the Comparison Leases; (ii) rental structure, including additional rent, and taking into consideration any “base year” or “expense
stops”; (iii) the size of the Premises compared to the size of the premises under the Comparison Leases; (iv) utility, location, floor levels, views and efficiencies of the floor(s) of the Premises compared to the premises under the
Comparison Leases; (v) the age and quality of construction of the Building; (vi) the value of existing leasehold improvements; and (vii) the financial condition and credit history of Tenant compared to the tenants under the Comparison
Leases. In determining the Prevailing Market Rate, no consideration shall be given to (1) any rental abatement periods, improvement allowances or similar concessions granted to new (i.e., non-renewal) tenants in Comparison Leases unless,
and to the extent, also granted to renewal tenants, (2) whether Landlord or the landlords under Comparison Leases are paying real estate brokerage commissions in connection with Tenant’s exercise of the Extension Option or in connection
with the Comparison Leases, and (3) moving allowances paid. For purposes of this Paragraph, Comparable Buildings shall include, but not be limited to: Carr America Corporate Center; Hacienda Terrace; Dublin Corporate Center; and Stoneridge
Corporate Plaza. 
 58. EXPANSION OPTION (6210 STONERIDGE) 

(a) Subject to the provisions of Paragraph 60 below, Tenant shall have the option (the “6210 Expansion
Option”) to lease each and every suite which is outlined on the attached Exhibit H (each suite a “6210 Expansion Premises”) in the building located at the Project with an address of 6210 Stoneridge Mall Road
(the “6210 Building”) upon the terms and conditions contained in this Paragraph 58. 
 (b)
To exercise each 6210 Expansion Option, Tenant shall give Landlord written notice of Tenant’s exercise (the “6210 Expansion Notice”), which notice shall be given as provided in Paragraph 34 above. The 6210 Expansion Notice
must designate (i) which 6210 Expansion Premises Tenant has elected to lease and (ii) the length of the term for such expansion as selected by Tenant, which shall commence as of the later of (i) November 1, 2010, or (ii) ten
(10) Business Days following execution of a lease amendment which specifies the terms of said expansion(s), or, at Landlord’s option, a separate lease agreement consistent with the relevant terms of this Lease (as applicable, a
“6210 Expansion Amendment”) and continue for a period of not less than sixty (60) months nor more than one hundred twenty (120) months (the “6210 

  
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Expansion Term”). Any portion of the 6210 Building added subsequent to the initial exercise of a 6210 Expansion Option, whether pursuant to the terms of this Paragraph 58 or
pursuant to Paragraph 60 below shall expire and be coterminous with the 6210 Expansion Term selected by Tenant in connection with such initial exercise. 
 (c) In the event Tenant validly exercises the 6210 Expansion Option, the Base Rent for the 6210 Expansion Premises shall commence on the date which is ninety (90) days following Landlord’s
delivery of possession of the 6210 Expansion Premises and shall be (i) with respect to any exercise by Tenant prior to October 31, 2010, an amount calculated at a monthly Base Rent rate of Two and 50/100 Dollars ($2.50) per square foot of
Rentable Area with a cumulative annual increase of three percent (3%), and (ii) with respect to any exercise by Tenant subsequent to October 31, 2010, ninety-five percent (95%) of the Prevailing Market Rate (as determined pursuant to
the procedures set forth in Paragraph 57(b) above, but in no event less than Two and 50/100 Dollars ($2.50) per square foot of Rentable Area). Notwithstanding the foregoing provisions of the immediately preceding clause (ii), in the event Base
Rent is calculated at ninety-five percent (95%) of the Prevailing Market Rate, Landlord, in Landlord’s sole discretion, may elect to cause such Base Rent rate to be an amount equal to one hundred percent (100%) of the Prevailing
Market Rate subject to Landlord’s payment to Tenant, on or prior to the commencement of the payment of such Rent, the then net present value of the difference between (A) the rental payable during the term for such 6210 Expansion Premises
at ninety-five percent (95%) of the Prevailing Market Rate and (B) the rental payable during the term for such 6210 Expansion Premises at one hundred percent (100%) of the Prevailing Market Rate, discounted at the then applicable
Prime Rate, plus two percent (2%). The Base Year respecting the 6210 Expansion Premises shall be 2011. Landlord will pay Tenant a Tenant Improvement Allowance equal to Twenty-Five Dollars ($25) per square foot of Rentable Area for the 6210 Expansion
Premises (reduced on a ratable basis to the extent the 6210 Expansion Term is less than sixty (60) full months). In the event Tenant validly exercises the 6210 Expansion Option, then the parties shall promptly enter into a 6210 Expansion
Amendment setting forth the terms and conditions upon which Tenant shall lease the 6210 Expansion Premises. Unless otherwise agreed in writing by the parties, any lease of the 6210 Expansion Premises by Tenant shall be in its then “as is”
condition, but shall be delivered broom clean and free from debris and otherwise subject to the provisions of Paragraph 10(c). 
 (d) At Tenant’s request, and upon at least five (5) days’ prior notice, Tenant (and Tenant’s agents and contractors) may periodically tour and inspect the suites contained within the
6210 Building. In connection with such inspections, Landlord shall provide Tenant with copies of any as-built drawings or plans and specifications in Landlord’s possession which pertain to the toured premises and the 6210 Building. 

(e) The rights of Tenant under this Paragraph 58 are personal to the original Tenant named herein (and any Permitted
Transferee), and may not be exercised by any other sublessee or assignee, or by any other successor or assign of Tenant, except a Permitted Transferee. Tenant’s rights under this Paragraph 58 shall be effective only if (i) Tenant has
not assigned this lease (other than to a Permitted Transferee), or Tenant has not sublet all or any portion of the Premises for substantially the remainder of the Term (other than to a Permitted Transferee), and (ii) Tenant (or a Permitted
Transferee) is occupying at least two (2) full floors of the building and Tenant is not in Default under this Lease at the time of Landlord’s receipt of the 6210 Expansion Notice. 

  
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 59. EXPANSION OPTION (6230 STONERIDGE) 

(a) Tenant shall have the option (the “6230 Expansion Option”) to lease all or any portion of the
Building upon the terms and conditions contained in this Paragraph 59. The 6230 Expansion Option may be exercised by Tenant pursuant to separate notices with respect to separate portions of the Building. 

(b) To exercise the 6230 Expansion Option, Tenant shall give Landlord written notice of Tenant’s exercise on or
prior to December 31, 2010 (the “6230 Expansion Notice”), which notice shall be given as provided in Paragraph 34 above. The 6230 Expansion Notice must designate whether Tenant has elected to lease all or a portion of the
6230 Building, provided that any exercise as to a portion of the 6230 Building will be limited to tenant suites that are separately demised as of the date of the 6230 Expansion Notice and such notice will designate which such suites are the subject
of such exercise (as applicable, the “6230 Expansion Premises”). 
 (c) In the event Tenant
validly exercises a 6230 Expansion Option, all terms and conditions of the Lease shall be applicable to the 6230 Expansion Premises, including the rate of Base Rent, subject to the following: 

(i)    Landlord will pay Tenant a Tenant Improvement Allowance equal to Thirty Dollars ($30.00) per
square foot for the 6230 Expansion Premises (reduced on a ratable basis to the extent the Terms for each 6230 Expansion Premises is less than sixty (60) full months). 

(ii)    The 6230 Expansion Premises shall be delivered on the later of (i) the Commencement
Date respecting the Phase II Premises, or (ii) ten (10) Business Days following execution of a 6230 Expansion Agreement which specifies the terms and conditions of said expansion, in broom clean condition and free from debris, but
otherwise in its then “as is” condition subject to the provisions of Paragraph 10(c). 

(iii)    Rent for the 6230 Expansion Premises will commence ninety (90) days after the
commencement of the Term for each of the 6230 Expansion Premises. 
 (d) Commencing January 1, 2010,
Landlord shall notify Tenant if Landlord receives an offer to lease any office space in the Building prior to December 31, 2010 that Landlord is willing to accept (each such space, a “6230 Additional Space”). Tenant shall have
a one time right, exercisable by written notice to Landlord within three (3) Business Days after receipt of Landlord’s notice, to lease the applicable 6230 Additional Space upon the same terms and conditions as set forth in this Lease
(e.g., the Base Rent payable by Tenant for the 6230 Additional Space shall be an amount calculated by the Monthly Base Rate payable for the Premises during the applicable period and the term shall expire on the Expiration Date). Rent for the
6230 Additional Space shall commence to be due and payable on the date which is ninety (90) days following the date Landlord delivers the 6230 Additional Space to Tenant free of other tenants and occupants and the provisions of
Paragraph 59(c) above shall apply. Should Tenant decline or fail to lease any such 6230 Additional Space in accordance with the terms of this Paragraph 59(d), then the 6230 Expansion Option shall be no longer valid with respect to such
6230 Additional Space and Landlord shall be free to lease such 6230 Additional Space to any third party. 

  
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 (e) Promptly after Tenant exercises the 6230 Expansion Option, the parties
shall enter into a supplement to this Lease incorporating the 6230 Expansion Premises or the 6230 Additional Space, as applicable, as part of the Premises (a “6230 Expansion Agreement”). Any lease of the 6230 Additional Space by
Tenant shall be delivered broom clean and free from debris, but otherwise in its then “as is” condition subject to the provisions of Paragraph 10(c). 

(f) The rights of Tenant under this Paragraph 59 are personal to the original Tenant named herein and any Permitted
Transferee and may not be exercised by any other sublessee or assignee, or by any other successor or assign of Tenant other than a Permitted Transferee. Tenant’s rights under this Paragraph 59 shall be effective only if (i) Tenant has
not assigned this lease (other than to a Permitted Transferee), or Tenant has not sublet all or any portion of the Premises for substantially the remainder of the Term (other than to a Permitted Transferee), and (ii) Tenant (or a Permitted
Transferee) is occupying at least two (2) full floors of the Building and Tenant is not in Default under this Lease at the time of Landlord’s receipt of the 6230 Expansion Notice. 

60. RIGHT OF FIRST OFFER (6210 STONERIDGE) 

(a) In the event Tenant has failed to exercise a 6210 Expansion Option (either at all or as to the entirety of the 6210
Building) on or prior to October 31, 2009, in accordance with Paragraph 58 above, then Landlord shall notify Tenant if Landlord receives an offer from any third party to lease any office space in the 6210 Building (as applicable the
“6210 Additional Space”) that Landlord is willing to accept. Tenant shall have a one time right (“6210 Right of First Offer”), exercisable by written notice to Landlord within three (3) Business Days after
receipt of Landlord’s notice, to lease the 6210 Additional Space on the following terms (the “6210 Expansion Terms”): 
 (i)    The Base Rent payable by Tenant for the 6210 Additional Space shall be (i) with respect to any exercise by Tenant prior to October 31, 2010, an amount calculated at a
monthly Base Rent rate of Two Dollars and Fifty Cents ($2.50) per square foot of Rentable Area with cumulative annual increases of three percent (3%), and (ii) with respect to any exercise by Tenant subsequent to October 31, 2010,
ninety-five percent (95%) of the Prevailing Market Rate (as determined pursuant to procedures set forth in Paragraph 57(b) above, but in no event less than Two Dollars and Fifty Cents ($2.50) per square foot of Rentable Area).
Notwithstanding the foregoing provisions of the immediately preceding clause (ii), in the event Base Rent is calculated at ninety-five percent (95%) of the Prevailing Market Rate, Landlord, in Landlord’s sole discretion, may elect to cause
such Base Rent rate to be an amount equal to one hundred percent (100%) of the Prevailing Market Rate subject to Landlord’s payment to Tenant, on or prior to the commencement of such rent, the then net present value of the difference
between (A) the rental payable during the term for such 6210 Additional Space at ninety-five percent (95%) of the Prevailing Market Rate and (B) the rental payable during the term for such 6210 Additional Space at one hundred percent
(100%) of the Prevailing Market Rate, discounted at the then applicable Prime Rate, plus two percent (2%). 
 (ii)    Landlord will pay Tenant a Tenant Improvement Allowance equal to Twenty-Five Dollars ($25.00) per square foot of Rentable Area for any 6210 Additional Space (reduced on a
ratable basis to the extent the Term applicable to such 6210 Additional Space is less than sixty (60) full months). 

  
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 (iii)    Rent in respect of each 6210 Additional Space
shall commence and be due and payable on the date which is ninety (90) days following the date Landlord delivers the 6210 Additional Space to Tenant free of other tenants and occupants. 

(iv)    The Base Year for the 6210 Additional Space shall be (i) with respect to any exercise
by Tenant prior to June 30, 2011, the calendar year 2011, and (ii) with respect to any exercise by Tenant subsequent to June 30, 2011, the calendar year of such exercise; provided, however in the event of any exercise after
June 30th of any calendar year, then the Base Year shall be the calendar year immediately following such exercise. 
 (v)    If Tenant has exercised the 6210 Expansion Option then the length of the term for such 6210 Additional Space shall expire and be coterminous with the 6210 Expansion Term. If
Tenant has not exercised the 6210 Expansion Option then the length of the term shall be as selected by Tenant, not to be less than sixty (60) months nor more than one hundred twenty (120) months. 

(b) Promptly after Tenant exercises the 6210 Right of First Offer, the parties shall enter into a supplement to this
Lease (or at Landlord’s option a separate lease consistent with the applicable terms of this Lease) setting forth the terms and conditions upon which Tenant leases each 6210 Additional Space. Unless otherwise agreed in writing by the parties,
any lease of the 6210 Additional Space by Tenant shall be in its then “as is” condition, but shall be delivered by Landlord broom clean and free from debris and subject to the provisions of Paragraph 10(c). Should Tenant decline or
fail to exercise its right with respect to any 6210 Additional Space in writing within three (3) Business Days of receipt of Landlord’s notice, then Landlord shall thereafter be free to lease such space to any third party on any terms and
conditions acceptable to Landlord. 
 (c) The rights of Tenant under this Paragraph 60 are personal to the
original Tenant named herein and may not be exercised by any sublessee or assignee, or by any other successor or assign of Tenant, Tenant’s rights under this Paragraph 60 shall be effective only if (i) Tenant has not assigned this
lease (other than to a Permitted Transferee), or Tenant has not sublet all or any portion of the Premises for substantially the remainder of the Term (other than to a Permitted Transferee), and (ii) Tenant (or a Permitted Transferee) is
occupying at least two (2) full floors of the Building and Tenant is not in Default under this Lease at the time of Landlord’s receipt of the 6210 Expansion Notice. 
 61. OPTION TO TERMINATE 
 Tenant shall have a one-time
right (the “Early Termination Right”) to cancel the Lease for the entire Premises to be effective as of June 30, 2010 (the “Cancellation Date”), by giving an Early Termination Notice as set out below.

 (a) In order to effectively exercise the Early Termination Right, Tenant shall notify Landlord in writing
(the “Early Termination Notice”) of its election no later than July 31, 2009 and shall pay Landlord an amount equal to (i) all Tenant Improvement Allowances (as defined in

  
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Exhibit B) (ii) all brokerage commissions paid or payable by Landlord in connection with the leasing transactions contemplated in this Lease, and (iii) any amounts paid or
reimbursed by Landlord in connection with the construction of the Sports Court as contemplated by Paragraph 2(f) above, with interest on such amounts (utilizing the then applicable Prime Rate, plus two percent (2%)) from the date dates of
Landlord’s payment of such amounts references in clauses (i), (ii) and (iii) above through the Cancellation Date. Such payment shall be due, in full, upon the date the Early Termination Notice is delivered to Landlord, and such
payment shall be a condition to the effectiveness of such Early Termination Notice. 
 (b) An Early Termination
Notice from Tenant to Landlord shall contain a warranty and representation that: (i) neither Tenant nor any Tenant Affiliate has entered into a lease or leases of office space in Alameda County or Contra Costa County (“Competitive
Leases”) within the twenty-four (24) months immediately preceding the giving of such Early Termination Notice, and (ii) Tenant no longer needs the Premises for its business operations. Notwithstanding the previous sentence, in the
event of a merger, reorganization, or acquisition (collectively, “Merger”) by or of Tenant which results in Tenant (or an Affiliate of Tenant) acquiring or assuming tenant interests in office leases in Alameda County or Contra Costa
County, such leases shall not be included within the definition of Competitive Leases as provided in clause (i) above, provided that such Merger is effected in good faith and not for the purpose of circumventing the restrictions contained in
this Paragraph 61(b). Such representation shall survive the expiration or earlier termination of this Lease. 
 (c) Concurrent with Tenant’s delivery of the Early Termination Notice, Tenant shall have the right to offer (a “Tenant Leaseback Offer”) to lease a portion of the Premises as
designated by Tenant, provided that any such designated portion of the Premises (as so designated, the “Reduced Premises”) shall be limited to (i) tenant suites that are contiguous and separately demised as of the date of the
Early Termination Notice, or (ii) portions of the Premises which may be demised by Tenant (at Tenant’s sole cost and expense) and which, in either case, results in spaces (i.e., both the Reduced Space as well as the remaining space)
which are substantially regular in shape, permit safe and otherwise appropriate means of ingress and egress, and fully comply with all applicable governmental safety and other codes. Landlord shall have the right, exercisable by written notice to
Tenant within ten (10) Business Days after receipt of Tenant’s Early Termination Notice together with the Tenant Leaseback Offer to accept the Tenant Leaseback Offer and lease the Reduced Premises effective as of the Cancellation Date and
otherwise on the terms and conditions set forth in this Lease; provided, however, that the terms of Paragraphs 18(b), 18(c), 18(d), and Paragraphs 57 through 61 shall not apply to any such tenancy and shall be of no further force and effect and
Landlord shall not pay a Tenant Improvement Allowance with respect to the Reduced Premises (nor shall Tenant reimburse Landlord for any portion of the Tenant improvement Allowance applicable to the Reduced Premises). Following delivery by Tenant of
a Early Termination Notice, in the event (i) it is determined that Tenant has breached any of the warranties or representations as set forth in Paragraph 61(b) above, (ii) Tenant does not deliver a Tenant Leaseback Offer and Tenant
and/or any Tenant Affiliate enters into a lease for office space in Alameda or Contra Costa County within the twenty-four (24) months following the delivery of the Early Termination Notice, or (iii) Tenant does deliver a Tenant Leaseback
Offer which offer is not accepted by Landlord, and Tenant and/or any Tenant Affiliate enters into a lease or leases for office space in Alameda or Contra Costa County within the twenty-four (24) months following the delivery of the Early

  
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Termination Notice which lease or leases cover square footage in excess of that which was identified in the Tenant Leaseback Offer that was not accepted by Landlord, then, in any such case,
Tenant agrees to pay to Landlord an amount equal to the Base Rent that would otherwise have become due and payable under the terms of this Lease for the eight (8) month period immediately following the Cancellation Date. Tenant’s
obligations herein shall survive the expiration or earlier termination of this Lease. 
 (d) The rights of
Tenant under this Paragraph 61 are personal to the original Tenant named herein (and any Permitted Transferee) and may not be exercised by any sublessee or assignee, or by any other successor or assign of Tenant, except a Permitted Transferee.
Tenant’s rights under this Paragraph 61 shall be effective only if Tenant is not in Default under this Lease, nor has any event occurred which with the giving of notice or the passage of time, or both, would constitute a Default hereunder,
either at the time of the delivery of the Early Termination Notice or as of the Cancellation Date. 
 62. CONSENTS

 Whenever the consent or approval of a party is required under this Lease, unless expressly otherwise
provided in this Lease, such consent or approval shall not be unreasonably withheld, conditioned or delayed. 
 63.
DEFINITION OF PRIME RATE 
 The “prime rate” as published in the Wall Street Journal as of
the payment due date, but not in excess of the maximum rate permitted by law. 
 64. BUSINESS DAYS 

Business Days shall mean Mondays through Fridays excluding the following holidays: New Year’s Day, Martin Luther
King, Jr. Day, President’s Day, Memorial Day, July 4th, Labor Day, Thanksgiving Day, the Friday following Thanksgiving Day, and Christmas. If any of the foregoing holidays falls on a Saturday, then the Friday before shall constitute the
holiday and if any of the foregoing holidays falls on a Sunday, then the Monday following shall constitute the holiday. 

65. CONDITIONS PRECEDENT 
 The effectiveness of this Lease is expressly contingent upon the prior or concurrent (i) full execution and delivery to Tenant of the E-Loan Sub-Sublease and the full execution and delivery by
Landlord and Charles Schwab & Co., Inc., E-Loan, Inc., and Tenant of a consent to the E-Loan Sub-Sublease, and (ii) cancellation by Charles Schwab & Co., Inc. of that certain Building Lease dated March 16, 2000, for the
entire Building, effective as of June 30, 2010 (collectively, the “Conditions Precedent”). In the event that the above Conditions Precedent are not achieved prior to November 15, 2008, the Premises shall include only the
Phase I Premises, the Term of this Lease shall expire June 30, 2010, and the following provisions shall then apply: 
 (a) All provisions of the Lease relating to portions of the Premises except the Phase I Premises are cancelled and rendered null and void; 

  
 72 

 (b) The provisions of Paragraphs 2(f), 2(g), 18 (except 18(a)), 57, 58,
59, 60 and 61 are cancelled and rendered null and void; 
 (c) Tenant shall not be paid a Tenant Improvement
Allowance; 
 (d) At Tenant’s option, Tenant may elect to either (i) construct Tenant’s Initial
Alterations, in which event Tenant shall complete same in accordance with Paragraph 12 and Exhibit B, and all such Initial Alterations shall be surrendered with and remain in the Phase I Premises, or (ii) construct other
Alterations as approved by Landlord, in accordance with the provisions of Paragraph 12. 
 66. INTERIM RESOLUTION

 (a) As used in this Lease, the term “Interim Resolution” refers to the expedited dispute
resolution procedure set forth in this Paragraph 66. The Interim Resolution procedure is applicable in those matters specifically identified in this Lease as well as to disputes related to the following provisions of this Lease:
Paragraphs 2(f), 2(g), 5(a), 5(c), 5(d), 5(e), 5(j), 9(a), 18, 21, 22, 23(b), 23(c), 23(e), 23(f), 42, 50, 58, 59, 60 and 61. 
 (b) Landlord or Tenant may initiate an Interim Resolution by making written demand therefor upon the other party and delivering a copy of such demand to the San Francisco office of JAMS. The written
demand shall describe with reasonable particularity the matter(s) in dispute and the relief sought by the party initiating the Interim Resolution. 
 (c) JAMS shall select a single neutral arbitrator (“Arbitrator”) meeting the qualifications stated below, and shall administer the Interim Resolution in accordance with the AAA’s
Commercial Arbitration Rules (as then in effect), except insofar as such Commercial Arbitration Rules conflict with the express provisions of this Paragraph 0. The Arbitrator shall be a retired Superior Court judge with a minimum of ten
(10) years experience on the bench or a licensed California attorney with a minimum of fifteen (15) years experience handling the negotiation and/or enforcement of commercial real estate matters. 

(d) The Arbitrator shall conduct an initial hearing within fifteen (15) days after his or her selection and shall
endeavor to conclude all further hearings needed to reach his or her decision within forty-five (45) days after such appointment. All hearings shall be held in San Francisco, California, unless the parties mutually agree on another venue. The
hearings shall be reported by a certified shorthand court reporter, and written transcripts shall be made available to the parties on either party’s request. 

(e) Within sixty (60) days after his or her appointment, the Arbitrator shall prepare and provide to the parties a
written decision on all matters which are the subject of the Interim Resolution (the “Interim Resolution Decision”). The Interim Resolution Decision shall include the factual findings and legal conclusions which form the basis
therefor. The Interim Resolution Decision shall be binding on Landlord and the parties. 
 (f) The Arbitrator
shall have the power to grant such legal and equitable remedies and award such damages as may be granted or awarded by a judge of the Superior Court of the State of California; provided, however, that the Arbitrator shall not be empowered to
terminate the Lease or release Tenant from all further obligations hereunder. 

  
 73 

 (g) The Interim Resolution Decision shall be effective immediately and bind
the parties. 
 (h) In no event shall any demand for Interim Resolution be made after the date that the
institution of legal proceedings based on the underlying claim, dispute or other matter would be barred by the applicable statute of limitations. Except as otherwise expressly provided in this Paragraph 66, all disputes between Landlord and
Tenant arising out of this Lease shall be resolved through litigation. 
 67. GLOBAL TERMINATION RIGHT 

Notwithstanding anything to the contrary contained in this Lease, in the event Tenant has a right to terminate as to the
entirety of this Lease, then such termination right shall extend to all of the Premises, including any portion of the Premises for which the Term has not commenced. 
 68. COUNTERPARTS 
 The parties may execute this Lease in
multiple counterparts, each of which constitutes an original, and all of which, collectively, constitute only one agreement. The signatures of all of the parties need not appear on the same counterpart, and delivery of an executed counterpart
signature page by facsimile is as effective as executing and delivering this Lease in the presence of the other parties to this Lease. This Lease is effective upon delivery of one executed counterpart from each party to the other parties. In proving
this Lease, a party must produce or account only for the executed counterpart of the party to be charged. Any party delivering an executed counterpart of this Lease by facsimile shall also deliver a manually executed counterpart of this Lease, but
the failure to do so does not affect the validity, enforceability, or binding effect of this Lease. 

  
 74 

 Landlord and Tenant have executed and delivered this Lease as of the Lease
Date specified in the Basic Lease Information. 
  

									
	 LANDLORD:
	 	 6200 Stoneridge Mall Road Investors, LLC, a Delaware limited liability company

			
		 	 By:
	 	 TPF Equity REIT Operating Partnership LP, its sole member

				
		 		 	 By:
	 	 TPF Equity REIT Operating Partnership GP LLC, its general partner

					
		 		 		 	 By:
	 	 /s/ Timothy J. Cahill

		 		 		 	 Name:
	 	 Timothy J. Cahill

		 		 		 	 Title:
	 	 Executive Director Asset Management

		
	 TENANT:
	 	 Workday, Inc.
 a Nevada corporation

			
		 	 By:
	 	 /s/ Stephen Hill

		 		 	 Stephen Hill, Chief Financial Officer

  
 75 

 EXHIBIT A 
 DIAGRAM OF THE 
 PHASE I PREMISES AND PHASE II PREMISES 

[SEE FOLLOWING 3 PAGES] 

  
 A-1

  
 

 

  
 A-2

  
 

 

  
 A-3

  
 

 

  
 A-4

 EXHIBIT A-1 
 POTENTIAL SPORTS COURT AND 
 OUTDOOR EATING AREAS 

[SEE FOLLOWING PAGE] 

  
 A-1-1

  
 

 

  
 A-1-2

 EXHIBIT B 
 TENANT IMPROVEMENTS WORK LETTER 
 This Tenant Improvements
Work Letter (“Tenant Work Letter”) is attached as Exhibit B to and made a part of the Lease Agreement (the “Lease”) by and between 6200 STONERIDGE MALL ROAD INVESTORS LLC, a Delaware limited liability
company (“Landlord”) and WORKDAY, INC., a Nevada corporation (“Tenant”) for space in the Project commonly known as Pleasanton Corporate Commons and located at 6200 – 6230 Stoneridge Mall Road, Pleasanton,
California 94588. 
 This Tenant Work Letter shall set forth the terms and conditions relating to the
construction of the Phase I Premises, the Phase II Premises, as well as any 6210 Expansion Premises leased by Tenant pursuant to Paragraph 58 of this Lease, 6230 Expansion Premises leased by Tenant pursuant to Paragraph 59 of
this Lease, and/or any 6210 Additional Space leased by Tenant pursuant to Paragraph 60 of this Lease. This Tenant Work Letter is essentially organized chronologically and addresses the issues of the construction in sequence, as such issues will
arise during the construction. All references in this Tenant Work Letter to Paragraphs of “this Lease” shall mean the relevant portions of the Lease, and all references in this Tenant Work Letter to Sections of “this Tenant Work
Letter” shall mean the relevant portions of Sections 1 through 4 of this Tenant Work Letter. All references herein to the “Premises,” shall mean either the Phase I Premises, the Phase II Premises, the 6210 Expansion
Premises, the 6230 Expansion Premises, or the 6210 Additional Space, as applicable. 
  

	 1.
	 TENANT IMPROVEMENTS 

 1.1.        Tenant Improvement Allowance.  Tenant shall be entitled to tenant improvement allowances (each a “Tenant
Improvement Allowance”) for various portions of the Premises in accordance with the table set forth below for the costs relating to the design (including consultant and project management fees), permitting, and construction of Tenant’s
improvements which are affixed to the portion of the Premises for which the Tenant Improvement Allowance pertains (as applicable, the “Tenant Improvements”), including the “Tenant Improvement Allowance Items,” as that term
is defined in Section 1.2(a) below, and “FF&E” as defined, and subject to the limitation specified below, in this Section 1.1. Except as provided in Sections 1.2( d) and 1.2(f), and in no event shall Landlord be obligated to
make disbursements pursuant to this Tenant Work Letter for any portion of the Premises in a total amount which exceeds the Tenant Improvement Allowance for such portion of the Premises. 

 

			
	 Portion of
 Premises
	  	 Tenant Improvement Allowance

		
	 Phase I Premises
	  	 Thirty Dollars ($30.00) per square foot of Rentable Area, of which Ten Dollars ($10.00) per square foot of Rentable Area may be used for Tenant’s furniture,
furnishings, fixtures, and equipment installed by Tenant, including, but without limitation, art, indoor and outdoor furniture, plants, and Sports Court equipment (collectively,
“FF&E”).

  
 B-1

			
		
	 Phase II Premises
	  	 Thirty Dollars ($30.00) per square foot of Rentable Area, of which Ten Dollars ($10.00) per square foot of Rentable Area may be used for
FF&E.

		
	 6210 Expansion Premises
 (if any)
	  	 Twenty-Five Dollars ($25.00) per square foot of Rentable Area, of which Ten Dollars ($10.00) per square foot of Rentable Area may be used for
FF&E.

		
	 (i) 6230 Additional Space (if any)
	  	 (ii)        An amount equal to ($30.00) per square foot of Rentable Area, multiplied by a
fraction, the numerator of which is the number of days remaining in the initial Term following Landlord’s delivery of the 6230 Additional Space and the denominator of which is the number of days in the Term respecting the Phase II Premises
(i.e., 60 months), of which one-third (1/3) of such amount may be used for FF &E.

		
	 6210 Additional Space (if any)
	  	 Twenty-Five Dollars ($25.00) per square foot of Rentable Area, of which up to Ten Dollars ($10.00) per square foot of Rentable Area may be used for
FF&E.

 1.2.        Disbursement of the
Tenant Improvement Allowance. 
 (a)         Tenant
Improvement Allowance Items.  Except as otherwise set forth in this Tenant Work Letter, the Tenant Improvement Allowance shall be disbursed by Landlord only for the following items and costs (collectively the “Tenant
Improvement Allowance Items”) and, except as otherwise specifically and expressly provided in this Tenant Work Letter, Landlord shall not deduct any other expenses from the Tenant Improvement Allowance. The Tenant Improvement Allowance
Items shall consist of: 
 (i)         Payment of all fees and costs of
the “Architect” and the “Engineers,” as those terms are defined in Section 1.2(b)(i) of this Tenant Work Letter, all fees and costs paid to Tenant’s consultants in connection with the design, construction, and move into
the Premises and all related design and construction fees and costs, including the fees and costs of Tenant’ s interior designers, sign consultants, IT consultants, as well as all project management consultants; 

(ii)        The payment of plan check, permit, approvals and license fees
relating to obtaining governmental approvals for construction of any Tenant Improvements; 

(iii)        The cost of construction of the Tenant Improvements, including,
without limitation, testing and inspection costs, trash removal costs, after hours utility usage, bond premium costs, construction-related insurance costs, and contractors’ fees and general conditions; 

(iv)        The cost of any changes in the base Building when such changes are
required by the Construction Drawings (including if such changes are due to the fact that such work is prepared on an unoccupied basis) or to comply with Laws, such cost to include all architectural and/or engineering fees and expenses incurred in
connection therewith; 

  
 B-2

 (v)        The cost of any changes
to the Construction Drawings or Tenant Improvements required by all applicable building codes; 

(vi)        The amount of any reimbursable costs and expenses payable to
Landlord as set forth in Section 4.3 of this Tenant Work Letter; 

(vii)        Any applicable sales and use taxes; 

(viii)       Moving and relocation fees and expenses; 

(ix)        All of the above fees and costs related to Tenant’s
construction of the Sports Court, the Outdoor Seating Area, the first floor lobby, and the installation of Tenant’s security systems and signs; 
 (x)        All of the above fees and costs related to Tenant’s installation of telecommunication and utility service, cabling, fiber optics, and similar
telecommunication lines and distribution equipment in the Project, including telephone and mechanical closets and server systems; and 
 (xi)        All reasonable attorneys’ fees and costs in connection with the negotiating and drafting of the Approved Construction Contract. 

(b)        Disbursement of Tenant Improvement Allowance. During the
construction of the Tenant Improvements, Landlord shall make monthly disbursements of the Tenant Improvement Allowance for the benefit of Tenant and shall authorize the release of monies for the benefit of Tenant as follows. 

(i)        Monthly Disbursements. No more frequently than one
(1) time each month (a “Submittal Date”) during the period from the date hereof through the construction of the Tenant Improvements, Tenant shall deliver to Landlord: (A) a request for payment of the
“Contractor,” as that term is defined in Section 3.1 of this Tenant Work Letter, and/or to the “Architect” and/or to the “Engineers,” as such terms are defined in Section 2.1 below, and/or to Tenant’s
various consultants or other persons or entities entitled to payment (or reimbursement to Tenant if Tenant has already paid the Contractor or other person or entity entitled to payment), approved by Tenant, in a form to be provided by Landlord,
showing the schedule, by trade, of percentage of completion of the Tenant Improvements in the Premises, detailing the portion of the work completed; (B) invoices from all of Tenant’s Agents (hereinafter defined) for labor rendered and
materials delivered to the Premises for the applicable payment period; (C) executed conditional mechanic’s lien releases from all of Tenant’s Agents which shall substantially comply with the appropriate provisions of California Civil
Code Section 3262( d) or unconditional releases if appropriate; provided, however, that with respect to fees and expenses of the Architect, Engineers, or construction or project managers or other similar consultants, and/or any other
pre-construction items for which the payment scheme set forth in items (A) through (C) above of this Tenant Work Letter, is not applicable (collectively, the “Non-Construction Allowance Items”), Tenant shall only be
required to deliver to Landlord on or before the applicable Submittal Date, reasonable evidence of incurring the cost for the applicable Non-Construction Allowance Items (unless Landlord has received a preliminary notice in connection with such
costs in which event conditional lien releases must be submitted in connection with such costs); and (D) all other 

  
 B-3

 
information reasonably requested in good faith by Landlord. Tenant’s request for payment shall be deemed Tenant’s acceptance and approval of the work furnished and/or the materials
supplied as set forth in Tenant’s payment request vis-à-vis Landlord. Within twenty (20) days following the Submittal Date, and assuming Landlord receives all of the information described in items (A) through (D) above,
Landlord shall deliver a check to Tenant, or if Tenant elects, to the Contractor, subcontractor, architect, engineer or consultant designated by Tenant and/or a separate check to Tenant where Tenant has provided evidence reasonably satisfactory to
Landlord that Tenant has paid such Contractor (or other supplier of services or goods) accompanied when appropriate by unconditional lien releases, or any other provider of goods and services designated by Tenant to Landlord, and Tenant in payment
of the lesser of: (1) the amounts so requested by Tenant, as set forth above in this Section 1.2(b )(i), less a ten percent (10%) retention (the aggregate amount of such retentions to be known as the “Final
Retention”); provided, however, that no such retention shall be duplicative of the retention Tenant would otherwise withhold (but will not withhold) pursuant to its agreement with such Contractor and no such deduction shall be applicable to
amounts due to Tenant’s consultants, the Architect, or the Engineer or for Non-Construction Allowance Items, including FF&E, or other Tenant Improvement Allowance Items in connection with the payment of suppliers for materials delivered to
the Premises and subcontractors for completing performance of their work substantially in advance of the completion of the Tenant Improvements pursuant to the Approved Construction Drawings, and (2) the balance of any remaining available
portion of the Tenant Improvement Allowance (not including the Final Retention). In the event that Landlord or Tenant identifies any material non-compliance with the Approved Construction Drawings, or substandard work, Landlord or Tenant as
appropriate shall be provided a detailed statement identifying such material non-compliance or substandard work by the party claiming the same, and if the work is clearly substandard, Tenant shall cause such work to be corrected so that such work is
no longer substandard. Such procedure shall also be applicable in connection with the payment of the Final Retention. Landlord’s payment of such amounts shall not be deemed Landlord’s approval or acceptance of the work furnished or
materials supplied as set forth in Tenant’s payment request. If Tenant receives a check payable to anyone other than solely to Tenant, Tenant may return such check to Landlord and receive a replacement check made payable only to Tenant within
twenty (20) days, if Tenant provides the releases and evidence to the extent required above to receive a check payable solely to Tenant. 
 (ii)        Final Retention.  A check for the Final Retention payable jointly to Tenant and Contractor (or payable solely to Tenant if Contractor
is no longer owed any money by Tenant for work performed in the Premises) shall be delivered by Landlord to Tenant following the completion of construction of the Premises, provided that (A) Tenant delivers to Landlord properly executed
mechanics lien releases in compliance with both California Civil Code Section 3262(d)(2) and either Section 3262(d)(3) or Section 3262(d)(4), (B) Architect delivers to Landlord a certificate, in a form reasonably acceptable to
Landlord, certifying that the construction of the Tenant Improvements in the Premises has been substantially completed, and (C) Tenant fulfills its obligations pursuant to Section 3.3 of this Tenant Work Letter. 

(iii)       Other Terms.  Landlord shall only be obligated to make
disbursements from the Tenant Improvement Allowance to the extent costs are incurred by Tenant for Tenant Improvement Allowance Items or are otherwise expressly permitted hereunder. 

  
 B-4

 (c) Standard Tenant Improvement Package. Landlord has established
specifications for the Building standard components to be used in the construction of the Tenant Improvements in the Premises, including, without limitation, the Tenant Space Plan Requirements for LEED-EB (the “Specifications”),
which Specifications have been or shall be supplied to Tenant. The quality of Tenant Improvements shall be equal to or of greater quality than the quality of the Specifications, provided that the Tenant Improvements shall comply with the
Specifications as designated by Landlord. 
 (d) Phase II Premises. If and to the extent that Tenant
advances some or all of the Security Deposit to Landlord with respect to the Phase II Premises prior to the Phase II Premises Term Commencement Date, Tenant may receive monthly disbursements of the Tenant Improvement Allowance for the Phase II
Premises prior to the Phase II Premises Term Commencement Date. Tenant shall be entitled to said disbursements in amounts equal to the amount of the Phase II Security Deposit advanced by Tenant. 

(e) Aggregation of Tenant Improvement Allowance. Notwithstanding anything to the contrary contained in this Tenant
Work Letter or the Lease, any portion of a Tenant Improvement Allowance for a particular Premises in the Building and the 6210 Building which is not fully disbursed to Tenant may, at Tenant’s option, be applied and disbursed to Tenant from the
Tenant Improvement Allowance for another Premises, but in no event shall the aggregate total of the Tenant Improvement Allowance for all the Premises exceed the aggregate total of the Tenant Improvement Allowances payable to Tenant as specified in
Section 1.1 of this Tenant Work Letter. 
 (f) Unused Allowance. Upon the completion of the Tenant
Improvements with respect to a portion of the Premises, as applicable, Tenant shall have the right, exercisable by written notice to Landlord following the twenty-fourth (24th) month of the commencement of the Term relative to such portion of
the Premises, to elect to use any unused amount of the Tenant Improvement Allowance applicable to such portion of the Premises to offset Base Rent, Additional Rent, and other sums next becoming due under this Lease, not to exceed two
(2) months’ Base Rent, Additional Rent, and other charges then applicable to such portion of the Premises. 
  

	 2.
	 CONSTRUCTION DRAWINGS 

 2.1.        Selection of Architect/Construction Drawings.  Tenant shall retain an architect/space planner/interior designer approved
by Landlord, which approval shall not be unreasonably withheld or delayed (the “Architect”) to prepare the “Construction Drawings,” as that term is defined in this Section 2. Landlord hereby approves Form 4 Architects
as Tenant’s architect. Tenant shall retain the engineering consultants approved by Landlord (the “Engineers”), which approval shall not be unreasonably withheld or delayed, to prepare all plans and engineering working drawings
relating to the structural, mechanical, electrical, plumbing, HV AC, lifesafety, and sprinkler work in the Premises as part of the Tenant Improvements. The plans and drawings to be prepared by Architect and the Engineers hereunder shall be known
collectively as the “Construction Drawings.” All Construction Drawings shall comply at a minimum with Landlord’s Specifications and shall be in a drawing format reasonably acceptable to Landlord. Landlord’s review of the
Construction Drawings as set forth in this Section 2, shall be for its sole purpose and shall not imply Landlord’s review of the same, or obligate Landlord to review the 

  
 B-5

 
same, for quality, design, code compliance or other like matters. Accordingly, notwithstanding that any Construction Drawings are reviewed by Landlord or its space planner, architect, engineers
and consultants, and notwithstanding any advice or assistance which may be rendered to Tenant by Landlord or Landlord’s space planner, architect, engineers, and consultants, Landlord shall have no liability whatsoever in connection therewith,
except to the extent that Landlord has specifically requested a modification to the Construction Drawings as a condition to Landlord’s approval of the Construction Drawings, and shall not be responsible for any omissions or errors contained in
the Construction Drawings, and Tenant’s waiver and indemnity set forth in this Lease shall specifically apply to the Construction Drawings. Each time Landlord is granted the right to review, consent or approve the Construction Drawings or any
component thereof (collectively, “Consent”), such Consent shall not be unreasonably withheld, conditioned or delayed. 
 2.2.        Final Space Plan.  Tenant and the Architect shall prepare the final space plan for the Tenant Improvements (the
“Final Space Plan”), and shall deliver the Final Space Plan to Landlord for Landlord’s approval. The Final Space Plan shall show all corridors, internal and external offices and partitions, and exiting. Landlord shall, within
five (5) Business Days after Landlord’s receipt of the Final Space Plan (i) approve the Final Space Plan, (ii) approve the Final Space Plan subject to specified conditions to be complied with when the Final Working Drawings are
submitted by Tenant to Landlord, or (iii) reasonably disapprove the Final Space Plan. If Landlord disapproves the Final Space Plan, Tenant may resubmit the Final Space Plan to Landlord at any time, and Landlord shall approve or disapprove of
the resubmitted Final Space Plan, based upon the criteria set forth in this Section 2.2, within five (5) Business Days after Landlord receives such resubmitted Final Space Plan. Such procedures shall be repeated until the Final Space Plan
is approved. The Final Space Plan may be provided by Tenant to Landlord in one or more stages and at one or more times and the time periods set forth herein shall apply to each portion submitted. 

2.3.        Completion of Construction
Drawings.  Promptly following the mutual execution of this Lease, Tenant, the Architect and the Engineers shall complete the Construction Drawings for the Premises in a form which is sufficient to obtain applicable permits and
shall submit such Construction Drawings to Landlord for Landlord’s approval. Landlord shall, within ten (10) Business Days after Landlord’s receipt of the Construction Drawings, either (i) approve the Construction Drawings, which
approval shall not be unreasonably withheld if the same are logical evolutions of the Final Space Plan and do not deviate in any material respect therefrom, (ii) approve the Construction Drawings subject to specified conditions which must be
stated in a reasonably clear and complete manner to be satisfied by Tenant prior to submitting the Approved Construction Drawings for permits as set forth in Section 2.4 below of this Tenant Work Letter, or (iii) disapprove and return the
Construction Drawings to Tenant with requested revisions. If Landlord disapproves the Construction Drawings, Tenant may resubmit the Construction Drawings to Landlord at any time, and Landlord shall approve or disapprove the resubmitted Construction
Drawings, based upon the criteria set forth in this Section 2.3, within five (5) Business Days after Landlord receives such resubmitted Construction Drawings. Such procedure shall be repeated until the Construction Drawings are approved.

  
 B-6

 2.4.        Approved
Construction Drawings.  The Construction Drawings for the Tenant Improvements shall be approved by Landlord (the “Approved Construction Drawings”) prior to the commencement of construction of the Tenant
Improvements. Tenant shall, at its sole cost and expense, cause to be obtained all applicable building permits required in connection with the construction of the Tenant Improvements (“Permits”). Tenant hereby agrees that neither
Landlord nor Landlord’s consultants shall be responsible for obtaining any Permits or certificate of occupancy for the Premises and that obtaining the same shall be Tenant’s responsibility; provided, however, that Landlord shall cooperate
at no cost to Landlord with Tenant in performing ministerial acts reasonably necessary to enable Tenant to obtain any such Permits or certificate of occupancy. No changes, modifications or alterations in the Approved Construction Drawings may be
made without the prior written consent of Landlord pursuant to the terms of Section 2.5 below. Landlord confirms that it has approved the “Drawings” as defined in and described in the Approved Construction Contract. 

2.5.        Change Orders.  In the event Tenant
desires to change the Approved Construction Drawings, Tenant shall deliver notice (the “Drawing Change Notice”) of the same to Landlord, setting forth in detail the changes (the “Tenant Change”) Tenant desires to
make to the Approved Construction Drawings. Landlord shall, within four (4) Business Days of receipt of a Drawing Change Notice, either (i) approve the Tenant Change, which approval shall not be unreasonably withheld if the same is
consistent with the Final Space Plan or (ii) disapprove the Tenant Change and deliver a notice to Tenant specifying in reasonably sufficient detail the reasons for Landlord’s disapproval. Any additional costs which arise in connection with
such Tenant Change shall be paid by Tenant. 
  

	 3.
	 CONSTRUCTION OF THE TENANT IMPROVEMENTS 

3.1.        Tenant’s Selection of Contractors.

 (a)        The Contractor.  Tenant shall retain a
licensed general contractor (the “Contractor”) pre-approved by Landlord, which approval shall not be unreasonably withheld or delayed, prior to Tenant causing the Contractor to construct the Tenant Improvements. Nothing contained
herein shall prohibit Tenant from terminating and/or changing Tenant’s Contractor subject to Landlord’s approval of a replacement, which approval shall not be unreasonably withheld or delayed. Landlord hereby approves Wilcox and Company to
act as Tenant’s general contractor (and the subcontractors of Wilcox and Company) in performing any Tenant Improvements constructed during the twelve (12) month period following the Lease Date. 

(b)        Tenant’s Agents.  All major trade
subcontractors and suppliers used by Tenant (such major trade subcontractors and material suppliers along with all other laborers, materialmen, and suppliers, and the Contractor to be known collectively as “Tenant’s Agents”)
must be approved in writing by Landlord, which approval shall not be unreasonably withheld, conditioned or delayed, provided that, subject to the terms hereof, Tenant shall cause Landlord’s designated structural, mechanical and life safety
subcontractors to be retained in connection with the Tenant Improvements. If Landlord does not approve any of Tenant’s proposed subcontractors, laborers, materialmen or suppliers, Tenant shall submit other proposed subcontractors, laborers,
materialmen or suppliers for Landlord’s written approval. The Contractor and the Contractor’s subcontractors (collectively, “Tenant’s Contractors”) and their respective workers shall conduct their activities in and
around the Premises, the Building and the Project in a harmonious relationship with all other subcontractors, laborers, materialmen and supplies at the Premises, the Building and the Project. 

  
 B-7

3.2.        Construction of Tenant Improvements by Tenant’s
Agents. 
 (a)        Construction
Contract.  Prior to Tenant’s execution of the construction contract and general conditions with Contractor (the “Contract”), Tenant shall submit the Contract to Landlord for its approval, which approval shall not
be unreasonably withheld or delayed. Prior to the commencement of the construction of the Tenant Improvements, and after Tenant has accepted all bids for the Tenant Improvements, Tenant shall provide Landlord with a detailed breakdown, by trade, of
the final costs to be incurred or which have been incurred in connection with the design and construction of the Tenant Improvements to be performed by or at the direction of Tenant or the Contractor. Landlord acknowledges that it has approved the
Approved Construction Contract. 
 (b)        Tenant’s
Agents. 
 (i)        Landlord’s General Conditions for
Tenant’s Agents and Tenant Improvement Work.  Tenant’s and Tenant’s Agent’s construction of the Tenant Improvements shall comply with the following: (A) the Tenant Improvements shall be constructed in
conformance with the Approved Construction Drawings; (B) Tenant’s Contractors shall submit schedules of all work relating to the Tenant Improvements to Landlord and Landlord shall, within five (5) Business Days of receipt thereof,
inform Tenant and Tenant’s Contractors of any changes which are reasonably necessary thereto in order to avoid interference with Landlord’s work or unreasonable disruption of existing tenants and Tenant’s Contractors shall adhere to
such corrected schedule; and (C) Tenant shall abide by all construction guidelines and reasonable rules made by Landlord’s Project manager with respect to any matter, within reason, in connection with this Tenant Work Letter, including,
without limitation, the construction of the Tenant Improvements. 

(ii)        Indemnity.   Tenant’s indemnity of Landlord as
set forth, qualified and conditioned in this Lease shall also apply with respect to any and all costs, losses, damages, injuries and liabilities related in any way to any act or omission of Tenant or Tenant’s Agents, or anyone directly or
indirectly employed by any of them, or in connection with Tenant’s nonpayment of any amount arising out of the Tenant Improvements and/or Tenant’s disapproval of all or any portion of any request for payment. The waivers of subrogation set
forth in this Lease pertaining to property damage shall be fully applicable to damage to property arising as a result of any work performed pursuant to the terms of this Tenant Work Letter. 

(iii)        Requirements of Tenant’s
Agents.  Tenant’s Contractor shall guarantee to Tenant and for the benefit of Landlord that the portion of the Tenant Improvements for which it is responsible shall be free from any defects in workmanship and materials for a
period of not less than one (1) year from the date of completion thereof. Tenant’s Contractor shall be responsible for the replacement or repair, without additional charge, of all work done or furnished in accordance with its contract that
shall become defective within one (1) year after final completion. All such warranties or guarantees as to materials or workmanship of or with respect to the Tenant Improvements shall be contained in the Contract or subcontract and shall be
written such that such guarantees or warranties shall inure to the benefit of both Landlord and Tenant, as their respective interests may appear, and can be directly enforced by either. Tenant covenants to give to Landlord any assignment or other
assurances which may be necessary to effect such right of direct enforcement. 

  
 B-8

 (iv)        Insurance
Requirements. 
 (A) General Coverages.  All of Tenant’s Agents shall carry
worker’s compensation insurance covering all of their respective employees, and shall also carry public liability insurance, including property damage, all with limits, in form and with companies as are required to be carried by Tenant as set
forth in this Lease (provided that the limits of liability to be carried by Tenant’s Agents and Contractor, shall be in an amount which is customary for such respective Tenant’s Agents employed by tenants constructing improvements in the
Comparable Buildings), and the policies therefor shall insure Landlord and Tenant, as their interests may appear, as well as the Contractor and subcontractors. 

(B) Special Coverages.  Contractor shall carry “Builder’s All Risk” insurance, in an
amount approved by Landlord but not more than the amount of the Contract, covering the construction of the Tenant Improvements, and such other insurance as Landlord may reasonably require, it being understood and agreed that the Tenant Improvements
shall be insured by Tenant pursuant to this Lease immediately upon completion thereof. Such insurance shall be in amounts and shall include such extended coverage endorsements as may be reasonably required by Landlord (to the extent they are
generally required by landlords of Comparable Buildings) and shall be in a form and with companies as are required to be carried by Tenant pursuant to the terms of this Lease. 

(C) General Terms.  Certificates for all insurance carried pursuant to this Section 3.2(b)(iv)
shall be delivered to Landlord before the commencement of construction of the Tenant Improvements and before the Contractor’s equipment is moved onto the Project. All such policies of insurance must contain a provision that the company writing
said policy will give Landlord thirty (30) days’ prior notice of any cancellation or lapse of the effective date or any reduction in the amounts of such insurance. In the event that the Tenant Improvements are damaged by any cause during
the course of the construction thereof and this Lease is not terminated, Tenant shall immediately repair the same at Tenant’s sole cost and expense. Tenant’s Agents shall maintain all of the foregoing insurance coverage in force until the
completion of the Tenant Improvements. All such insurance relating to property, except Workers’ Compensation, maintained by Tenant’s Agents shall preclude subrogation claims by the insurer against anyone insured thereunder. Such insurance
shall provide that it is primary insurance as respects the owner and that any other insurance maintained by Landlord is excess and noncontributing with the insurance required hereunder. The requirements for the foregoing insurance shall not derogate
from the provisions for indemnification of Landlord by Tenant under Section 3.2(b)(ii) of this Tenant Work Letter and Tenant’s right with respect to the waiver of subrogation. 

(c)        Governmental Compliance.  The Tenant Improvements
shall comply in all respects with the following: (i) all Laws; and (ii) building material manufacturer’s specifications. 

  
 B-9

 (d)        Inspection by
Landlord.  Landlord shall have the right to inspect the Tenant Improvements at all reasonable times; provided, however, that Landlord’s failure to inspect the Tenant Improvements shall in no event constitute a waiver of any of
Landlord’s rights hereunder nor shall Landlord’s inspection of the Tenant Improvements constitute Landlord’s approval of the same. In the event that Landlord should disapprove of any portion of the Tenant Improvements during an
inspection, Landlord shall notify Tenant in writing within a reasonable time of such inspection of such disapproval and shall specify in reasonably sufficient detail the items disapproved. Any defects or deviations in, and/or disapprovals in
accordance herewith by Landlord of, the Tenant Improvements shall be rectified by Tenant at Tenant’s expense and at no expense to Landlord; provided, however, that in the event Landlord determines that a defect or deviation exists or reasonably
disapproves of any matter in connection with any portion of the Tenant Improvements, Landlord may, following notice to Tenant and a reasonable period of time for Tenant to cure, take such action as Landlord deems reasonably necessary to correct the
same, at Tenant’s expense, and at no additional expense to Landlord, and without incurring any liability on Landlord’s part. 
 (e)        Meetings.  Commencing upon the execution of this Lease, Tenant shall hold periodic meetings at a reasonable time, with the Architect and
the Contractor regarding the progress of the preparation of Construction Drawings and the construction of the Tenant Improvements, which meetings shall be held at a location reasonably designated by Landlord, and Landlord and/or its agents shall
receive prior notice of, and shall have the right to attend, all such meetings, and, upon Landlord’s request, certain of Tenant’s Agents shall attend such meetings. In addition, minutes shall be taken at all such meetings, a copy of which
minutes shall be promptly delivered to Landlord. 

3.3.        Notice of Completion; Copy of Record Set of
Plans.  Within ten (10) days after completion of construction of the Tenant Improvements, Tenant shall prepare a Notice of Completion, which Landlord shall execute if factually correct, and Tenant shall cause such Notice of
Completion to be recorded in the appropriate office of the county recorder in accordance with Section 3093 of the Civil Code of the State of California or any successor statute, and shall furnish a copy thereof to Landlord upon such
recordation. If Tenant fails to do so, Landlord may execute and file the same on behalf of Tenant as Tenant’s agent for such purpose, at Tenant’s sole cost and expense. At the conclusion of construction, (i) Tenant shall cause the
Architect and Contractor (A) to update the Approved Construction Drawings as necessary to reflect all changes made to the Approved Construction Drawings during the course of construction, (B) to certify to the best of their knowledge that
the updated drawings are true and correct, which certification shall survive the expiration or termination of this Lease, and (C) to deliver to Landlord two (2) CD-ROMs of such updated Approved Construction Drawings, in CAD format, within
thirty (30) days following issuance of a certificate of occupancy for the Premises, (ii) Tenant shall deliver to Landlord a copy of all LEED-EB requirement records indicating compliance with the Specifications relating to the LEED-EB
Specifications, and (iii) Tenant shall deliver to Landlord a copy of all warranties, guaranties, and operating manuals and information relating to the Tenant Improvements. 

  
 B-10

	 4.
	 MISCELLANEOUS 

 4.1.        Tenant’s Representative.  Tenant has designated Brian Griggs as its sole representative with respect to the matters
set forth in this Tenant Work Letter, who shall have full authority and responsibility to act on behalf of the Tenant as required in this Tenant Work Letter. 
 4.2.        Landlord’s Representative.  Landlord has designated Anne Sparks as its sole representative with respect to the
matters set forth in this Tenant Work Letter, who, until further notice to Tenant, shall have full authority and responsibility to act on behalf of the Landlord as required in this Tenant Work Letter. 

4.3.        Reimbursement of Landlord
Costs.  Tenant shall reimburse Landlord for all actual out-of-pocket costs in reviewing plans and documents and in monitoring construction, including, without limitation, the costs of any construction manager or third party
consultants retained by Landlord. 
 4.4.        Time of
the Essence in This Tenant Work Letter.  Unless otherwise indicated, all references herein to a “number of days” shall mean and refer to calendar days. If any item requiring approval is timely disapproved by Landlord, the
procedure for preparation of the document and approval thereof shall be repeated until the document is approved by Landlord. 
 4.5.        Tenant’s Lease Default.  Notwithstanding any terms to the contrary contained in this Lease, if Tenant is in default
of this Lease (including, without limitation, this Tenant Work Letter) at any time on or before the completion of the Tenant Improvements, then (i) in addition to all other rights and remedies granted to Landlord pursuant to the Lease, Landlord
shall have the right to withhold payment of all or any portion of the Tenant Improvement Allowance and/or Landlord may cause Contractor to cease the construction of the Tenant Improvements (in which case, Tenant shall be responsible for any delay in
the completion of the Tenant Improvements caused by such work stoppage), and (ii) all other obligations of Landlord under the terms of this Tenant Work Letter shall be suspended until such time as such default is cured pursuant to the terms of
the Lease (in which case, Tenant shall be responsible for any delay in the completion of the Tenant Improvements caused by such inaction by Landlord). Notwithstanding the forgoing, if a default by Tenant is cured, forgiven or waived, Landlord’s
suspended obligations shall be fully reinstated and resumed, effective immediately. 

4.6.        Dispute.  Any dispute in regard to
this Tenant Work Letter shall be resolved by Interim Resolution. 

  
 B-11

 Executed this 18th day of September, 2008. 

 

									
		
	 LANDLORD:
	 	 6200 Stoneridge Mall Road Investors, LLC,

a Delaware limited liability company

			
		 	 By:
	 	 TPF Equity REIT Operating Partnership LP, its sole member

				
		 		 	 By:
	 	 TPF Equity REIT Operating Partnership GP LLC, its general partner

					
		 		 		 	 By:
	 	 /s/ Timothy J. Cahill

									
		 		 		 	 Name:
	 	 Timothy J. Cahill

 
									
		 		 		 	 Title:
	 	 Executive Director – Asset Management

  

									
		
	 TENANT:
	 	 Workday, Inc.,
 a Nevada corporation

			
		 	 By:
	 	 /s/ Steve Hill

									
		 	 Name:
	 	 Steve Hill

 
									
		 	 Title:
	 	 

  
 B-12

 EXHIBIT C 
 RULES AND REGULATIONS 
 This exhibit, entitled “Rules
and Regulations,” is and shall constitute Exhibit C to the Lease Agreement, dated as of the Lease Date, by and between Landlord and Tenant for the Premises. The terms and conditions of this Exhibit C are hereby
incorporated into and are made a part of the Lease. Capitalized terms used but not otherwise defined in this Exhibit C have the meanings ascribed to such terms in the Lease. 

1.    Tenant shall not use any method of heating or air conditioning other than that supplied by
Landlord without the consent of Landlord. 
 2.    All window coverings installed by Tenant
and visible from the outside of the Building require the prior written approval of Landlord. 

3.    Tenant shall not use, keep or permit to be used or kept any foul or noxious gas or substance or
any flammable or combustible materials on or around the Premises, except to the extent that Tenant is permitted to use the same under the terms of Paragraph 33 of the Lease. 

4.    Tenant shall not alter any lock or install any new locks or bolts on any door at the Premises
without the prior consent of Landlord. 
 5.    Tenant shall not make any duplicate keys or
key cards to the Premises or the Building without the prior consent of Landlord. 

6.    Tenant shall park motor vehicles in Parking Areas designated by Landlord except for loading and
unloading. During those periods of loading and unloading, Tenant shall not unreasonably interfere with traffic flow around the Building or the Project and loading and unloading areas of other tenants. Tenant shall not park motor vehicles in
designated Parking Areas after the conclusion of normal daily business activity. 

7.    Tenant shall not disturb, solicit or canvas any tenant or other occupant of the Building or the
Project and shall cooperate to prevent same. 
 8.    No person shall go on the roof without
Landlord’s permission. 
 9.    Business machines and mechanical equipment belonging to
Tenant which cause noise or vibration that may be transmitted to the structure of the Building, to such a degree as to be objectionable to Landlord or other tenants, shall be placed and maintained by Tenant, at Tenant’s expense, on vibration
eliminators or in noise-dampening housing or other devices sufficient to eliminate noise or vibration. 

10.    All goods, including material used to store goods, delivered to the Premises of Tenant shall
be immediately moved into the Premises and shall not be left in parking or receiving areas overnight. 

  
 C-1

 11.    Tenant shall not store or permit the storage or
placement of goods or merchandise in or around the common areas surrounding the Premises. No displays or sales of merchandise shall be allowed in the parking lots or other common areas. 

12.    Tenant shall not permit any animals, including, but not limited to, any household pets (but
excluding service animals, which are permitted), to be brought or kept in or about the Premises, the Building, the Project or any of the common areas. 

  
 C-2

 EXHIBIT D 
 FORM OF ESTOPPEL CERTIFICATE 

                   
             , a
                                 (“Tenant”) hereby certifies to
             and its successors and assigns that Tenant leases from
                                , a
                             (“Landlord”) approximately
             square feet of space (the “Premises”) in
                     pursuant to that certain Lease Agreement dated
                    , 20       by and between Landlord and Tenant, as amended by
                                 (collectively, the “Lease”), a
true and correct copy of which is attached hereto as Exhibit A. Tenant hereby certifies to
                                , that as of the date hereof: 

1.    The Lease is in full force and effect and has not been modified, supplemented or amended,
except as set forth in the introductory paragraph hereof. 
 2.    Tenant is in actual
occupancy of the Premises under the Lease and Tenant has accepted the same. Landlord has performed all obligations under the Lease to be performed by Landlord, including, without limitation, completion of all tenant work required under the Lease and
the making of any required payments or contributions therefor, except as follows:
                                         
       . Tenant is not entitled to any further payment or credit for tenant work, except as follows:
                                         
           . 
 3. The initial term of the Lease
commenced                 , 20       and shall expire
                , 20      . Tenant has the following rights to renew or extend the term of the Lease or to expand the
Premises:
                                         
   . 
 4. Tenant has not paid any rentals or other payments more than one (1) month in
advance, except as follows:
                                         
   . 
 5. Base Rent payable under the Lease is
                     Dollars ($            ). Base Rent and additional Rent
have been paid through                     , 20      . There currently exists no claims, defenses, rights
of set-off or abatement to or against the obligations of Tenant to pay Base Rent or Additional Rent or relating to any other term, covenant or condition under the Lease, except as follows:
                                         
   . 
 6. There are no concessions, bonuses, free months’ rent, rebates or other matters
affecting the rentals, except as follows:
                                         
   . 
 7. No security or other deposit has been paid with respect to the Lease, except as
follows:
                                         
   . 
 8. Landlord is not currently in default under the Lease and there are no events or
conditions existing which, with or without notice or the lapse of time, or both, could constitute a default of Landlord under the Lease or entitle Tenant to offsets or defenses against the prompt payment of rent, except as follows:
                                         
   . Tenant is not in default under any of the terms and conditions of the Lease nor is there now any fact or condition which, with notice or lapse of time or both, will become such a default. 

  
 D-1

 9. Tenant has not assigned, transferred, mortgaged or otherwise encumbered
its interest under the Lease, nor subleased any of the Premises nor permitted any person or entity to use the Premises, except as follows:
                                         
   . 
 10. Tenant has no rights of first refusal to purchase, or options to purchase, the
property of which the Premises is a part. 
 11. The Lease represents the entire agreement between the parties
with respect to Tenant’s right to use and occupy the Premises. 
 Tenant acknowledges that the parties to
whom this certificate is addressed will be relying upon the accuracy of this certificate in connection with their acquisition and/or financing of the Premises. 
 IN WITNESS WHEREOF, Tenant has caused this certificate to be executed this            day of
                , 20__. 
  

			
	 TENANT:
	  	 _______________________________________________________________________,

a ______________________________________________________________________

		
		  	 By: ____________________________________________________________________

Name: __________________________________________________________________

Title: ___________________________________________________________________

  
 D-2

 EXHIBIT E 
 SECURITY DEPOSIT AMOUNT 
 For reference purposes only, the
amount of the Security Deposit required to be delivered by Tenant, from time to time, shall comprise the following categories: “Base Rent Security,” “TI Security,” “Commission Security,” and “Eloan Security.”
Tenant shall deliver to Landlord the various components of the Security Deposit relative to the Phase I Premises, the Phase II Premises, the 6210 Expansion Premises (if any), the 6230 Additional Space (of any), and the 6210 Additional Space (if
any), in the amounts and on the due dates set forth below. 
 PHASE I PREMISES 

 

					
	Due Date	  	Category	  	Amount
	 Within five (5) Business Days following the Lease Date
	  	 Eloan Security
	  	$769,300.00
	 July 1,2010
	  	 Base Rent Security
	  	$733,912.00
	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 TI Security
	  	 An amount equal to the requested Tenant
Improvement Allowance with respect to the Phase I Premises

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 Commission Security
	  	 An amount equal to the total aggregate
commissions paid or payable by Landlord with respect to the Phase I Premises

 PHASE II PREMISES 
  

					
	Due Date	  	Category	  	Amount
	 Commencement Date respecting the Phase II Premises
	  	 Base Rent Security
	  	 An amount equal to nine (9) months’
average Base Rent (over the term applicable thereto)

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 TI Security
	  	 An amount equal to the requested Tenant
Improvement Allowance with respect to the Phase II Premises

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 Commission Security
	  	 An amount equal to the total aggregate
commissions paid or payable by Landlord with respect to the Phase II Premises

  
 E-1

 6210 EXPANSION PREMISES 

 

					
	Due Date	  	Category	  	Amount
	 Concurrent with the mutual execution of a 6210 Expansion Amendment in accordance with Paragraph 58 of the
Lease
	  	 Base Rent Security
	  	 An amount equal to six (6) months’
average Base Rent (over the term applicable thereto) for any such 6210 Expansion Space

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 TI Security
	  	 An amount equal to the requested Tenant
Improvement Allowance with respect to any such 6210 Expansion Space

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 Commission Security
	  	 An amount equal to the total aggregate
commissions paid or payable by Landlord with respect to any such 6210 Expansion Space

 6230 EXPANSION PREMISES 
 OR 6230 ADDITIONAL SPACE 
  

					
	Due Date	  	Category	  	Amount
	 Concurrent with the mutual execution of a 6230 Expansion Agreement in accordance with Paragraph 59 of the
Lease.
	  	 Base Rent Security
	  	 An amount equal to six (6) months’
average Base Rent (over the term applicable thereto) for any such 6230 Expansion Premises or 6230 Additional Space

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 TI Security
	  	 An amount equal to the requested Tenant
Improvement Allowance with respect to any such 6230 Expansion Premises or 6230 Additional Space

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 Commission Security
	  	 An amount equal to the total aggregate
commissions paid or payable by Landlord with respect to any such 6230 Expansion Premises or 6230 Additional Space

  
 E-2

 6210 ADDITIONAL SPACE 

 

					
	Due Date	  	Category	  	Amount
	 Concurrent with the mutual execution of a written agreement for 6210 Additional Space in accordance with
Paragraph 60 of the Lease
	  	 Base Rent Security
	  	 An amount equal to six (6) months’
average Base Rent (over the term applicable thereto) for any such 6210 Additional Space

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 TI Security
	  	 An amount equal to the requested Tenant
Improvement Allowance with respect to any such 6210 Additional Space

	 The date which is three (3) days prior to the date of Landlord’s payment of such
amount
	  	 Commission Security
	  	 An amount equal to the total aggregate
commissions paid or payable by Landlord with respect to any such 6210 Additional Space

  
 E-3

 SECURITY DEPOSIT BURN DOWN 

Tenant shall be permitted to reduce all or certain portions of the Security Deposit as set forth below. In order to
effect any such reductions in the Security Deposit, Tenant shall either deliver an amendment to the existing Letter of Credit(s) or replacement letter(s) of credit in the new amount that otherwise complies with all other applicable requirements
specified in Paragraph 7 of the Lease, or in the event Landlord is holding cash, such amounts shall be returned to Tenant. Notwithstanding anything in this Exhibit E to the contrary (i) there shall be no return or reduction of the
Security Deposit (or any portion thereof) to Tenant at any time while Tenant is in default of any of its obligations under this Lease, and (ii) in no event shall the aggregate amount of the Security Deposit ever be less than three
(3) months of Base Rent (based on the average rental rate for the term of the Lease) for the entire Premises. 
 Burn
Down of Eloan Security 
 Provided that during the twelve (12) month period immediately preceding the
effective date of any reduction of the Base Rent Security, (1) Tenant has timely paid all Rent due under this Lease (within the applicable cure or grace period), and (2) Tenant has not been in default under any provision of this Lease and
failed to cure such default within any applicable cure period, then Tenant shall have the right to eliminate the Eloan Security effective as of June 30, 2010. 
 Burn Down of Base Rent Security Amounts 
 Provided that
during the twelve (12) month period immediately preceding the effective date of any reduction of the Base Rent Security for each portion of the Premises, (1) Tenant has timely paid all Rent due under this Lease (within the applicable cure
or grace period), and (2) Tenant has not been in default under any provision of this Lease and failed to cure such default within any applicable cure period, then (i) Tenant shall have the right to reduce the amount of the Base Rent
Security for each of the Phase I Premises and the Phase II Premises by an amount equal to three (3) months average Base Rent for each such portion of the Premises, effective as of July 1, 2011, (ii) Tenant shall have the right to
reduce the amount of the Base Rent Security for each of the Phase I Premises and the Phase II Premises to an amount equal to three (3) months average Base Rent for each such portion of the Premises, effective as of July 1, 2013, and
(iii) Tenant shall have the right to reduce the amount of the Base Rent Security for any other portion of the Premises to an amount equal to three (3) months average Base Rent for such portion of the Premises, effective as of first day of
the thirty-seventh (37th) month following
Landlord’s delivery of possession of each such portion of the Premises. For the avoidance of doubt, Landlord and Tenant acknowledge that the average monthly Base Rent, as used herein, shall be calculated based on the Rentable Area of the
portion of the Premises in question, multiplied by the average monthly Base Rate over the Term for such portion of the Premises. The average monthly Base Rate for the Phase I Premises and the Phase II Premise is agreed to be Two and 65/100
Dollars ($2.65). 

  
 E-4

 Burn Down of TI Security and Commission Security 

Provided that during the twelve (12) month period immediately preceding the effective date of any reduction of the
TI Security or Commission Security for each portion of the Premises, (1) Tenant has timely paid all Rent due under this Lease (within the applicable cure or grace period), and (2) Tenant has not been in default under any provision of this
Lease and failed to cure such default within any applicable cure period, then Tenant shall have the right to reduce the amount of the TI Security and/or Commission Security for each such portion of the Premises on a quarterly basis in an amount
equal to $4.50 per square foot of Rentable Area of each such portion of the Premises (or by the then remaining amount of TI Security and Commission Security if less than $4.50 per square foot of Rentable Area of such portion of the Premises)
commencing (i) as of July 1, 2011 for the Phase I Premises and the Phase II Premises, and (ii) as of the first day of the thirteenth (13th) month following the Landlord’s delivery of possession respecting any other portion of the Premises. Any
such quarterly reductions to be effected as of January 1st,
April 1st, July 1st, and October 1st of each calendar year. 

Burn Down of entire Security Deposit for Capital Markets Transaction 

Provided that during the twelve (12) month period immediately preceding the effective date of any reduction of the
Security Deposit, (1) Tenant has timely paid all Rent due under this Lease (within the applicable cure or grace period), and (2) Tenant has not been in default under any provision of this Lease and failed to cure such default within any
applicable cure period, then Tenant shall have the right to reduce the total amount of the Security Deposit based on the following: If Tenant successfully completes an initial public offering of its capital stock, is listed as a public company on a
national securities exchange and has a market capitalization equal to or exceeding One Hundred Million Dollars ($100,000,000.00) for a period of at least six (6) consecutive months, then Tenant shall have the right to reduce the total amount of
the Security Deposit to an amount equal to three (3) months of Base Rent (based on the blended average rental rate for the term of the Lease); provided, however, that in no event shall Tenant be permitted to reduce all or any portion of the
Security Deposit prior to July 1, 2011. 

  
 E-5

 EXHIBIT F 
 JANITORIAL SPECIFICATIONS 
 The following building standard janitorial and
cleaning services shall be provided Monday through Friday, 5 days a week, and/or at such other times as may be mutually agreed upon. 
  

	 	 A.
	 Tenant Office Areas 

  

	 	 1.
	 Empty, clean and damp dust all waste receptacles and remove waste paper and rubbish from the Premises nightly, wash receptacles as necessary.
Recycled materials including paper, aluminum and glass will be picked up nightly. 

  

	 	 2.
	 Weekly vacuum all rugs and carpeted areas in the Tenant Office Areas. 

 

	 	 3.
	 Weekly hand dust and wipe clean with damp or treated cloth all office furniture, files, fixtures, window sills and all other horizontal surfaces;
once every three weeks for vertical paneled surfaces; wash window sills when necessary. 

  

	 	 4.
	 Weekly spot clean, including remove finger marks, dirt, stains, graffiti and smudges from vertical surfaces, including doors, door frames, glass,
around light switches, private entrance glass, painted walls, and partitions. 

  

	 	 B.
	 Conference Rooms, Common Areas, and Kitchenettes 

  

	 	 1.
	 Empty, clean and damp dust all waste receptacles and remove waste paper and rubbish from the Premises nightly, wash receptacles as necessary.
Recycled materials including paper, aluminum and glass will be picked up nightly. 

  

	 	 2.
	 Vacuum nightly all rugs and carpeted areas in the lobbies and corridors. 

 

	 	 3.
	 Nightly hand dust and wipe clean with damp or treated cloth all office furniture, files, fixtures, window sills and all other horizontal surfaces;
once every three weeks for vertical paneled surfaces; wash window sills when necessary. 

  

	 	 4.
	 Nightly damp wipe all glass furniture tops. 

  

	 	 5.
	 Nightly spot clean, including remove finger marks, dirt, stains, graffiti and smudges from vertical surfaces, including doors, door frames, glass,
around light switches, private entrance glass, painted walls, elevator doors, and partitions. 

  

	 	 6.
	 Wash clean all water fountains nightly. 

  

	 	 7.
	 Police all stairwells throughout the project daily and keep in clean condition. 

 

	 	 8.
	 Nightly damp mop spillage in non-carpeted office and public areas. 

 

	 	 9.
	 Nightly damp dust all telephones, desks and other furniture tops. 

 

	 	 C.
	 Washrooms 

  

	 	 1.
	 Wet mop, sanitize, rinse and dry floors nightly. 

  

	 	 2.
	 Scrub floors, baseboards and walls as necessary. 

  

	 	 3.
	 Clean all mirrors, bright work and enameled surfaces nightly. 

 

	 	 4.
	 Wash and disinfect all basins, urinals and bowls nightly using nonabrasive cleaners to remove stains and nightly clean undersides of rim of urinals
and bowls. 

  
 F-1

	 	 5.
	 Wash both sides of all toilet seats with soap, water and disinfectant nightly. 

 

	 	 6.
	 Nightly damp wipe and wash with disinfectant when necessary, partitions, tile walls and outside surface of dispensers and receptacles.

  

	 	 7.
	 Empty and sanitize receptacles and sanitary disposals nightly; thoroughly clean and wash at least once per week. 

 

	 	 8.
	 Fill toilet tissue, facial tissue, soap, paper towel dispensers, and sanitary napkin dispensers nightly. 

 

	 	 9.
	 Clean flushometer, piping, toilet seat hinges and other metal work nightly. 

 

	 	 10.
	 Wash and polish walls, partitions, tile walls and enamel surfaces from trim to floor monthly. 

 

	 	 11.
	 Vacuum all louvers, ventilating grilles and dust light fixtures weekly. 

 

	 	 NOTE:    
	 It is the intention to keep washrooms thoroughly cleaned and not to use a disinfectant to kill odor. If a disinfectant is necessary, an odorless
product will be used. 

  

	 	 D.
	 Floors 

  

	 	 1.
	 All ceramic tile, marble and terrazzo floors to be swept nightly and washed, scrubbed and buffed as needed. 

 

	 	 2.
	 Vinyl asbestos, asphalt, vinyl, rubber or other composition floors and bases to be swept nightly using dust down preparation; such floors in public
areas or on multi-tenant floors to be waxed and buffed monthly. 

  

	 	 3.
	 Tile floors in all areas will be waxed and buffed monthly. 

 

	 	 4.
	 Floors re-waxed and old wax removed as necessary. 

  

	 	 5.
	 Carpeted areas and rugs to be vacuumed cleaned nightly. Return chairs and waste containers to proper positions. 

 

	 	 6.
	 Carpet shampooing will be performed upon Tenant’s request as an additional service. 

 

	 	 7.
	 All carpeted floor areas to be spot cleaned nightly. 

 

	 	 8.
	 Clean chair mats weekly. 

  

	 	 E.
	 Glass 

  

	 	 1.
	 Clean office relight glass every six (6) months. Any additional cleaning to be at Tenant’s expense. 

 

	 	 2.
	 Clean glass entrance doors and adjacent glass panels nightly. 

 

	 	 3.
	 Clean partition glass, office relights, and interior glass doors quarterly. 

 

	 	 4.
	 Spot clean exterior of ground floor glass nightly. 

 

	 	 F.
	 High Dusting (Quarterly) 

  

	 	 1.
	 Dust and wipe clean closet shelving when empty and carpet sweep and dry mop floors in closets if such are empty. 

  
 F-2

	 	 2.
	 Dust clean all vertical surfaces such as walls, partitions, doors, door bucks and other surfaces above shoulder height.

  

	 	 3.
	 Damp dust ceiling air-conditioning diffusers, wall grilles, registers and other ventilating louvers. 

 

	 	 4.
	 Dust the exterior (i.e., below ceiling) surfaces of all lighting fixtures, including glass and plastic enclosures, pendant lighting, and
aluminum louvers. 

  

	 	 G.
	 Day Service 

  

	 	 1.
	 At least once daily, check men’s and women’s washrooms for cleanliness and supplies. 

 

	 	 2.
	 As needed, supply toilet tissue, facial tissue, soap, paper towels in men’s and women’s washrooms and sanitary napkins in women’s
washroom. 

  

	 	 3.
	 As needed, empty trash, clean mirrors, stainless and counter tops and sweep floors in men’s and women’s washrooms.

  

	 	 4.
	 As needed, vacuuming of elevator cabs will be performed. 

 

	 	 5.
	 Empty and clean all ash trays, screen all sand urns and supply and replace sand as necessary. 

 

	 	 6.
	 Perform constant surveillance of public areas to insure cleanliness. 

 

	 	 H.
	 General 

  

	 	 1.
	 Wipe all interior metal window frames, mullions, and other unpainted interior metal surfaces of the perimeter walls of the building each time the
interior of the windows is washed. 

  

	 	 2.
	 Keep slop sink rooms in a clean, neat and orderly condition at all times. 

 

	 	 3.
	 Wipe clean all metal hardware fixtures nightly and polish bright work as necessary. 

 

	 	 4.
	 Dust and/or wash all directory boards as required and remove fingerprints and smudges nightly. 

 

	 	 5.
	 Maintain building lobby, corridors and other public areas in a clean condition. 

 

	 	 6.
	 Janitorial services must respond to emergencies within a timely manner to prevent further damage from flooding. 

  
 F-3

 EXHIBIT G 
 FORM OF LETTER OF CREDIT 
  

			
	 6200 Stoneridge Mall Road Investors LLC
	  	Letter of Credit No.           
	 c/o UBS Realty Investors LLC
 455 Market Street, Suite 1540
 San Francisco, California 94105
	  	Date: September 19, 2008

 Ladies and Gentlemen: 
 At the request and for the account of Workday, Inc., 2033 North Main Street, Suite 500, Walnut Creek, CA 94596 (“Applicant”), we hereby establish our Irrevocable Letter of Credit in your favor
in the amount of Nine Hundred Sixty-Six Thousand Thirty Three United States Dollars (US$966,033.00) available with us at our above office by payment of your draft(s) drawn on us at sight accompanied by your signed and dated statement worded as
follows with the instructions in brackets therein complied with: 
 “The undersigned, an authorized
representative of the beneficiary (“Beneficiary”) of Wells Fargo Bank Letter of Credit No.
                             (the “Wells Credit”) hereby certifies that Beneficiary is
entitled, under that certain Office Lease Agreement, dated September 18, 2008, by and between Applicant, as Tenant, and Beneficiary, as Landlord (as such Lease Agreement may be, from time to time, amended restated or replaced), to payment in
the amount of USD                             .” 

This Letter of Credit expires at our above office on June 30, 2010 (“Expiration Date”). 

Partial and multiple drawings are permitted under this Letter of Credit. In the event Beneficiary elects to draw upon
this Letter of Credit for less than the full stated amount hereof, the amount available under this Letter of Credit will be reduced by the amount of any partial drawings hereunder. 

Each draft must be marked “Drawn under Wells Fargo Bank, N.A. Letter of Credit No.
                    .” 
 Each draft must also be accompanied by the original of this Letter of Credit for our endorsement on this Letter of Credit of our payment of such draft. If any instructions accompanying a drawing under
this Letter of Credit request that payment is to be made by transfer to an account with us or at another bank, we and/or such other bank may rely on an account number specified in such instructions even if the number identifies a person or entity
different from the intended payee. 
 This Letter of Credit is transferable one or more times, but in each instance to a single
transferee and only in the full amount available to be drawn under the Letter of Credit at the time of such transfer. Any such transfer may be affected only through ourselves and only upon presentation

  
 G-1

 
to us at our above-specified office of a duly executed instrument of transfer in the format attached hereto as Exhibit A together with the original of this Letter of Credit. Any transfer of this
Letter of Credit may not change the place of expiration of this Letter of Credit from our above-specified office. Each transfer shall be evidenced by our endorsement on the reverse of the original of this Letter of Credit, and we shall deliver the
original of this Letter of Credit so endorsed to the transferee. All charges in connection with any transfer of this Letter of Credit are for the Applicant’s account. This Letter of Credit is subject to the Uniform Customs and Practice For
Documentary Credits (2007 Revision), International Chamber of Commerce Publication No. 600 (the “UCP”), and engages us in accordance therewith. 

 

			
	 Very truly yours,

	
	 WELLS FARGO BANK, N.A.

		
	 BY:
	 	 
	 (AUTHORIZED SIGNATURE)

  
 G-2

			
		  	 Exhibit A

		  	 Wells Fargo Bank, N.A.

		  	 Letter of Credit No.             

		  	
Date:                           
        

 Wells Fargo Bank, N.A. 
 Trade Services Division, Northern California 
 One Front
Street, 21st Floor 

San Francisco, California 94111 
 Subject: Your Letter of Credit No.                  

Ladies and Gentlemen: 
 For value received, we hereby irrevocably assign and transfer all our rights under the above-captioned Letter of Credit, as heretofore and hereafter amended, extended or increased, to: 

 

			
	 	 	
	 [insert name of transferee]
	 	
		
	 	 	
		
	 	 	
	 [insert address]
	 	

 By this transfer, all of our rights in the Letter of Credit are transferred to the transferee, and the
transferee shall have sole rights as beneficiary under the Letter of Credit, including sole rights relating to any amendments, whether increases or extensions or other amendments, and whether now existing or hereafter made. You are hereby
irrevocably instructed to advise future amendment(s) of the Letter of Credit to the transferee without our consent or notice to us. Enclosed are the original Letter of Credit and the original of all amendments to this date. Please notify the
transferee of this transfer and of the terms and conditions of the Letter of Credit as transferred. This transfer will not become effective until the transferee is so notified. 

 

			
	 Very truly yours,

	
	 [insert name of transferor]

	 By: 
	 	 

 
			
	 Name: 
	 	 

 
			
	 Title: 
	 	 

 Signature of Transferor Guaranteed  

[insert name of bank] 

			
	 By: 
	 	 

			
	 Name: 
	 	 

			
	 Title: 
	 	 
	 [a corporate notary acknowledgement or

a certificate of authority with corporate seal is
 acceptable in lieu of bank guarantee above]

  
 G-3

 EXHIBIT H 
 6210 EXPANSION PREMISES 
  

			
	Suite
Number	  	Size
	100	  	13,766
	120	  	5,961
	140	  	6,436
	200	  	12,295
	220	  	5,360
	240	  	13,150
	300	  	14,953
	320	  	11,979
	340	  	3,874
	400	  	2,553
	410	  	4,892
	450	  	9,230
	460	  	5,423
	470	  	1,178
	480	  	7,529
	500	  	30,685

  
 H-1

 EXHIBIT I 
 GENERATOR LOCATION 
 [SEE FOLLOWING PAGE] 

  
 I-1

  
 

 

  
 I-2

 EXHIBIT J 
 APPROVED SIGNAGE 
 [SEE FOLLOWING 3 PAGES] 

  
 J-1

  
 

 

  
 J-2

  
 

 

  
 J-3

  
 

 

  
 J-4Sub-Sublease Agreement

 EXHIBIT 10.9 
 SUB-SUBLEASE 
 BETWEEN 

E-LOAN, INC., a Delaware corporation 
 (“Sub-Sublandlord”) 
 and 

WORKDAY, INC., a Nevada corporation 
 (“Sub-Subtenant”) 
 6230 Stoneridge Mall Road 

Pleasanton, California 
 (Building D) 

 TABLE OF CONTENTS 

 

							
	 	  	 	  	Page	 
			
	 1.
	  	 SUBLEASE
	  	 	2	  
			
	 2.
	  	 TERM; POSSESSION
	  	 	2	  
			
	 3.
	  	 CONSENT OF MASTER LANDLORD AND MASTER SUBLANDLORD
	  	 	4	  
			
	 4.
	  	 RENT
	  	 	4	  
			
	 5.
	  	 SECURITY DEPOSIT; LETTER OF CREDIT
	  	 	5	  
			
	 6.
	  	 MASTER SUBLEASE; ASSUMPTION
	  	 	8	  
			
	 7.
	  	 SUB-SUBLANDLORD COVENANTS AND WARRANTS
	  	 	13	  
			
	 8.
	  	 CONDITION OF SUB-SUBLEASE PREMISES; FF&E; ALTERATIONS
	  	 	13	  
			
	 9.
	  	 USE; SIGNAGE, RECEPTION AREA; PARKING
	  	 	15	  
			
	 10.
	  	 ASSIGNMENT AND SUBLEASE
	  	 	16	  
			
	 11.
	  	 DEFAULTS AND REMEDIES
	  	 	17	  
			
	 12.
	  	 GENERAL INDEMNITY BY SUB-SUBTENANT
	  	 	17	  
			
	 13.
	  	 DAMAGE TO SUB-SUBTENANT’S PROPERTY
	  	 	18	  
			
	 14.
	  	 SUBTENANT’S INSURANCE
	  	 	18	  
			
	 15.
	  	 TIME
	  	 	19	  
			
	 16.
	  	 NOTICES
	  	 	19	  
			
	 17.
	  	 SURRENDER OF SUBLEASE PREMISES.
	  	 	20	  
			
	 18.
	  	 ALTERNATIVE DISPUTE RESOLUTION
	  	 	20	  
			
	 19.
	  	 GENERAL PROVISIONS
	  	 	22	  

  
 i 

 SUB-SUBLEASE 
 PLEASANTON CORPORATE COMMONS 
 6230 STONERIDGE MALL ROAD 

(BUILDING D) 
 PLEASANTON, CA 
 This Sub-Sublease is made as of
September 22, 2008 (the “Effective Date”), by and between E-Loan, Inc, a Delaware corporation (“Sub-Sublandlord”), and Workday Inc., a Nevada corporation (“Sub-Subtenant”). 

RECITALS: 
 A.        Sub-Sublandlord, as Subtenant, and Charles Schwab & Co., Inc., a California corporation (“Master Sublandlord”), as Sublandlord, entered
into that certain Sublease dated June 20, 2003, as amended by that certain First Amendment to Sublease dated June         , 2005, a copy of which is attached hereto as Exhibit A
(collectively the “Master Sublease”), covering certain premises further described in the Master Sublease (“Sublease Premises”) comprising approximately 118,134 rentable square feet (“RSF”) in that certain building known
as Building D of the Pleasanton Corporate Commons located at 6230 Stoneridge Mall Road in Pleasanton, California (the “Building”). The Master Sublease is subject and subordinate to that certain Office Building Lease dated
August 9, 2001, between Master Sublandlord, as tenant, and Master Landlord, as landlord, with respect to the Building (“Master Lease”). Capitalized terms used in this Sub-Sublease, but not defined herein, shall have the
meanings given them in the Master Sublease. 
 B.        Sub-Subtenant
desires to sub-sublet from Sub-Sublandlord a portion of the Sublease Premises consisting of the entire Fourth Floor (“Fourth Floor Premises”) containing 30,768 RSF, and a portion of the First Floor (“Initial First Floor
Premises”) of the Building containing approximately 7,588 RSF as shown on attached Exhibit B (collectively, the “Sub-Sublease Premises”), and Sub-Sublandlord desires to sub-sublease the Sub-Sublease Premises to
Sub-Subtenant on the terms, covenants and conditions contained in this Sub-Sublease. 

C.        Sub-Subtenant also desires to obtain an expansion option to sub-sublet
from Sub-Sublandlord the portion of the Sublease Premises consisting of the entire Fifth Floor of the Building (“Expansion Option # 1”) containing 30,768 RSF, as shown and described in the Master Sublease (the “Expansion Option
Premises # 1”), and Sub-Sublandlord desires to grant an option to Sub-Subtenant to sub-sublease the Expansion Option Premises # 1 on the terms, covenants and conditions contained in this Sub-Sublease. 

D.        Sub-Subtenant also desires to obtain an expansion option to sub-sublet
from Sub-Sublandlord the portion of the Sublease Premises consisting of the entire Third Floor containing 30,768 RSF, and the remainder of the First Floor of the Building containing 18,226 RSF (“Expansion Option # 2), as shown and
described in the Master Sublease (the “Expansion Option Premises # 2”), and Sub-Sublandlord desires to grant an option to Sub-Subtenant to sub-sublease the Expansion Option Premises # 2 on the terms, covenants and conditions
contained in this Sub-Sublease. 

  
 1 

 AGREEMENTS: 

NOW, THEREFORE, in consideration of the foregoing premises and the mutual covenants and promises of the parties
hereinafter set forth, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sub-Sublandlord and Sub-Subtenant agree as follows: 

 

	1.	 SUBLEASE. 

 1.1.      Effective Date.  Subject to the provisions of Article 3 below, this Sub-Sublease is effective on the Effective Date. 

1.2.      Sublease Grant.  Upon and subject to the terms, covenants and
conditions hereinafter set forth, Sub-Sublandlord hereby leases to Sub-Subtenant and Sub-Subtenant hereby leases from Sub-Sublandlord, the Sub-Sublease Premises, together with non-exclusive rights, in common with other tenants, subtenants and
occupants of the Building and the Project, to the use of all Common Areas as specified in the Master Sublease and Master Lease. 
  

	2.	 TERM; POSSESSION. 

 2.1.      Term Commencement Date.  The Term Commencement Date of this Sub-Sublease with respect to the respective portions of the Sub-Sublease Premises shall
be the date on which Sub-Sublandlord delivers actual physical possession of each of the Sub-Sublease Premises to Sub-Subtenant in accordance with the provisions of Sections 8.1 and 8.2 below. 

2.2.      Required Delivery Dates. 

(a)        Sub-Sublandlord shall deliver actual physical possession of the
Fourth Floor Premises to Sub-Subtenant in accordance with the provisions of Sections 8.1 and 8.2 below immediately upon receipt of the Consent to this transaction from Master Landlord and Master Sublandlord as specified in Article 3
hereafter (“Fourth Floor Required Delivery Date”). 

(b)      Sub-Sublandlord shall deliver actual possession of the Initial First Floor
Premises to Sub-Subtenant in accordance with the provisions of Sections 8.1 and 8.2 below, on or before October 18, 2008 (“Initial First Floor Required Delivery Date”). 

2.3.      Delay in Delivery. In the event Sub-Sublandlord fails to deliver the
Initial First Floor Premises on or before the Initial First Floor Required Delivery Date, Sub-Subtenant shall be entitled to one (1) day of free Base Rent for every day late during the first ten (10) days of delay and two (2) days of
free Base Rent for every day late thereafter (“Free Base Rent Credits”), in addition to any free Base Rent accruing prior to the Rent Commencement Date. If the Term Commencement Date for both the Initial First Floor Premises and the Fourth
Floor Premises has not occurred by November 30, 2008, for reasons other than delays caused by Sub-Subtenant, then Sub-Subtenant, in Sub-Subtenant’s sole discretion, may elect to terminate this Sub-Sublease as to either or both the Fourth
Floor Premises and/or the Initial First Floor Premises on or before January 5, 2009, by delivering written notice of such termination to Sub-Sublandlord, in which event this Sub-Sublease shall terminate entirely, or shall terminate as to the
respective terminated Sub-Sublease Premises, as of the date delivery of such termination notice and Sub-Sublandlord shall promptly return the Sub-Subtenant L-C (and/or refund any Security Deposit, if applicable) and any prepaid Base Rent to
Sub- 

  
 2 

 
Subtenant, or portions thereof, as applicable; provided, however, if Sub-Sublandlord delivers both the Initial First Floor Premises and the Fourth Floor Premises prior to January 1, 2009,
then Sub-Subtenant’s termination right shall be vitiated. 

2.4.      Term. The term of this Sub-Sublease (the “Term”) shall commence
on the respective Term Commencement Date for each Sub-Sublease Premises (including, without limitation, the Expansion Option Premises #1 and the Expansion Option Premises #2), and shall expire at 11:59 p.m., June 30, 2010 (the
“Term Expiration Date”), unless sooner terminated pursuant to any provision hereof. 

2.5.      Term Commencement Date Agreement. Sub-Sublandlord and Sub-Subtenant shall
enter into a Term Commencement Date Agreement substantially in the form of Exhibit D attached hereto confirming the Term Commencement Date promptly following the delivery of each of the Sub-Sublease Premises. 

2.6.      Rent Commencement Dates. Sub-Subtenant shall commence paying Base Rent for
the Sub-Sublease Premises as follows: 
 (a)      With respect to the Fourth
Floor Premises, pursuant to the Base Rent Schedule attached hereto as Exhibit E (the “Fourth Floor Rent Commencement Date”); however, in no event shall Base Rent commence earlier than forty-five (45) days after actual
delivery of the Fourth Floor Premises. 
 (b)      With respect to the Initial
First Floor Premises, pursuant to the Base Rent Schedule attached hereto as Exhibit E (the “Initial First Floor Rent Commencement Date”), subject to the credits specified in Section 2.3 above; however, in no event shall
Base Rent commence earlier than forty-five (45) days after actual delivery of the Initial First Floor Premises. 
 2.7.      Expansion Options. 

(a)      At any time during the Term, and so long as Sub-Subtenant is not in default
beyond applicable notice and cure periods at the time of Sub-Subtenant’s exercise, Sub-Subtenant may exercise Expansion Option #1 by written notice to Sub-Sublandlord. Sub-Sublandlord shall deliver actual physical possession of the
Expansion Option Premises #1 within ten (10) days of receipt of Sub-Subtenant’s notice in the condition specified in Section 8.2 below. Payment of Rent shall commence sixty (60) days after actual delivery of possession in
accordance with the provisions of Sections 8.1 and 8.2 below. 

(b)      Provided Sub-Subtenant has exercised Expansion Option #1 prior to
December 31, 2009, and so long as Sub-Subtenant is not in default beyond applicable notice and cure periods at the time of Sub-Subtenant’s exercise, Sub-Subtenant may exercise Expansion Option #2 by written notice to Sub-Sublandlord.
Sub-Sublandlord shall deliver actual physical possession of the Expansion Option Premises #2 not later than six (6) months [and not later than nine (9) months with respect to the data center located in Expansion Option
Premises #2] after receipt of such notice in the condition specified in Section 8.3 below. Payment of Rent shall commence sixty (60) days after delivery of possession in accordance with the provisions of Sections 8.1 and 8.2
below. 

  
 3 

	3.	 CONSENT OF MASTER LANDLORD AND MASTER SUBLANDLORD. 

3.1.      Pre-Condition. This Sub-Sublease is not and shall not be effective unless
and until Master Landlord and Master Sublandlord have delivered to Sub-Subtenant and Sub-Sublandlord Master Landlord’s consent (“UBS Consent”) and Master Sublandlord’s written consent (“Schwab Consent”) to this
Sub-Sublease in substantially the form of the attached Exhibit C (subject to such modifications as may be reasonably approved by both Sub-Sublandlord and Sub-Subtenant), and in accordance with the provisions of the Master Lease and
Master Sublease (collectively the “Consent”). If either or both Master Landlord or Master Sublandlord fail to execute and deliver the consent to this Sub-Sublease within twenty (20) days after the Effective Date of this Sub-Sublease,
Sub-Subtenant may terminate this Sub-Sublease by written notice to Sub-Sublandlord, and, in such event, this Sub-Sublease shall terminate. If either or both Master Landlord or Master Sublandlord fail to execute and deliver the Consent to this
Sub-Sublease within forty-five (45) days after the Effective Date of this Sub-Sublease, Sub-Sublandlord or Sub-Subtenant may terminate this Sub-Sublease by written notice to Sub-Subtenant and, in such event, neither party shall have any
obligations to the other party under this Sub-Sublease; provided, however, Sub-Sublandlord’s and Sub-Subtenant’s right to terminate this Sub-Sublease are conditioned upon each party exercising diligent, commercially reasonable, and good
faith efforts to obtain the Consent. Each party has an independent obligation to and shall exercise diligent, commercially reasonable and good faith efforts to obtain the Consent. 

3.2.      Refunds. Upon any termination of this Sub-Sublease pursuant to
Section 3.1 above, Sub-Sublandlord shall promptly return the Sub-Subtenant L-C and refund to Sub-Subtenant any prepaid Base Rent and any Security Deposit, if applicable. 

 

	4.	 RENT. 

 4.1.      Base Rent Fourth Floor and Initial First Floor.   Subject to the provisions of Sections 2.3 and 2.6 above, Sub-Subtenant agrees to pay
Sub-Sublandlord as base rent (“Base Rent”) for the Sub-Sublease Premises pursuant to the Base Rent Schedule attached hereto as Exhibit E. 
 4.2.      Sub-Sublease Additional Rent. In addition to the payment of Base Rent commencing with the Term Commencement Date for each of the Sub-Sublease Premises, as
applicable, Sub-Subtenant agrees to pay as additional rent under this Sub-Sublease the amount of extra services, if any, as specified in Section 4.02 of the Master Lease (“Sub-Sublease Additional Rent”); however, except for payment of
such excess services, Sub-Subtenant shall not pay any portion of Basic Operating Costs (as defined in Section 3.06 of the Master Lease) with respect to the Sub-Sublease Premises, the Sublease Premises, or the Building. To the extent that
Sub-Subtenant requires services for the Sub-Sublease Premises which are in excess of the Basic Services provided by Master Landlord under Section 4.01 of the Master Lease (e.g., after hours HVAC, additional janitorial services, excess
utility services, etc.), Sub-Subtenant shall pay for such additional services as Sub-Sublease Additional Rent. All sums payable pursuant to this Section 4.2 shall be considered Sub-Sublease Additional Rent and Sub-Sublandlord shall have all
rights and remedies available under this Sub-Sublease for Sub-Subtenant’s failure to pay same in a timely manner. 
 4.3.      Expansion Option Premises.   If Sub-Subtenant exercises Expansion Option #1 and/or Expansion Option #2, the monthly Base Rent for each of
the Expansion Option Premises #1 and the Expansion Option Premises #2 shall be computed at the rate of One Dollar and Twenty-Five Cents ($1.25) per square foot of RSF: 

  
 4 

 4.4.      Payment.   Each
monthly installment of Base Rent shall be payable in advance on the first day of each calendar month during the Term, except that Base Rent for the month of January 2009 shall be paid upon the execution hereof. If the Term commences or ends on a day
other than the first day of a calendar month, then the rent for the month in which this Sub-Sublease commences or ends shall be prorated (and paid at the beginning of each such month) in the proportion that the number of days this Sub-Sublease is in
effect during such month bears to the total number of days in such month, and such partial month’s installment shall be paid no later than the commencement of the subject month. All Rent (which shall include Base Rent, Sub-Sublease Additional
Rent, and charges requited to be paid by this Sub-Sublease) shall be paid to Sub-Sublandlord, without prior demand, and, except as expressly provided in this Sub-Sublease, without any deduction, offset, counterclaim or abatement, in lawful money of
the United States of America, at 6230 Stoneridge Mall Road, Pleasanton, CA 94588, Attention: Erich Heston, or to such other person or at such other place as Sub-Sublandlord may from time to time designate by notice to Sub-Subtenant in accordance
with Article 16 hereafter. Sub-Subtenant’s covenant to pay rent shall be independent of every other covenant in this Sub-Sublease. 
 4.2.      Late Charge.   If Sub-Subtenant fails to pay Base Rent, Sub-Sublease Additional Rent, or any other charges within five (5) Business Days of
due date, the unpaid amount will bear interest from the due date until the date of actual payment at the Applicable Rate (as defined in Section 1.06 of the Master Lease). If Sub-Subtenant fails to pay any installment of Base Rent, Sub-Sublease
Additional Rent, or other charges within five (5) Business Days after the same are due, or fails to make any other payment for which Sub-Subtenant is obligated under this Sub-Sublease, then Sub-Subtenant shall pay to Sub-Sublandlord a late
charge equal to Five Percent (5%) of the amount so payable; provided, however, that such late charge shall be waived with respect to the first (1st) occurrence of a late payment in any twelve (12) consecutive month period.
Sub-Subtenant acknowledges that a late payment will cause Sub-Sublandlord to incur costs not contemplated by this Sub-Sublease, the exact amount of which costs are extremely difficult and impracticable to calculate, and the parties agree that the
late charge described above represents a fair and reasonable estimate of the extra costs incurred by Sub-Sublandlord as a result of such late payment. 
 4.3.      Non-Waiver.   No payment by Sub-Subtenant, or receipt and acceptance by Sub-Sublandlord of a lesser amount than the Base Rent or Sub-Sublease
Additional Rent, shall be deemed to be other than part payment of the full amount then due and payable; nor shall any endorsement or statement on any check or any letter accompanying any check, payment of Rent or other payment, be deemed an accord
and satisfaction. Sub-Sublandlord may accept, but is not obligated to accept, any such part payment without prejudice to Sub-Sublandlord’s right to recover the balance due and payable or to pursue any other remedy provided in this Sub-Sublease
or by law. If Sub-Sublandlord shall at any time, or times, accept Rent after it becomes due and payable, such acceptance shall not excuse a subsequent delay or constitute a waiver of Sub-Sublandlord’s rights hereunder. 

 

	5.	 SECURITY DEPOSIT; LETTER OF CREDIT. 

 5.1.      Delivery of Sub-Subtenant’s Letter of Credit.   Concurrently with Sub-Subtenant’s execution and delivery of this Sub-Sublease to
Sub-Sublandlord, Sub-Subtenant shall deliver to Master Sublandlord an irrevocable letter of credit (the “Sub-Subtenant L-C”) in the initial amount of Seven Hundred Seventy Two Thousand Five Hundred Forty Five Dollars ($772,545) (the
“Sub-Subtenant L-C Amount”), payable to Sub-Sublandlord, as beneficiary, which Sub-Subtenant L-C shall be issued by Wells Fargo Bank in the form of Exhibit H attached hereto. The parties shall also execute the Escrow Letter
attached hereto as Exhibit H. The Sub-Subtenant L-C shall be held by 

  
 5 

 
Master Sublandlord pursuant to the provisions of the Escrow Letter. Sub-Subtenant shall pay all expenses, points and/or fees incurred by Sub-Subtenant in obtaining and maintaining the
Sub-Subtenant L-C. Sub-Subtenant may substitute a new letter of credit with a new issuing bank (a bank which accepts deposits, maintains accounts, has a local San Francisco Bay Area office which will negotiate a letter of credit, and whose
deposits are insured by the FDIC) reasonably acceptable to Master Sublandlord and Sub-Sublandlord. Sub-Sublandlord approves Wells Fargo Bank, Deutsche Bank and Silicon Valley Bank as possible issuers of the new Sub-Subtenant L-C, provided the
form of the new letter of credit is substantially the same as Exhibit H. If Sub-Subtenant exercises Sub-Subtenant’s option to sub-sublease Expansion Option Premises #1 and/or Expansion Option Premises #2, the
Sub-Subtenant L-C Amount shall be increased (or additional letters of credit issued) by the following amounts (with delivery of such Sub-Subtenant L-C to be within ten (10) Business Days following receipt of the applicable exercise
notice) and such delivery to be a condition to the effectiveness of the application Expansion Option #1 or Expansion Option #2: 
 (a)      For Expansion Option Premises #1 — $38,460.00 multiplied times the number of months remaining in the Term from the Rent Commencement Date for the Expansion
Option Premises #1, subject, ratably, to the L-C Burn Down specified in Section 5.3 below. 

(b)      For Expansion Option Premises #2 — $61,426.25 multiplied times the
number of months remaining in the Term from the Rent Commencement Date for the Expansion Option Premises #2, subject, ratably, to the L-C Burn Down specified in Section 5.3 below. 

5.2.      Application of Sub-Subtenant Letter of Credit.   The
Sub-Subtenant L-C shall be security for the faithful performance by Sub-Subtenant of all the terms, covenants, and conditions of this Sub-Sublease to be kept and performed by Sub-Subtenant during the Sub-Sublease Term. The
Sub-Subtenant L-C shall not be mortgaged, assigned or encumbered in any manner whatsoever by Sub-Subtenant without the prior written consent of Sub-Sublandlord. If Sub-Subtenant defaults (beyond any applicable cure period) with respect to any
provisions of this Sub-Sublease, including, but not limited to, the provisions relating to the payment of Base Rent or any Rent obligation, or if Sub-Subtenant fails to renew the Sub-Subtenant L-C at least thirty (30) days before its
expiration, Sub-Sublandlord may, but shall not be required to, draw upon all or any portion of the Sub-Subtenant L-C for payment of any Rent or any other sums in default, or for the payment of any amount that Sub-Sublandlord may reasonably
spend or may become obligated to spend by reason of Sub-Subtenant’s default, or to compensate Sub-Sublandlord for any other loss or damage that Sub-Sublandlord may suffer by reason of Sub-Subtenant’s default, including, without limitation,
future rent and all other damages recoverable pursuant to California Civil Code Section 1951.2. Sub-Subtenant waives the provisions of California Civil Code Section 1950.7, and all other provisions of law now in force or that become in
force after the date of execution of this Sub-Sublease, that restrict Sub-Sublandlord’s use or application of the Sub-Subtenant L-C and/or any amount of the Sub-Subtenant L-C which is drawn upon by Sub-Sublandlord or that provide
specific time periods for return of the Sub-Subtenant L-C and/or any amount of the Sub-Subtenant L-C which is drawn upon by Sub-Sublandlord. The use, application or retention of the Sub-Subtenant L-C, or any portion thereof, by
Sub-Sublandlord shall not prevent Sub-Sublandlord from exercising any other right or remedy provided by this Sub-Sublease or by law, it being intended that Sub-Sublandlord shall not first be required to proceed against the Sub-Subtenant L-C and
shall not operate as a limitation on any recovery to which Sub-Sublandlord may otherwise be entitled except to the extent that Sub-Sublandlord has previously drawn on the Sub-Subtenant L-C to recoup damages. Any amount of the
Sub-Subtenant L-C which is drawn upon by Sub-Sublandlord, but is not used or applied by Sub-Sublandlord, shall be held by Sub-Sublandlord and deemed a security deposit (the “Sub-Subtenant 

  
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Security Deposit”) pursuant to the provisions of Section 5.5 hereafter. If any portion of the Sub-Subtenant L-C is drawn upon, Sub-Subtenant shall, within three (3) Business
Days after written demand therefor, either (a) deposit cash with Sub-Sublandlord (which cash shall be applied by Sub-Sublandlord to the Sub-Subtenant Security Deposit) in an amount sufficient to cause the sum of the Sub-Subtenant Security
Deposit and the amount of the remaining Sub-Subtenant L-C to be equivalent to the amount of the Sub-Subtenant L-C then required under this Sub-Sublease or, (b) reinstate the Sub-Subtenant L-C to the amount then required under
this Sub-Sublease, and if any portion of the Sub-Subtenant Security Deposit is used or applied, Sub-Subtenant shall, within three (3) Business Days after written demand therefor, deposit cash with Sub-Sublandlord (which cash shall be applied by
Sub-Sublandlord to the Sub-Subtenant Security Deposit) in an amount sufficient to restore the Sub-Subtenant Security Deposit to the amount then required under this Sub-Sublease, and Sub-Subtenant’s failure to do so shall be a default under this
Sub-Sublease. 
 5.3.      Sub-Subtenant L-C Bum Down. Provided that
Sub-Subtenant is not then in default under this Sub-Sublease (following the expiration of all applicable cure periods without cure), the face amount of the Sub-Subtenant L-C shall be reduced monthly by the amounts shown in the attached
Exhibit E (L-C Burn Down), provided that in no event shall the face amount of the Sub-Subtenant L-C ever be reduced below an amount equal to two (2) months Base Rent for the entire Sub-Sublease Premises then being sub-subleased
by Sub-Subtenant. A draw by Sub-Sublandlord as a result of a default by Sub-Subtenant shall automatically terminate any further automatic reductions in the amount of the Sub-Subtenant L-C. 

5.4.      Transfer. Sub-Subtenant acknowledges that Sub-Sublandlord has the right to
transfer or mortgage its interest in the Master Lease or this Sub-Sublease and Sub-Subtenant agrees that in the event of any such transfer or mortgage, Sub-Sublandlord shall have the right to transfer or assign the Sub-Subtenant Security Deposit
and/or the Sub-Subtenant L-C, provided that Sub-Sublandlord obtains the prior written consent of Master Sublandlord and Sub-Sublandlord delivers commercially reasonable written evidence of such transfer (and Master Sublandlord’s written
consent) to Sub-Subtenant within three (3) Business Days of the transfer, and Sub-Subtenant shall, within ten (10) Business Days of request by Sub-Sublandlord, execute such further instruments or assurances as Sub-Sublandlord may
reasonably deem necessary to evidence or confirm Sub-Sublandlord’s transfer or assignment of the Sub-Subtenant Security Deposit and/or the Sub-Subtenant L-C to such transferee or mortgagee. 

5.5.        Sub-Subtenant Security Deposit. 

Security Deposit. Any cash sum expressly designated as a Sub-Subtenant Security Deposit as specified in Section 5.2 above
shall remain the sole and separate property of Sub-Sublandlord until actually repaid to Sub-Subtenant (or at Sub-Sublandlord’s option the last assignee, if any, of Sub-Subtenant’s interest hereunder), said sum not being earned by
Sub-Subtenant until all conditions precedent for its payment to Sub-Subtenant have been fulfilled under the Sub-Sublease. As this sum both in equity and at law is Sub-Sublandlord’s separate property, Sub-Sublandlord shall not be required to
(i) keep said deposit separate from its general accounts, or (ii) pay interest, or other increment for its use. If Sub-Subtenant fails to pay rent or other charges when due hereunder, or otherwise defaults with respect to any provision of
this Sub-Sublease, including and not limited to Sub-Subtenant’s obligation to restore or clean the Sub-Sublease Premises following vacation thereof, Sub-Subtenant, at Sub-Sublandlord’s election, shall be deemed not to have earned the right
to repayment of those portions of the Sub-Subtenant Security Deposit used or applied by Sub-Sublandlord for the payment of any Rent or other charges in default, or for the payment of any other

  
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sum to which Sub-Sublandlord may become obligated by reason of Sub-Subtenant’s default, or to compensate Sub-Sublandlord for any loss or damage which Sub-Sublandlord may suffer thereby.
Sub-Sublandlord may retain such portion of the Sub-Subtenant Security Deposit as it reasonably deems necessary to restore or clean the Sub-Sublease Premises following vacation by Sub-Subtenant. The Sub-Subtenant Security Deposit is not to be
characterized as Rent until and unless so applied in respect of a default by Sub-Subtenant. 

(a)      Restoration of Deposit.   If Sub-Sublandlord elects to use or
apply all or any portion of the Sub-Subtenant Security Deposit as provided in Section 5.5(a), Sub-Subtenant shall within five (5) days after written demand therefor pay to Sub-Sublandlord, in cash, an amount equal to that portion of the
Sub-Subtenant Security Deposit used or applied by Sub-Sublandlord, and Sub-Subtenant’s failure to so do shall be a material breach of this Sub-Sublease. 
 (b)      Reduction of Deposit.   In the event Sub-Subtenant performs all the terms and provisions of this Sub-Sublease during the entire term hereof, and is
not in default, the Sub-Subtenant Security Deposit (together with the Sub-Subtenant L-C) shall be reduced as specified in Exhibit E. 
  

	6.	 MASTER SUBLEASE; ASSUMPTION. 

 6.1.      Subordination. 

(a)      Subordination.   Sub-Subtenant acknowledges that it has read the
Master Sublease and is fully familiar with all of the terms and conditions of the Master Sublease. Except as otherwise provided in the Consent, this Sub-Sublease shall at all times during the Term remain subject and subordinate to the Master Lease
and the Master Sublease, and, further, to all modifications to the Master Lease and to the Master Sublease but only as to modifications permitted pursuant to the provisions of this Sub-Sublease and the Consent. 

(b)      Non-Violation.   Sub-Subtenant agrees that it will not violate
any of the provisions of the Master Sublease or Master Lease. 

6.2.      Incorporation and References. 

(a)      Incorporation.   All of the provisions of the Master Sublease
are incorporated into this Sub-Sublease as if fully set forth in this Sub-Sublease except that the following are expressly not incorporated into this Sub-Sublease: Recitals A, B and C; Articles 1, 2, 3, 4, 5, 6; Articles 9, 10, 12,
13, 15, 17, 22, 23, 24; Exhibits B-G, inclusive; and the First Amendment to Sublease; provided, however, the provisions of Article 12 of the Master Sublease requiring the consent of Master Landlord and Master Sublandlord to any assignment or
sublease pursuant to the provisions of Article 12 shall be binding upon Sub-Sublandlord and Sub-Subtenant. Notwithstanding the provisions of the preceding sentence of this Section 6.2(a), in the event, and at the time, that Master
Sublandlord succeeds to the interest of Sub-Sublandlord under this Sub-Sublease, (a) the following provisions of the Master Sublease are expressly incorporated into this Sub-Sublease: Section 12.1, and Articles 15 and 17, and
(b) in the event of any conflict between the provisions of this Sub-Sublease and Section 12.1, and Articles 15 and 17 of the Master Sublease as incorporated, the provisions of the Master Sublease shall control. 

  
 8 

 (b)      References.   With
respect to the incorporation of certain provisions of the Master Sublease as provided in Section 6.2(a) above, the term “Sublandlord” as used in the Master Sublease shall refer to “Sub-Sublandlord” hereunder, the term
“Subtenant” as used in the Master Sublease shall refer to “Sub-Subtenant” hereunder, the term “Sublease” as used in the Master Sublease shall refer to this Sub-Sublease and the term “Subleased Premises” as
used in the Master Sublease shall refer to the Sub-Sublease Premises described herein, except that: (i) all references to “Landlord” shall mean and include Master Landlord, Master Sublandlord and Sub-Sublandlord in
Sections 7.04(a) and 7.04(b) of the Master Lease (except that any exceptions to the indemnification of Master Landlord, Master Sublandlord and Sub-Sublandlord shall apply solely to their respective own negligence or willful misconduct);
(ii) any indemnification, defense and hold harmless protections running in favor of the “Landlord Parties” shall also run in favor of Master Landlord, Master Sublandlord and Sub-Sublandlord and their respective employees, agents,
contractors, subcontractors, consultants, officers, directors, parents, subsidiaries, affiliates, members, managers, constituent partners, invitees and licensees; (iii) the definition of “Tenant Parties” as incorporated into the
Sub-Sublease shall mean Sub-Subtenant and Sub-Subtenant’s employees, agents, contractors, subcontractors, consultants, officers, directors, parents, subsidiaries, affiliates, members, managers, constituent partners, invitees and licensees; and
(iv) the “Project” as used in Section 7.07(a) of the Master Lease as incorporated into the Sub-Sublease shall mean a portion of the Project which if not restored materially and adversely affects Sub-Subtenant’s ability to
operate its business in the Sub-Subleased Premises in the normal course of business. 

6.3.      Abatement of Rent.   If Sub-Sublandlord actually receives an
abatement of Rent under the Master Sublease as to the Sub-Sublease Premises (for a period after the Term Commencement Date), then Sub-Subtenant shall be entitled to receive from Sub-Sublandlord a proportionate share of such Rent abatement of Rent
calculated as follows: for each rentable square foot to which the Rent abatement specifically applies and for which Sub-Subtenant is obligated to pay Rent under this Sub-Sublease, Sub-Subtenant shall receive its proportionate share of such Rent
abatement based on the ratio of the per square foot Rent payable by Sub-Subtenant under this Sub-Sublease relating specifically to the Rent abatement applicable to the per square foot Rent payable by Sub-Sublandlord under the Master Lease for the
Sub-Sublease Premises, but, in no event, in excess of the Rent abatement actually received by Sub-Sublandlord for the applicable Sub-Sublease Premises. 
 6.4.      Conflict of Provisions.   If any provisions of this Sub-Sublease expressly conflict with any portion of the Master Sublease as incorporated herein,
the provisions of this Sub-Sublease shall govern. Sub-Subtenant shall assume and perform for the benefit of Sub-Sublandlord and Master Sublandlord all of Subtenant’s obligations under the Master Sublease provisions as incorporated pursuant to
Section 6.2 above, to the extent that the provisions are applicable to the Sub-Sublease Premises. Notwithstanding anything to the contrary contained in this Sub-Sublease, Sub-Sublandlord does not assume the obligations of the Master Landlord
under the Master Lease or Master Sublandlord under the Master Sublease; however, Sub-Sublandlord shall exercise diligent, commercially reasonable, and good faith efforts to enforce the provisions of the Master Sublease and the obligations of Master
Sublandlord as specified in Section 6.5 below; provided, however, Sub-Sublandlord shall not be required to incur any costs or initiate any arbitration or legal proceedings in connection with such efforts. 

  
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 6.5. Services and Sub-Subtenant Remedies. 

(a)      Sub-Subtenant shall be entitled to receive all of the work, services, repairs,
repainting, restoration, the provision of utilities, elevator or HVAC services, or the performance of any other obligations required of Master Landlord under the Master Lease with respect to the Sub-Sublease Premises, or the Common Areas of the
Building (except to the extent any such obligations are not incorporated by reference above); provided, however, that Sub-Sublandlord’s sole obligation with respect thereto is to request such services upon notice from Sub-Subtenant, and at
Sub-Subtenant’s sole cost and expense, pursue diligent and good faith efforts to secure such services. If Master Landlord or Master Sublandlord shall default in any of its obligations with respect to the Sub-Sublease Premises, Sub-Sublandlord
will use diligent, commercially reasonable and good faith efforts to cause Master Landlord or Master Sublandlord, as the case may be, to perform and observe such obligations, subject to the following limitations: 

(i)      Sub-Sublandlord shall not be obligated to commence any legal, arbitration or
audit proceedings against Master Landlord or Master Sublandlord, or utilize any self-help rights, or make any payment of money or other consideration, but Sub-Sublandlord shall have no liability for failure to obtain the observance or performance of
such obligations by Master Landlord or Master Sublandlord, or by reason of any default of Master Landlord or Master Sublandlord under the Master Lease or the Master Sublease, as the case may be, or any failure of Master Landlord or Master
Sublandlord to act or grant any consent or approval under the Master Lease or the Master Sublease, or from any misfeasance or non-feasance of Master Landlord or Master Sublandlord unless such failure, misfeasance or non-feasance is the result of
Sub-Sublandlord’s breach of the Master Sublease or Sub-Sublandlord’s failure to request approval or consent in a good faith and diligent manner. 
 (ii)      Master Landlord’s failure to furnish, or any interruption or termination of such services and utilities (“Services”) due to the application of Laws,
the failure of any equipment, the performance of repairs, improvements or alterations, or the occurrence of any event or cause beyond the reasonable control of Master Landlord (a “Service Failure”) including, without limitation, any
failure by Master Landlord to provide any such Services, shall not (1) render Sub-Sublandlord liable to Sub-Subtenant, (2) constitute a constructive or actual eviction of Sub-Subtenant, (3) give rise to an abatement of Rent, or
(4) relieve Sub-Subtenant from the obligation to fulfill any covenant or agreement under this Sub-Sublease, except as expressly provided in Sections 6.5(b) through 6.5(d) below. 

Promptly following Sub-Sublandlord’s receipt of written notice from Sub-Subtenant identifying with reasonable particularity the
nature of any Service Failure (“Service Failure Correction Notice”), Sub-Sublandlord, at Sub-Subtenant’s sole cost and expense, shall reasonably investigate to determine the cause of the Service Failure. Where the Service Failure is
caused or materially contributed to by the failure of Master Landlord to perform under the Master Lease (a “Master Landlord Service Failure”), Sections 6.5(b) and 6.5(d) hereafter shall apply thereto. 

(b)      In the case of a Master Landlord Service Failure, Sub-Sublandlord shall commence
using and diligently pursue to completion commercially reasonable efforts to cause Master Landlord to undertake appropriate corrective action. 
 (c)      If any Master Landlord Service Failure shall give rise to a right of abatement under the Master Sublease with respect to any portion of the Master Sublease Premises,
which includes the Sub-Sublease Premises, Sub-Sublandlord shall abate Rent to the extent Sub-Sublandlord is entitled to Rent abatement (measured by the Rentable Area of the Sub-Sublease Premises as to

  
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which Rent is abated, rather than by the dollar amount of Rent abatement under the Master Sublease), among all tenants occupying the portion of the Master Sublease Premises affected by such
Master Landlord Service Failure, provided that if only a portion of the Sub-Sublease Premises is affected and such portion is otherwise eligible for the abatement of Rent under the Master Sublease, such abatement shall be based on the proportion the
area of the Sub-Sublease Premises affected by the abatement bears to the total Sub-Sublease Premises hereunder. Where a material part of the Sub-Sublease Premises is affected by a Master Landlord Service Failure, then, notwithstanding anything to
the contrary contained in this Sub-Sublease, the Master Sublease or the Master Lease, Sub-Sublandlord and Sub-Subtenant shall jointly cooperate and conduct any negotiation with Master Landlord and Sub-Sublandlord with regard to abatement of Rent,
and Sub-Sublandlord shall make no separate agreement with Master Landlord and Sub-Sublandlord with respect to such abatement without the prior written consent of Sub-Subtenant, which consent shall not be unreasonably withheld, conditioned or
delayed. If Sub-Sublandlord and Sub-Subtenant cannot agree in good faith as to the handling of the negotiations with Master Landlord and Sub-Sublandlord in regard to Rent abatement pursuant to the Master Lease and Master Sublease, the matter shall
be submitted for Interim Resolution in accordance with Article 18 below. 

6.6.      Restriction on Termination.   Except as provided in
Section 6.6(a) or Section 6.6(b) below, and subject to the provisions of Section 6.6(c) below, Sub-Sublandlord shall not voluntarily terminate the Master Sublease with respect to the Sub-Sublease Premises (or any portion thereof), or
otherwise intentionally, willfully, or otherwise in a grossly negligent manner commit any acts that would entitle Master Sublandlord to terminate the Master Sublease, or amend or waive any provision of the Master Sublease that would materially and
adversely affect Sub-Subtenant’s rights or obligations under this Sub-Sublease, without first obtaining Sub-Subtenant’s prior written consent, which consent shall not be unreasonably withheld. 

If Sub-Sublandlord has a right to voluntarily terminate all or any portion of the Sub-Sublease Premises (including the Expansion Option
Premises #1 or the Expansion Option Premises #2) under the Master Sublease in the event of (i) a condemnation or the threat of eminent domain, or (ii) in the event of a Casualty, Sub-Sublandlord shall not exercise such
termination right without first providing Sub-Subtenant with at least ten (10) days’ prior notice and an opportunity, within said ten (10) day period, to consult with Master Sublandlord and Master Landlord for the purposes of
determining whether Sub-Subtenant and Master Landlord and/or Master Sublandlord can agree on a direct lease or direct sublease which would allow Sub-Subtenant’s continued occupancy of the Sub-Sublease Premises and a release of Sub-Sublandlord
with respect to any obligation in regard to the affected Sub-Sublease Premises. If Sub-Subtenant and Master Landlord and/or Master Sublandlord reach an agreement with respect to the termination of the affected Sub-Sublease Premises and the
concomitant release of liability of Sub-Sublandlord within said ten (10) day period, Sub-Sublandlord shall execute any and all reasonable documents confirming same. 

(a)      If Sub-Subtenant fails to reach an agreement with respect to the termination of
the affected Sub-Sublease Premises with Master Landlord and/or Master Sublandlord and the concomitant release of liability of Sub-Sublandlord within the ten (10) day notice period specified in Section 6.6(a) above, or Sub-Subtenant fails
to respond within the ten (10) day notice period specified in Section 6.6(a) above, then, in either event, Sub-Sublandlord may terminate the Master Sublease as to the affected Sub-Sublease Premises. 

  
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 (b)      Notwithstanding the provisions of
Section 6.6 above, in the event, and at the time, that Master Sublandlord succeeds to the interest of Sub-Sublandlord under this Sub-Sublease, the provisions of this Section 6.6 shall be null and void and of no force and effect.

 6.7.      Sub-Sublandlord Indemnity.   Sub-Sublandlord shall
perform all obligations imposed on Sub-Sublandlord as “Subtenant” under the Master Sublease in accordance with the terms thereof, except to the extent such obligations have been assumed by Sub-Subtenant under this Sub-Sublease. In the
event Sub-Sublandlord defaults (beyond applicable notice and cure periods) under the Master Sublease and such default is not caused or materially contributed to by Sub-Subtenant’s failure to perform its obligations under this Sub-Sublease,
Sub-Sublandlord shall indemnify and hold Sub-Subtenant harmless from and against any claims (“Claims”) resulting from such default, as well as reimbursing Sub-Subtenant for all expenses reasonably incurred by Sub-Subtenant in remedying any
default by Sub-Sublandlord under the Master Sublease. Sub-Sublandlord shall pay all such Claims and expenses within thirty (30) Business Days after demand by Sub-Subtenant. In the event Sub-Sublandlord disputes whether Sub-Subtenant is entitled
to indemnity, either party may require that the dispute be submitted for the applicable Alternative Dispute Resolution Process specified in Article 18 hereafter. 

6.8.      Sub-Subtenant Indemnity.   Sub-Subtenant shall indemnify and
save Sub-Sublandlord harmless against any claim, demand, loss, damage, liability or injury, including, without limitation, reasonable attorneys’ fees, and/or any amounts assessed against Sub-Sublandlord by Master Sub-Sublandlord under the
Master Sublease on account of any Default by Sub-Subtenant that shall give rise to an actual or potential Event of Default under the Master Sublease, which Sub-Sublandlord may suffer or incur under the Master Sublease as the result of
Sub-Subtenant’s failure to observe, perform or otherwise discharge its obligations under this Sub-Sublease, including, without limitation, any provisions of the Master Sublease that are incorporated herein. Sub-Subtenant’s obligations in
this Section 6.8 shall survive the Expiration Date or earlier termination of this Sub-Sublease. Notwithstanding any other provision of this Sub-Sublease to the contrary, in the event of any failure of Sub-Subtenant to observe, perform or
otherwise discharge its obligations under this Sub-Sublease (and after any notice and opportunity to cure as may be required under this Sub-Sublease) that may cause an Event of Default to occur under the Master Sublease, Sub-Sublandlord may, in
addition to all other remedies granted to Sub-Sublandlord under this Sub-Sublease, take such action as may reasonably be required to prevent such matter from maturing into an Event of Default under the Master Sublease. Sub-Subtenant shall pay all
expenses reasonably incurred by Sub-Sublandlord in connection therewith (together with interest thereon at the Interest Rate from the date of expenditure) within thirty (30) days after demand by Sub-Sublandlord; provided, however, in the event
Sub-Subtenant disputes whether Sub-Subtenant in fact breached the Sub-Sublease and/or that such breach would cause an Event of Default to occur under the Master Sublease, Sub-Subtenant may require that the dispute be submitted to Interim Resolution
pursuant to Article 18 prior to payment of Sub-Sublandlord’s demand. 

6.9.        Sub-Sublandlord Restrictions.   Commencing on the
Effective Date, Sub-Sublandlord shall not exercise one (1) or more of the following rights and options specified in the Master Sublease: (a) the Guaranteed Expansion Option specified in Section 2.7 of the Master Sublease; (b) the
Right of First Offer specified in Section 2.8 of the Master Sublease; or (c) the Option to Extend Term specified in Section 2.9 of the Master Lease. Further, Sub-Sublandlord shall not otherwise extend the term of the Master Sublease,
or amend the Master Sublease with respect to any material matter which adversely affects the rights and/or obligations of Sub-Subtenant under this Sub-Sublease without the prior approval (in its sole discretion) of Sub-Subtenant. 

  
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	7.	 SUB-SUBLANDLORD COVENANTS AND WARRANTS. 

 7.1.      Representations Regarding Defaults.   Sub-Sublandlord hereby represents and warrants to Sub-Subtenant that: (a) the Master Sublease is in full
force and effect as of the date hereof; (b) to Sub-Sublandlord’s actual present knowledge, Master Sublandlord is not in default under the Master Sublease nor have any acts or events occurred which, with the passage of time or the giving of
notice or both, could become defaults of Master Sublandlord under the Master Sublease; and (c) Sub-Sublandlord has received no notice that there exist any defaults on the part of Sub-Sublandlord under the Master Sublease, or that there exists
an event or condition which, with the giving of notice or the passage of time or both, would become a default under the Master Sublease. 
 7.2.      Representations Regarding Authority.   Sub-Sublandlord represents and warrants that: (a) it has full authority to execute and perform this
Sub-Sublease and to grant the subject leasehold estate to Sub-Subtenant; (b) Sub-Sublandlord has not assigned, transferred or encumbered its interest in the Master Sublease; (c) neither the Sub-Sublease Premises nor the Expansion Option
Premises #1 or the Expansion Option Premises #2 are subject to any sublease or assignment to any other party; and (d) Exhibit A attached hereto is a complete and true copy of the Master Sublease. 

7.3.      Quiet Enjoyment.   Subject to the provisions of the Consent,
Sub-Sublandlord covenants that, so long as Sub-Subtenant fully and faithfully performs its obligations under this Sub-Sublease, Sub-Subtenant shall peaceably and quietly have, hold and enjoy the Sub-Sublease Premises during the entire Term, without
any interference with its quiet enjoyment by any persons claiming by, through or under Sub-Sublandlord. 
  

	8.	 CONDITION OF SUB-SUBLEASE PREMISES; FF&E; ALTERATIONS. 

8.1.      Condition of Fourth Floor Premises and Initial First Floor
Premises.   Except as provided in Sections 8.1(a) and 8.1(b) below, Sub-Subtenant accepts, on an “AS-IS” basis, the condition of the Fourth Floor Premises and the Initial First Floor Premises (collectively, the
“Initial Sub-Sublease Premises”) as they existed on the Effective Date (“Existing Condition”), and that, subject to the provisions of Sections 8.1(a) and 8.1(b) below, taking of possession of any portion of the Sub-Sublease
Premises by Sub-Subtenant shall be conclusive evidence that the Initial Sub-Sublease Premises, the Project and the Building are suited for the use intended by Sub-Subtenant and are in good and satisfactory condition at the time such possession was
taken. Sub-Subtenant represents and warrants to Sub-Sublandlord that prior to executing this Sub-Sublease it has made such investigations as it deems appropriate with respect to the suitability of the Sub-Sublease Premises for its intended use and
has determined that the Sub-Sublease Premises are suitable for such intended use. Sub-Subtenant acknowledges that Sub-Sublandlord and Brokers have not made, and Sub-Subtenant has not relied upon, any representations, warranty or other assurances
concerning the Existing Condition of the Sub-Sublease Premises or the Building. 
 (a) Delivery of the Initial
Sub-Sublease Premises to Sub-Subtenant shall be conditioned upon the Initial Sub-Sublease Premises being in broom-clean and good condition and repair, with all the furniture, fixtures, and equipment (“FF&E”) in place as specified in
Section 8.1(b) below. 

  
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 (b)      Upon the Term Commencement Date for
each portion of the Initial Sub-Sublease Premises, Sub-Sublandlord shall transfer to Sub-Subtenant title to the FF&E owned by Sub-Sublandlord located within each such portion of the Initial Sub-Sublease Premises, as described in the attached
Exhibits F-1 and F-2 (the “FF&E Inventories”), at no additional rental or other consideration, and in their “AS-IS” and “WITH ALL FAULTS” condition. Sublandlord shall execute a Bill of Sale in the
form of Exhibits G-1 and G-2 for the transfer of the FF&E. If Sub-Subtenant does not continue to lease the Initial Sub-Sublease Premises from Master Landlord following expiration of the Term of this Sub-Sublease,
Sub-Subtenant, at Sub-Subtenant’s sole cost and expense, shall be responsible to remove all FF&E from the Initial Sub-Sublease Premises in accordance with this Sub-Sublease. 

8.2.      Expansion Option Premises #1. Except as provided in
Sections 8.2(a) and 8.2(b) below, Sub-Subtenant accepts, on an “AS-IS” basis, the condition of the Expansion Option Premises #1, and that, subject to the provisions of Sections 8.1(a) and 8.1(b) below, taking of possession
of any portion of the Sub-Sublease Premises by Sub-Subtenant shall be conclusive evidence that the Expansion Option Premises #1, the Project and the Building are suited for the use intended by Sub-Subtenant and are in good and satisfactory
condition at the time such possession was taken. Sub-Subtenant represents and warrants to Sub-Sublandlord that prior to executing this Sub-Sublease it has made such investigations as it deems appropriate with respect to the suitability of the
Expansion Option Premises #1 for its intended use and has determined that the Sub-Sublease Premises are suitable for such intended use. 
 (a)      Delivery of the Expansion Option Premises #1 to Sub-Subtenant shall be conditioned upon the Expansion Option Premises #1 being in broom-clean and good
condition and repair, with all the FF&E in place as specified in Section 8.2(b). 

(b)      Upon the Term Commencement Date for the Expansion Option Premises #1,
Sub-Sublandlord shall transfer to Sub-Subtenant title to the FF&E owned by Sub-Sublandlord located within the Expansion Option Premises #1, as described in the attached Exhibits F-3 (the “FF&E Inventory”), at no
additional rental or other consideration, and in their “AS-IS” and “WITH ALL FAULTS” condition. Sublandlord shall execute a Bill of Sale in the form of Exhibits G-3 for the transfer of the FF&E. If Sub-Subtenant
does not continue to lease the Expansion Option Premises #1 from Master Landlord following expiration of the Term of this Sub-Sublease, Sub-Subtenant, at its sole cost and expense, shall be responsible to remove all FF&E from the Expansion
Option Premises #1 in accordance with this Sub-Sublease. 

8.3.      Expansion Option Premises #2. Except as provided in
Sections 8.3(a) and 8.3(b) below, Sub-Subtenant accepts, on an “AS-IS” basis, the condition of the Expansion Option Premises #2, and that, subject to the provisions of Sections 8.3(a) and 8.3(b) below, taking of possession
of the Expansion Option Premises #2 by Sub-Subtenant shall be conclusive evidence that the Expansion Option Premises #2, the Project and the Building are suited for the use intended by Sub-Subtenant and are in good and satisfactory
condition at the time such possession was taken. Sub-Subtenant represents and warrants to Sub-Sublandlord that prior to executing this Sub-Sublease it has made such investigations as it deems appropriate with respect to the suitability of the
Expansion Option Premises #2 for its intended use and has determined that the Expansion Option Premises #2 are suitable for such intended use. 
 (a)      Delivery of the Expansion Option Premises #2 to Sub-Subtenant shall be conditioned upon the Expansion Option Premises #2 being in broom-clean and good
condition and repair, with all FF&E removed. 

  
 14 

 (b)    The Expansion Option Premises #2 do not
include any FF&E of Sub-Sublandlord located in the Expansion Option Premises #2. 
 8.4.
    Inspection Rights.    Upon reasonable prior notice, and from time to time, Sub-Subtenant shall have a right to inspect the Expansion Option Premises #1 and/or the Expansion Option
Premises #2. 
 8.5.     Alterations.    Subject to
obtaining the Consent, Sub-Subtenant may, at Sub-Subtenant’s own cost and expense, install such improvements, fixtures, and equipment in the Initial Sub-Sublease Premises as shown on Exhibits K and L attached hereto, and
Sub-Subtenant complies with the construction access and procedures specified in Exhibit M attached hereto. Sub-Subtenant shall, at its own cost and expense, install such improvements as are required to demise the Initial First Floor
Premises from the remainder of the First Floor of the Building in substantially the manner summarized in Exhibit K attached hereto, and to improve the Fourth Floor Premises in substantially the manner summarized in Exhibit L
attached hereto. Such installation shall be performed in compliance with the requirements of the Master Lease and Master Sublease, and according to applicable governmental laws and regulations. Upon the expiration of the Term of this Sub-Sublease,
Sub-Subtenant, at its option and in its own discretion (but in compliance with the provisions of the Master Lease, Master Sublease and the Consent), may elect to remove such improvements and fixtures, or abandon them in the Sub-Sublease Premises
without any restoration requirements. Subject to the provisions of Exhibit M, Sub-Subtenant shall have the right and access to risers and horizontal spaces in the Building in order to install IT cables and wires. 

 

	9.	 USE; SIGNAGE, RECEPTION AREA; PARKING. 

 9.1.        Use.    Subject to the provisions of the Consent, Sub-Subtenant agrees that the Sub-Sublease Premises shall be used by
Sub-Subtenant (and its permitted occupants, assignees and subtenants) solely for general office use, employee and customer training, demonstration of Sub-Subtenant’s products, and related business purposes, and for no other use, business or
purpose whatsoever. 

9.2.        Signage.    Subject to the requirements of
the Master Lease and Master Sublease, and Sub-Subtenant not being in default beyond any applicable cure period, Sub-Subtenant shall have the right to install the following signage at the following times during the Term, with all such signs to be
installed and maintained at Sub-Subtenant’s sole cost and expense: 

(a)        As of January 1, 2009, Sub-Subtenant shall have joint use of the
exterior ground level building monument signage in accordance with the sign drawing attached as Exhibit I, and exclusive use of the existing “eyebrow” signage on the Building as shown on Exhibit I. 

(b)        Both Sub-Subtenant and Sub-Sublandlord shall have rights to install
interior lobby signage as shown on Exhibit I-1. 

(c)        Should Sub-Subtenant exercise the right to expand into Expansion
Option Premises #1, upon the date that Sub-Subtenant commences paying Base Rent for the Expansion Option Premises #1, Sub-Subtenant shall have the right to install and maintain one (1) of the two (2) parapet signs (which one to
be determined by Sub-Sublandlord). Upon the expiration or earlier termination of the Term, subject to compliance with applicable Legal Requirements, unless otherwise agreed by Master Landlord, Sub-Subtenant shall remove all of its signage and
restore any damage resulting from such removal, all at Sub-Subtenant’s sole cost and expense and in compliance with the Master Sublease. 

  
 15 

 9.3.        First Floor Reception
Desk.    Sub-Subtenant will staff the first floor reception area and desk (“Reception Area”), and represent both Sub-Subtenant and Sub-Sublandlord for all visitors during the Sub-Sublease Term. Wall colors,
furniture and signage in the Reception Area shall be substantially as shown in Exhibit J attached hereto. 
 9.4.        Parking.    During the Term of this Sub-Sublease, Sub-Subtenant shall have the right to use Sub-Subtenant’s pro rata
share of all parking rights granted to Sub-Sublandlord pursuant to Section 10.3 of the Master Sublease. 
  

	10.	 ASSIGNMENT AND SUBLEASE. 

 10.1.        Consent.    Except as provided in Section 10.2 below, subject to Sub-Subtenant obtaining the consent of Master
Landlord, Master Sublandlord and Sub-Sublandlord, if required, which consent shall not be unreasonably withheld, conditioned or delayed on the part of Sub-Sublandlord, Sub-Subtenant shall have the right to assign this Sub-Sublease or to further
sub-sublease the Sub-Sublease Premises in accordance with the provisions of the Master Sublease. Without limiting the reasons upon which Sub-Sublandlord could reasonably withhold its consent, Sub-Sublandlord may reasonably withhold its consent if
Sub-Sublandlord does not reasonably approve (a) a change in the permitted use of the Sub-Sublease Premises, or (b) the creditworthiness or business reputation of the new sub-subtenant or assignee. Such assignment or sub-sublease shall be
subject to all of the terms and conditions of the Master Sublease and this Sub-Sublease, and Sub-Subtenant shall remain primarily liable under this Sub-Sublease notwithstanding any such sub-sublease or assignment. In connection with any assignment
or further sub-subletting, Sub-Sublandlord shall have the right to review and approve the current financial statements of a proposed assignee or any proposed sub-subtenant. Fifty Percent (50%) of any profit realized by Sub-Subtenant as a result
of such further sub-subleasing (after first deducting all of Sub-Subtenant’s reasonable costs associated therewith, including, without limitation, brokerage fees and commissions, reasonable attorneys’ fees, and the cost of remodeling or
otherwise improving or altering the Sub-Sublease Premises for said sublessee), shall be paid to Sub-Sublandlord. 
 10.2.        Permitted Transfers.    Notwithstanding the provisions of Section 10.1 above, subject to Sub-Subtenant obtaining the
consent of the Master Landlord and Master Sublandlord (as may be required under the Master Sublease), Sub-Subtenant shall be entitled, without further consent from Sub-Sublandlord, to assign this Sub-Sublease or sublet all or a portion of the
Sub-Sublease Premises to (a) an Affiliate (defined in the Master Sublease), (b) to the surviving or new entity in connection with any merger, consolidation, reorganization, or public securities offering, of Sub-Subtenant, or (c) to
the purchaser of all or substantially all of the assets of Sub-Subtenant and Sub-Subtenant’s business provided that in each instance under (a), (b) and (c) above, (i) such assignee or subtenant has a net worth (determined in
accordance with generally accepted accounting principles consistently applied) of at least Ten Million Dollars ($10,000,000) (exclusive of goodwill) both immediately prior to and immediately following the consummation of such assignment or
subletting, and (ii) Sub-Subtenant notifies Sub-Sublandlord of the same within ten (10) days after such event, provided that the foregoing shall not relieve Sub-Subtenant of any of its liabilities or obligations under this Sub-Sublease.
Subject to the requirements of the Master Lease and the Master Sublease, and any consents required thereunder, Sub-Subtenant may allow use of the Sub-Sublease Premises by a Strategic Partner (as defined in the Master Lease and the Master Sublease).

  
 16 

	11.	 DEFAULTS AND REMEDIES. 

 11.1.     Rights and Remedies.    Subject to the provisions of Sections 11.2 and 11.3 below, upon any default by Sub-Subtenant under this Sub-Sublease
or any default by Sub-Subtenant under the Master Sublease, Sub-Sublandlord shall have all rights and remedies available at law or in equity, including, without limitation, all of the rights and remedies described in the Master Sublease, including,
without limitation, Section 7.08 of the Master Lease. 

11.2.    Holdover.    Any holdover by Sub-Subtenant of any portion of the
Sub-Sublease Premises beyond the scheduled Term expiration date shall result in the payment of monthly holdover rent equal to One Hundred Fifty Percent (150%) of the amount of Base Rent and Additional Rent payable by Sub-Subtenant during the
last month of the Sub-Sublease Term (“Hold Over Rent”) under this Sub-Sublease, plus any other sums payable by Master Sublandlord pursuant to Section 7.17 of the Master Lease to the extent caused by such holdover by Sub-Subtenant or
otherwise which are in excess of the Hold Over Rent. Notwithstanding the foregoing provisions of this Section 11.2, Sub-Subtenant shall have no right to holdover any portion of the Sub-Sublease Premises without the consent of Sub-Sublandlord
and Master Sublandlord. Sub-Subtenant shall indemnify, protect defend and hold harmless Sub-Sublandlord from and against any and all claims, demands, damages, losses, liabilities, costs, fees and expenses arising out of or resulting from
Sub-Subtenant’s holding over in the Sub-Sublease Premises beyond the expiration or early termination of the Term of this Sub-Sublease. 
 11.3.    Cure Periods.    In the event of any failure by Sub-Subtenant to pay Rent when due, Sub-Subtenant shall not be in default unless such failure
continues for three (3) days after receipt of written notice from Sub-Sublandlord of such failure to pay. In the event of a non-monetary default by Sub-Subtenant under this Sub-Sublease, Sub-Subtenant shall have the same notice and cure rights
provided for in the Master Lease as Sub-Sublandlord would have for a similar default under the Master Lease, except that Sub-Subtenant’s time to cure shall not exceed Seventy-Five Percent (75%) of the corresponding cure period under the
Master Sublease. 
 11.4.    Required Notices.    Sub-Sublandlord
shall promptly notify Sub-Subtenant in writing of any notice of default received by Sub-Sublandlord concerning a default by either Sub-Sublandlord, Master Sublandlord or Master Landlord under the terms and conditions of the Master Sublease or the
Master Lease. 
  

	12.	 GENERAL INDEMNITY BY SUB-SUBTENANT. 

 Except to the extent caused by the negligence or willful misconduct of Sub-Sublandlord, Master Sublandlord or Master Landlord or their respective agents, employees or contractors or a breach by
Sub-Sublandlord (or a breach by Master Landlord under the Master Lease, or Master Sublandlord under the Master Lease or the Master Sublease) of its obligations under this Sub-Sublease, Sub-Subtenant shall indemnify, defend and hold Sub-Sublandlord,
Master Sublandlord and Master Landlord and their respective employees, agents, contractors, subcontractors, consultants, officers, directors, parents, subsidiaries, affiliates, members, managers, constituent partners, invitees and licensees harmless
from all claims, damages, losses, liabilities, costs and expenses, including, without limitation, any sums for which Sub-Sublandlord may be liable to Master Sublandlord under any indemnity, hold harmless or other provision in the Master Sublease
(“Master Sublease Indemnify”) and reasonable attorneys’ fees and costs, arising from: (a) Sub-Subtenant’s use of the Sub-Sublease Premises or the conduct of its business or any activity, work, or thing done, permitted

  
 17 

 
or suffered by Sub-Subtenant in or about the Sub-Sublease Premises; (b) any breach or default in the performance of any obligation to be performed by Sub-Subtenant under the terms of this
Sub-Sublease (or any consents thereto); and (c) any act, neglect, fault or omission of Sub-Subtenant or of its directors, officers, agents, employees, licensees or invitees. In case any action or proceeding shall be brought against
Sub-Sublandlord by reason of any such claim, Sub-Subtenant upon notice from Sub-Sublandlord shall defend the same, at Sub-Subtenant’s sole cost and expense, by counsel reasonably approved in writing by Sub-Sublandlord. To the fullest extent
permitted by law, Sub-Subtenant, as a material part of the consideration to Sub-Sublandlord, hereby assumes all risk of and waives all claims against Sub-Sublandlord with respect to damage to property or injury to persons in, upon or about the
Sub-Sublease Premises from any cause whatsoever except that which is caused by the negligence or willful misconduct of Sub-Sublandlord or the failure of Sub-Sublandlord to observe any of the terms and conditions of this Sub-Sublease where such
failure has persisted for an unreasonable period of time after written notice to Sub-Sublandlord of such failure, provided that in no event shall Sub-Subtenant be liable for special, consequential or punitive damages. 

 

	13.	 DAMAGE TO SUB-SUBTENANT’S PROPERTY. 

 Notwithstanding anything to the contrary in this Sub-Sublease, Master Landlord, Master Sublandlord and Sub-Sublandlord and its directors, officers and agents shall not be liable for (a) any damage to
any property entrusted by Sub-Subtenant to employees of the Building or its property managers, (b) loss or damage to any property by theft or otherwise, (c) any injury or damage to persons or property resulting from fire, explosion,
falling plaster, steam, gas, electricity, water or rain which may leak from any part of the Building or from the pipes, appliances or plumbing work therein or from the roof, street or sub-surface or from any other place or resulting from dampness or
any other cause whatsoever, or (d) any damage or loss to the business or occupation of Sub-Subtenant arising from the acts or neglect of other tenants or occupants of, or invitees to, the Building. Sub-Subtenant shall give reasonably prompt
notice to Sub-Sublandlord and Master Landlord in case of a fire or accident in the Sub-Sublease Premises, or in the Building, or of defects of which Sub-Subtenant has actual knowledge. 

 

	14.	 SUBTENANT’S INSURANCE. 

 14.1.    Insurance Requirements.    Sub-Subtenant, at its sole cost and expense, shall maintain or cause to be maintained from and after the Term
Commencement Date and thereafter throughout the Term, (a) a policy of commercial general liability insurance [including, without limitation, premises operation, bodily injury, automobile operation, personal injury liability (including, without
limitation, libel, slander, false arrest and wrongful eviction), wrongful death, products and completed operations, broad form contractual liability and broad form property damage] on occurrence based forms with premiums thereon fully paid in
advance, issued by and binding upon an insurance company rated A-, VIII, with a combined single limit of not less than Five Million Dollars ($5,000,000) per occurrence in the Building, (b) a policy or policies of Special Form fire and casualty
insurance (including sprinkler leakage and water damage coverage) insuring the full replacement cost of all Sub-Subtenant improvements in the Sub-Sublease Premises on the Term Commencement Date, all alterations and all of Sub-Subtenant’s
moveable furniture, fixtures, equipment, trade fixtures and other personal property in the Sub-Sublease Premises (collectively, “Tenant’s Insured Property”), and (c) worker’s compensation and employer’s liability
insurance, all satisfying the requirements of Section 7.03 of the Master Lease. Sub-Sublandlord, Master Sublandlord and Master Landlord shall be named as additional insureds on Sub-Subtenant’s liability policies and as loss payees under
Sub-Subtenant’s fire and casualty policies as their interests shall 

  
 18 

 
appear. Prior to the time such insurance is first required to be carried by Sub-Subtenant, and thereafter at least thirty (30) days prior to the expiration of any such policy, Sub-Subtenant
shall deliver to Sub-Sublandlord certificates evidencing all required insurance. 

14.2.        Waiver of Subrogation.    Sub-Subtenant
hereby waives on behalf of itself any and all rights of recovery against Sub-Sublandlord, Master Sublandlord and Master Landlord and the officers, employees, agents and representatives of Sub-Sublandlord, Master Sublandlord or Master Landlord on
account of loss or damage occasioned to Sub-Subtenant or its property or the properties of others under its control caused by fire or any extended coverage (Special Form) risks described hereunder to the extent that such loss or damage is insured
under any insurance policy in force at the time of such loss or damage or required to be carried hereunder. Sub-Subtenant shall give notice to its insurance carrier of the foregoing waiver of subrogation. Sub-Sublandlord hereby waives on behalf of
itself (and shall also cause its insurers to do so under the applicable property insurance) any and all rights of recovery against Sub-Subtenant and its officers, employees, agents and representatives on account of damage to the Sub-Sublandlord or
its property or the properties of others under its control caused by fire or any of the extended coverage (Special Form) risks described herein to the extent that such loss or damage is insured under any insurance policy in force at the time of such
loss or damage or required to be carried hereunder. 

14.3.        Casualty. If this Sub-Sublease is terminated by
Sub-Subtenant, Sub-Sublandlord, Master Sublandlord, or Master Landlord as a consequence of a casualty in accordance with any of the provisions of the Master Sublease, then all proceeds of Sub-Subtenant’s insurance payable in connection with all
of the Sub-Subtenant improvements in the Sub-Sublease Premises on the Term Commencement Date and all alterations thereafter constructed by or for Sub-Subtenant shall be payable in accordance with the Master Sublease. 

 

	15.	 TIME. 

 Time is of the essence of this Sub-Sublease. 
  

	16.	 NOTICES. 

 All notices under this Sub-Sublease shall be in writing as follows: 
  

			
	 If to Sub-Sublandlord:
	  	E-LOAN, INC.
		  	6230 Stoneridge Mall
		  	Pleasanton, CA 94588
		  	Attention: Legal Department
		
	 With an additional copy to:
	  	E-LOAN, INC.
		  	6230 Stoneridge Mall
		  	Pleasanton, CA 94588
		  	Attention: Office of the President
		
	 If to Master Landlord
	  	
	 and Master Sublandlord:
	  	 To the Notice Addresses and Addressees set forth in the
 Master Sublease

  
 19 

			
	 If to Sub-Subtenant:
	  	WORKDAY, INC.
		  	6230 Stoneridge Mall, Suite 200
		  	Pleasanton, CA 94588
		  	Attention: Chief Financial Officer
		
	 With a copy to:
	  	WORKDAY, INC.
		  	6230 Stoneridge Mall, Suite 200
		  	Pleasanton, CA 94588
		  	Attention: General Counsel
		
	 With a copy to:
	  	Thomas E. Cooper, Esquire
		  	Bartko, Zankel, Tarrant & Miller
		  	900 Front Street, Suite 300
		  	San Francisco, CA 94111

 or such addresses as may hereafter be designated by either party by notice as required herein. Any such
notices shall be either sent by (a) certified mail, return receipt requested, in which case notice shall be deemed delivered on receipt, (b) sent by a nationally recognized overnight courier, in which case notice shall be deemed delivered
when actually delivered (or when delivery is rejected), or (c) personally delivered, in which case notice shall be deemed delivered upon receipt (or when delivery is rejected). 

 

	17.	 SURRENDER OF SUBLEASE PREMISES. 

 The voluntary or other surrender of this Sub-Sublease by Sub-Subtenant, or a mutual cancellation hereof, shall not work a merger, and shall, at the option of Sub-Sublandlord, operate as an assignment to
it of any subleases or subtenancies. 
  

	18.	 ALTERNATIVE DISPUTE RESOLUTION. 

 18.1.    General.    The parties agree that any and all disputes, claims or controversies (collectively, “Dispute” or “Disputes”) arising
out of this Agreement that are not resolved by mutual agreement shall be subject to final and binding resolution pursuant to the provisions of this Article 18. Any Dispute in which the amount of the controversy is more than Twenty-Five Thousand
Dollars ($25,000) and less than One Hundred Thousand Dollars ($100,000) shall be resolved by Interim Resolution pursuant to the provisions of Section 18.2 below. Any other Dispute in which the amount in controversy exceeds One Hundred Thousand
Dollars ($100,000) shall be resolved by Arbitration pursuant to the provisions of Section 18.3 below. Any Dispute as to whether a matter is subject to Interim Resolution or Arbitration shall be resolved by Interim Resolution. 

18.2.    Interim Resolution. 

(a)        As used in this Sub-Sublease, the term “Interim Resolution”
refers to the expedited dispute resolution procedure set forth in this Section 18.2. 

(b)        Sub-Sublandlord or Sub-Subtenant may initiate an Interim Resolution
by making written demand therefor upon the other party and delivering a copy of such demand to the San Francisco office of JAMS. The written demand shall describe with reasonable particularity the matter(s) in dispute and the relief sought by the
party initiating the Interim Resolution. 

  
 20 

 (c)        JAMS shall select a
single neutral arbitrator (“Arbitrator”) meeting the qualifications stated below, and shall administer the Interim Resolution in accordance with the AAA’s Commercial Arbitration Rules (as then in effect), except insofar as such
Commercial Arbitration Rules conflict with the express provisions of this Section 18.2. The Arbitrator shall be a retired Superior Court judge with a minimum of ten (10) years experience on the bench or a licensed California attorney with
a minimum of fifteen (15) years experience handling the negotiation and/or enforcement of commercial real estate matters. 
 (d)        The Arbitrator shall conduct an initial hearing within fifteen (15) days after his or her selection and shall endeavor to conclude all further
hearings needed to reach his or her decision within fifteen (15) days after such appointment. AU hearings shall be held in San Francisco, California, unless the parties mutually agree on another venue. The hearings shall be reported by a
certified shorthand court reporter, and written transcripts shall be made available to the parties on either party’s request. 
 (e)        Within twenty (20) days after his or her appointment, the Arbitrator shall prepare and provide to the parties a written decision on all matters
which are the subject of the Interim Resolution (the “Interim Resolution Decision”). The Interim Resolution Decision shall include the factual findings and legal conclusions which form the basis therefor. The Interim Resolution Decision
shall be binding on Sub-Sublandlord and Sub-Subtenant. 

(f)        The Arbitrator shall have the power to grant such legal and equitable
remedies and award such damages as may be granted or awarded by a judge of the Superior Court of the State of California; provided, however, that the Arbitrator shall not be empowered to terminate the Sub-Sublease or release Sub-Subtenant from all
further obligations hereunder. 
 (g)        The Interim Resolution
Decision shall be effective immediately and bind the parties. 

(h)        The parties each shall have the right to file with a court of
competent jurisdiction an application for temporary or preliminary injunctive relief, writ of attachment, writ of possession, temporary protective order and/or appointment of a receiver, if the Interim Resolution Decision to which the applicant may
be entitled could be rendered ineffectual in the absence of such relief, or if there is no other adequate remedy. Any such application shall not act as a waiver of the applicant’s rights to seek an Interim Resolution Decision. 

(i)        In no event shall any demand for Interim Resolution be made after the
date that the institution of legal proceedings based on the underlying claim, dispute or other matter would be barred by the applicable statute of limitations. 
 18.3.    Arbitration.    Any matter subject to Arbitration pursuant to Section 18.1 shall be submitted to final and binding Arbitration before the San
Francisco office of JAMS, or its successor. Either party may commence the Arbitration process called for herein by filing a written demand for Arbitration with JAMS, with a copy to the other party. The Arbitration will be conducted in accordance
with the provisions of JAMS dispute resolutions procedures in effect at the time of filing of the demand for Arbitration, except as follows: (a) one (1) arbitrator shall decide the arbitration; (b) the parties shall agree on the one
(1) arbitrator, and, if they cannot agree, JAMS shall appoint a retired judge to act as an arbitrator; (c) discovery shall be limited to those matters and procedures specified in Federal Rules of Civil Procedure, Rule 26; and
(d) the parties shall exercise due 

  
 21 

 
diligence and good faith to schedule an Arbitration date that is no later than sixty (60) days after the initial notice of Arbitration and conclude the arbitration within ninety
(90) days after the initial notice of Arbitration. The costs of arbitration (but not including the attorney’s fees of either party) shall be awarded to the prevailing party in such Arbitration. Such arbitration shall take place in Alameda
County, California. 
  

	19.	 GENERAL PROVISIONS. 

 19.1.    Entire Agreement.    This Sub-Sublease and Exhibits A-M, attached hereto, contain all of the agreements of the parties, and there are no
verbal or other agreements which modify or affect this Sub-Sublease. This Sub-Sublease and Exhibits A-M attached hereto supersedes any and all prior agreements made or executed by or on behalf of the parties hereto regarding the
Sub-Sublease Premises. 
 19.2.    Terms and Headings.    The
words “Sub-Sublandlord” and “Sub-Subtenant” include the plural as well as the singular, and words used in any gender include all genders. The titles to Sections of this Sub-Sublease are not a part of this Sub-Sublease and
shall have no effect upon the construction or interpretation of any part hereof. 

19.3.    Successors and Assigns.    All of the covenants, agreements,
terms and conditions contained in this Sub-Sublease shall inure to and be binding upon Sub-Sublandlord and Sub-Subtenant and their respective successors and assigns. 

19.4.    Brokers.    Sub-Subtenant represents and warrants to
Sub-Sublandlord that, except with respect to Griggs Resource Group (“Sub-Subtenant’s Broker”), Sub-Subtenant has not engaged any broker, finder or other person who would be entitled to any commission or fees in respect of the
negotiation, execution or delivery of this Sub-Sublease and Sub-Subtenant shall indemnify, defend and hold harmless Sub-Sublandlord against any loss, cost, liability or expense incurred by Sub-Sublandlord as a result of any claim asserted by any
such broker, finder or other person on the basis of any arrangements or agreements made or asserted to have been made by or on behalf of Sub-Subtenant. Sub-Sublandlord represents and warrants to Sub-Subtenant that, except with respect to CM Realty
(“Sub-Sublandlord’s Broker”), Sub-Sublandlord has not engaged any broker, finder or other person who would be entitled to any commission or fees in respect of the negotiation, execution or delivery of this Sub-Sublease and
Sub-Sublandlord shall indemnify, defend and hold harmless Sub-Subtenant against any loss, cost, liability or expense incurred by Sub-Subtenant as a result of any claim asserted by any such broker, finder or other person on the basis of any
arrangements or agreements made or alleged to have been made by or on behalf of Sub-Sublandlord. Sub-Subtenant’s Broker and Sub-Sublandlord’s Broker are hereinafter collectively referred to as “Brokers.” If, and solely if, this
Sub-Sublease transaction is consummated and Sub-Subtenant and pays Base Rent, Sub-Sublandlord shall pay the real estate brokerage commission with respect to this Sub-Sublease transaction pursuant to a separate written agreement. In the event
Sub-Sublandlord fails to pay the real estate brokerage commission to the Brokers within thirty (30) days of the due date and billing, Sub-Subtenant may pay the Brokers (whether in installments or in a lump sum, at Sub-Subtenant’s sole
option) and deduct all such amounts paid from Rent coming due. 
 19.5.    Liability of
Sub-Sublandlord.    No officer, director, employee or shareholder of Sub-Sublandlord shall have or incur any personal liability whatsoever with respect to this Sub-Sublease. Further, the liability of Sub-Sublandlord to
Sub-Subtenant with respect to Sub-Sublandlord’s obligations under this Sub-Sublease shall not, in the aggregate, exceed One Million Eight Hundred Thousand Dollars ($1,800,000). 

  
 22 

 19.6.    Severability.    Any
provision of this Sub-Sublease which shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and the remaining provisions hereof shall nevertheless remain in full force and effect.

 19.7.     Examination of Sub-Sublease.    Submission of this
instrument for examination or signature by Sub-Subtenant does not constitute a reservation of or an option to Sub-Sublease, and it is not effective as a Sub-Sublease or otherwise unless and until (a) the execution by and delivery to both
Sub-Sublandlord and Sub-Subtenant of this Sub-Sublease, and (b) the Master Landlord and Master Sub landlord Consent hereto as provided in Article 3 above. 
 19.8.    Recording.    Neither Sub-Sublandlord nor Sub-Subtenant shall record this Sub-Sublease or a short form Memorandum of same. 

19.9.    Survival of Obligations.    All provisions of this Sub-Sublease
which require the payment of money or the delivery of property after the termination of this Sub-Sublease or require Sub-Subtenant to indemnify, defend or hold Sub-Sublandlord harmless or require Sub-Sublandlord to indemnify, defend or hold
Sub-Subtenant harmless shall survive the expiration or earlier termination of this Sub-Sublease. 

19.10.    Business Days.    Business Day(s) shall have the same meaning as
specified in Section 1.16 of the Master Lease. 
 19.11.    Non-Solicitation of
Employees.    Unless otherwise mutually agreed in writing, prior to one (1) year after the Effective Date, or prior to one (1) year after the expiration of the Term of this Sub-Sublease, or earlier termination,
whichever is later, neither party will encourage or solicit any employee or consultant of the other party to terminate its relationship with such other party for any reason. Notwithstanding the foregoing, each party can, without liability, hire the
employee of the other party if the employee answers a general solicitation of the soliciting party or its agents; provided, however, that the party making such a general solicitation is not permitted to use any information of the other party to make
such a general solicitation. 
 19.12.    Counterparts.    The
parties may execute this Sub-Sublease in multiple counterparts, each of which constitutes an original, and all of which, collectively, constitute only one agreement. The signatures of all of the parties need not appear on the same counterpart, and
delivery of an executed counterpart signature page by facsimile is as effective as executing and delivering this Sub-Sublease in the presence of the other parties to this Sub-Sublease. This Sub-Sublease is effective upon delivery of one executed
counterpart from each party to the other parties. In proving this Sub-Sublease, a party must produce or account only for the executed counterpart of the party to be charged. Any party delivering an executed counterpart of this Sub-Sublease by
facsimile shall also deliver a manually executed counterpart of this Sub-Sublease, but the failure to do so does not affect the validity, enforceability, or binding effect of this Sub-Sublease. 

[Signatures on the following page] 

  
 23 

 19.13.    Appendices and
Riders.    The following exhibits are attached hereto and by this reference made a part of this Sub-Sublease: 
  

			
	 EXHIBIT A
	  	Master Sublease
	EXHIBIT B	  	Sub-Sublease
	EXHIBIT C	  	Premises Consent
	EXHIBIT D	  	Confirmation of Commencement Date
	EXHIBIT E	  	Base Rent and L-C Reduction Schedules
	EXHIBIT F-1	  	FF&E (Fourth Floor)
	EXHIBIT F-2	  	FF&E (First Floor)
	EXHIBIT F-3	  	FF&E (Fifth Floor)
	EXHIBIT G-1	  	Bill of Sale (Fourth Floor)
	EXHIBIT G-2	  	Bill of Sale (First Floor)
	EXHIBIT G-3	  	Bill of Sale (Fifth Floor)
	EXHIBIT H	  	Letter of Credit Form and Escrow Letter
	EXHIBIT I	  	Sign Exhibit
	EXHIBIT I-1	  	Interior Lobby Signage
	EXHIBIT J	  	First Floor Reception Area and Lobby Improvements
	EXHIBIT K	  	First Floor Improvements
	EXHIBIT L	  	Fourth Floor Improvements
	EXHIBIT M	  	Construction Procedures

 IN WITNESS WHEREOF, the parties hereto have executed this Sub-Sublease as of the date
first above written. 
  

									
	SUB-SUBTENANT:	 		 	SUB-SUBLANDLORD:
			
	Workday, Inc.,	 		 	E-Loan, Inc.,
	a Nevada corporation	 		 	a Delaware corporation
					
	By:	 	/s/ Steve Hill	 		 	By:	 	/s/ Mark Lefanowiez
	Name:	 	    Steve Hill	 		 	Name:	 	    Mark Lefanowiez
	Its:	 	    CFO	 		 	Its:	 	    President

  
 24 

 EXHIBIT A 
 MASTER SUBLEASE 

  
 Exhibit A

 SUBLEASE 
 BUILDING D 

  

 TABLE OF CONTENTS 

 

									
	 	 	 	 	 	  	Page	 
			
	 1.
	 	Sublease	  	 	1	  
			
	 2.
	 	Term; Possession	  	 	2	  
				
		 	 2.1
	 	Commencement Date	  	 	2	  
				
		 	 2.2
	 	Phases Defined	  	 	2	  
				
		 	 2.3
	 	Sublandlord’s Remeasurement of Each Phase	  	 	3	  
				
		 	 2.4
	 	Phase Delivery Dates and Phased Rent Commencement Date	  	 	3	  
				
		 	 2.5
	 	Term	  	 	4	  
				
		 	 2.6
	 	Early Access	  	 	5	  
				
		 	 2.7
	 	Guaranteed Expansion Option	  	 	5	  
				
		 	 2.8
	 	Right of First Offer	  	 	6	  
				
		 	 2.9
	 	Option to Extend Term	  	 	9	  
			
	 3.
	 	Master Landlord’s Consent	  	 	10	  
			
	 4.
	 	Base Rent	  	 	10	  
			
	 5.
	 	Additional Rent	  	 	12	  
			
	 6.
	 	Letter of Credit	  	 	13	  
				
		 	 6.1
	 	Delivery of Letter of Credit	  	 	13	  
				
		 	 6.2
	 	Application of Letter of Credit	  	 	13	  
				
		 	 6.3
	 	Late Delivery of Letter of Credit	  	 	14	  
			
	 7.
	 	Incorporation of Master Lease by Reference; Assumption	  	 	15	  
			
	 8.
	 	Master Lease	  	 	17	  
			
	 9.
	 	Acceptace of Sublease Premises; Allowances	  	 	17	  
				
		 	9.1	 	Acceptance of Sublease Premises “AS IS”	  	 	17	  

  
 i 

									
		 	9.2	 	Tenant Improvement Allowance	  	 	18	  
				
		 	9.3	 	Additional Allowance	  	 	20	  
			
	10.	 	Use; Sublandlord’s Trade Names; Parking; Signage; Roof Rights; Generator; BART Shuttle	  	 	21	  
				
		 	10.1	 	Use	  	 	21	  
				
		 	10.2	 	No Use of Trade Names	  	 	21	  
				
		 	10.3	 	Parking	  	 	21	  
				
		 	10.4	 	Signage	  	 	22	  
				
		 	10.5	 	Rooftop Richts	  	 	23	  
				
		 	10.6	 	Generator	  	 	23	  
				
		 	10.7	 	BART Shuttle	  	 	23	  
			
	11.	 	Compliance With Laws and Regulations; Prohibited Actions	  	 	23	  
			
	12.	 	Sub-Subletting	  	 	25	  
			
	13.	 	Defaults And Remedies	  	 	26	  
			
	14.	 	Alterations	  	 	27	  
			
	15.	 	Indemnification	  	 	28	  
			
	16.	 	Damage to Subtenant’s Property	  	 	29	  
			
	17.	 	Subtenant’s Insurance	  	 	29	  
			
	18.	 	Services	  	 	30	  
			
	19.	 	Time	  	 	30	  
			
	20.	 	Right To Perform	  	 	31	  
			
	21.	 	Non-Waiver	  	 	31	  
			
	22.	 	Notices	  	 	31	  
			
	23.	 	Surrender of Sublease Premises	  	 	32	  
			
	24.	 	General Provisions	  	 	32	  
				
		 	24.1	 	Entire Agreement	  	 	32	  

  
 ii 

									
		 	24.2	 	Terms and Headings	  	 	32	  
				
		 	24.3	 	Successors and Assigns	  	 	32	  
				
		 	24.4	 	Brokers	  	 	32	  
				
		 	24.5	 	Liability of Sublandlord	  	 	33	  
				
		 	24.6	 	Severability	  	 	33	  
				
		 	24.7	 	Examination Of Sublease	  	 	33	  
				
		 	24.8	 	Recording	  	 	33	  
				
		 	24.9	 	SNDA	  	 	33	  
				
		 	24.10	 	Survival of Obligations	  	 	33	  
				
		 	24.11	 	Appendices and Riders	  	 	33	  

  
 iii

 SUBLEASE 
 BUILDING D 
 This Sublease is
made as of June 20, 2003 by and between CHARLES SCHWAB & CO., INC., a California corporation (“Sublandlord”), and E-Loan, INC., a Delaware corporation
(“Subtenant”). 
 R E C
I T A L S: 

A.      California Corporate Properties D, LLC, a Delaware limited liability company
(“Master Landlord”), as Landlord, and Sublandlord, as Tenant, entered into that certain Amended and Restated Office Building Lease effective March 16, 2000, a copy of which is attached hereto as Exhibit A (as amended, the
“Master Lease”), covering the premises comprising approximately 148, 902 rentable square feet (“RSF”) described in the Master Lease (the “Master Premises”) in that certain building known as Building D of the
Pleasanton Corporate Commons located at 6230 Stoneridge Mall Road in Pleasanton, California (“Building D”). Capitalized terms used in this Sublease but not defined herein shall have the meaning given them in the Master Lease.

 B.      Sub-Subtenant desires to sublet from Sublandlord a portion of the
Master Premises located on the entire First, Third, Fourth and Fifth Floor(s) of Building D, described as approximately 118,134 RSF as shown on Exhibit B attached hereto (the “Sublease Premises”) and Sublandlord desires to
sublease the Sublease Premises to Subtenant on the terms, covenants and conditions contained in this Sublease. 

C.      Sublandlord also leases from affiliates of Master Landlord those certain Buildings
known as Building B and Building C of the Pleasanton Corporate Commons located on Stoneridge Mall Road in Pleasanton, California (“Building B” and “Building C”, respectively) pursuant to those certain Amended
and Restated Office Building Leases for Building B effective March 16, 2000 and Building C effective March 16, 2000 (as amended, the “Building B Lease” and “Building C Lease”, respectively), a copy
of each of which has previously been delivered by Sublandlord to Subtenant. 
 A G
R E E M E N
T: 
 NOW, THEREFORE, in consideration of the foregoing premises and the mutual covenants
and promises of the parties hereinafter set forth, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sublandlord and Sub-Subtenant agree as follows: 

 

	 	1.	 SUBLEASE. 

Upon and subject to the terms, covenants and conditions hereinafter set forth, Sublandlord hereby leases to Subtenant and
Subtenant hereby leases from Sublandlord the Sublease Premises. 

  
 1 

	 	2.	 TERM; POSSESSION. 

2.1      COMMENCEMENT
DATE.    The Commencement Date of this Sublease shall be the later to occur of (a) the date on which the Master Landlord consents in writing to this Sublease as described in Section 3
below or (b) June 20, 2003. Possession of the Sublease Premises shall be delivered to Subtenant in three (3) separate phases (hereinafter defined as Phase I, Phase II and Phase III, respectively, as set forth below in
Section 2.2) following receipt of the executed Master Landlord’s Consent, in broom-clean and “AS-IS and WITH ALL FAULTS” condition as provided in Section 9 below (subject to all of the terms and conditions set forth in this
Sublease except for Subtenant’s obligation to pay Base Rent and Additional Rent) for the sole and limited purpose of allowing Subtenant to install in each of Phase I, Phase II and Phase III, respectively, its Tenant Improvements (as
defined in Section 9.2 below), fixtures, furnishings, equipment, cabling and personal properly pursuant to Section 14 below but subject to the restrictions set forth in Section 6.3 below. The date on which Phase I of the Sublease
Premises is delivered to Subtenant is referred to herein as the “Phase I Delivery Date.” The date on which Phase II of the Sublease Premises is delivered to Subtenant is referred to herein as the “Phase II Delivery
Date.” The date on which Phase III of the Sublease Premises is delivered to Subtenant is referred to herein as the ‘Phase III Delivery Date.” Sublandlord and Subtenant shall enter in a Commencement Date and Phase I
Delivery Date Agreement in substantially the form attached hereto as Exhibit C-1 confirming the Commencement Date and the Phase I Delivery Date promptly following the Commencement Date. Likewise, Sublandlord and Subtenant shall
enter into a Phase II Delivery Date Agreement and Phase III Delivery Date Agreement in the forms attached hereto as Exhibit C-2 and Exhibit C-3, respectively, confirming the Phase II Delivery Date and the
Phase III Delivery Date, respectively, promptly following the Phase II Delivery Date and the Phase III Delivery Date, respectively. 
 2.2      PHASES DEFINED.    As used in this Sublease, Phase I, Phase II and Phase III
shall have the following meanings: 

  2.2.1    PHASE I.  
  Phase I shall mean approximately 25,830 rentable square feet (“RSF”) on the First Floor of Building D and approximately 18,938 RSF on the Third Floor of Building D, as set forth on the floor plan attached hereto
as Exhibit D-1 (for a total RSF for Phase I of approximately 44,768 RSF). 

  2.2.2    PHASE II.    Phase II shall
mean approximately 15,384 RSF on the Fourth Floor of Building D as set forth on the floor plan attached hereto as Exhibit D-2. 
   2.2.3    PHASE III.    Phase III shall mean approximately 15,384 RSF on the Fourth Floor of
Building D, approximately 11,830 RSF on the Third Floor of Building D and the entire Fifth Floor of Building D comprised of approximately 30,768 RSF as set forth on the floor plan attached hereto as Exhibit D-3 (for a
total RSF for Phase III of approximately 57,982 RSF). 

  
 2 

2.3      SUBLANDLORD’S REMEASUREMENT
OF EACH PHASE.    Intentionally Deleted. 
 2.4      PHASE DELIVERY DATES AND PHASED RENT COMMENCEMENT
DATE.    The Sublease Premises shall be delivered to Subtenant, and Subtenant shall commence paying rent for the Sublease Premises, in three (3) Phases as follows: 

  2.4.1    PHASE I.    Provided that Subtenant
has paid the first month’s Base Rent applicable to Phase I to Sublandlord and Master Landlord has delivered its Master Landlord Consent, as provided in Section 3 below, Sublandlord shall deliver Phase I to Subtenant on
June 20, 2003 (“Phase I Delivery Date”) to permit Subtenant to construct and install its Tenant Improvements, fixtures, furnishings, cabling and personal property therein pursuant to the Work Letter for Subtenant Improvements
attached hereto as Exhibit E (“Work Letter”) but subject to the restrictions set forth in Section 6.3 below. Subtenant shall commence paying Base Rent for Phase I on the earlier to occur of (i) the date on which
Subtenant commences the conduct of its business in all or any portion of Phase I or (ii) October 10, 2003; provided, however, that so long as Subtenant is diligently pursuing the completion of its Tenant Improvements in Phase I,
this October 10, 2003 date may be extended for up to thirty (30) days to November 9, 2003, and provided further, that this October 10, 2003 date may be further extended for up to an additional twenty (20) days to
November 29 , 2003 if and solely to the extent that Subtenant is delayed in completing its Tenant Improvements in Phase I by reason of Force Majeure Delays (with such earlier date in (i) or (ii) above being the “Phase I
Rent Commencement Date”). In no event shall the Phase I Rent Commencement Date be extended beyond November 29, 2003 for any reason whatsoever. 
   2.4.2    PHASE II.    Provided Subtenant has paid the first month’s Base Rent applicable to Phase II to Sublandlord,
Sublandlord shall deliver Phase II to Subtenant on October 1, 2003 (“Phase II Delivery Date”) or earlier pursuant to Subtenant’s written request in accordance with Section 2.4.2.1 below to permit Subtenant to
construct and install its Tenant Improvements, fixtures, furnishings, cabling and personal property therein pursuant to the Work Letter. Subtenant shall commence paying Base Rent for Phase II on the earlier to occur of (i) the date on
which Subtenant commences the conduct of its business in all or any portion of Phase II or (ii) March 24, 2004 (with such earlier date being the “Phase II Rent Commencement Date”). 

  2.4.2.1      Subtenant, in its discretion, shall have the right to request in
writing that Phase II be delivered by Sublandlord to Subtenant in the condition specified in Section 9 of this Sublease prior to the October 1, 2003 Phase II Delivery Date specified in Section 2.4.2 above to permit Subtenant
to construct and install its Tenant Improvements, fixtures, furnishings, cabling and personal property therein pursuant to the Work Letter, in which event the Phase II Delivery Date shall be such earlier actual delivery date as to Phase II
and Subtenant shall pay the first month’s Base Rent applicable to Phase II to Sublandlord on or before such earlier actual Phase II Delivery Date. In such event, Subtenant shall reimburse to Sublandlord the cost of providing utilities
and services and other variable cost to Phase II as reasonably determined by Sublandlord in connection with the build-out and completion of the Tenant Improvements in Phase II prior to the Phase II Rent Commencement Date (e.g., the
cost of providing heating, ventilating and air conditioning (“HVAC”) and similar services to Phase II). Additionally, as provided in Section 2.4.2 above, the Phase II Rent Commencement Date shall be the earlier of
(i) March 24, 2004 or (ii) the date on which Subtenant commences the 

  
 3 

 
conduct of its business in all or any part of Phase II (with “conduct of its business” being defined broadly to include the conduct of Tenant’s business in, occasional or
ancillary use of, or storage of equipment or supplies in all or any portion of Phase II). Until the Phase II Rent Commencement Date occurs, upon the reasonable request of Sublandlord from time to time, an officer of Subtenant shall certify
to Sublandlord in writing that no portion of Phase II is being used or occupied by Subtenant and Sublandlord and its agents shall have the right to inspect Phase II with respect to Subtenant’s occupancy. 

  2.4.3     PHASE III.    Provided
Subtenant has paid the first month’s Base Rent applicable to Phase III to Sublandlord, Sublandlord shall deliver Phase III to Subtenant on October 1, 2003 (the “Phase III Delivery Date”) or earlier pursuant to
Subtenant’s written request in accordance with Section 2.4.3.1 below to permit Subtenant to construct and install its Tenant Improvements, fixtures, furnishings, cabling and personal property therein pursuant to the Work Letter. Subject to
the provisions of Section 2.4.3.1 below, Subtenant shall commence paying Base Rent for Phase III on November 30, 2004 (the “Phase III Rent Commencement Date”). If Subtenant commences the conduct of its business in all
or any portion of Phase III prior to the November 30, 2004 Phase III Rent Commencement Date or otherwise requires that utilities or other services be provided to Phase III in connection with its use and/or occupancy of Phase III
prior to the Phase III Rent Commencement Date, Subtenant shall reimburse to Sublandlord the cost of providing all such utilities and services and any other variable costs which are actually incurred by reason of Subtenant’s occupancy on a
monthly basis within thirty (30) days of Subtenant’s receipt of invoices therefor. 

  2.4.3.1      Subtenant, in its discretion, shall have the right to request in
writing that Phase III be delivered by Sublandlord to Subtenant in the condition specified in Section 9 of this Sublease prior to the Phase III Delivery Date specified in Section 2.4.3 above to permit Subtenant to construct and
install its Tenant Improvements, fixtures, furnishings, cabling and personal property pursuant to the Work Letter, in which event the Phase III Delivery Date shall be such earlier actual delivery date as to Phase III and Subtenant shall
pay the first month’s Base Rent applicable to Phase III to Sublandlord on or before such earlier actual Phase III Delivery Date. In such event, Subtenant shall reimburse to Sublandlord the cost of providing utilities and services and
other variable costs to Phase III as reasonably determined by Sublandlord in connection with the build-out and completion of the Tenant Improvements in Phase III prior to the Phase III Rent Commencement (e.g. the cost of
providing HVAC and similar services to Phase III). If Subtenant commences the conduct of its business in all or any part of Phase III (with “conduct of its business” again being defined broadly to include the conduct of
Tenant’s business in, occasional or ancillary use of, or storage of equipment or supplies in all or any portion of Phase III) prior to October 1, 2003, then Subtenant shall pay the Base Rent otherwise applicable to Phase III from
the date such conduct of business commences in Phase III through September 30, 2003 (after which date the provisions of Section 2.4.3 above shall control). Until October 1, 2003, upon the reasonable request of Sublandlord from
time to time, an officer of Subtenant shall certify to Sublandlord in writing that no portion of Phase III is being used or occupied by Subtenant and Sublandlord and its agents shall have the right to inspect Phase III with respect to
Subtenant’s occupancy. 

2.5    TERM.    The term of the Sublease
(the “Term”) shall commence on the Commencement Date and shall terminate at 11:59 p.m. on June 30, 2010 (the “Expiration Date”), unless sooner terminated pursuant to any provision hereof or of the Master Lease or unless
extended pursuant to the provisions of Section 2.9 below. 

  
 4 

 2.6    EARLY
ACCESS.    Subject to the terms and provisions of the Work Letter and the terms and provisions of this Sublease, Subtenant shall be permitted to enter Phase I from and after the Phase I Delivery
Date until the Phase I Rent Commencement Date (but subject to the restrictions set forth in Section 6.3 below), to enter Phase II from and after the Phase II Delivery Date until the Phase II Rent Commencement Date, and to enter Phase III from
and after the Phase III Delivery Date until the Phase III Rent Commencement Date, respectively, for the sole and limited purpose of constructing and installing its Tenant Improvements, fixtures, furnishings, equipment, cabling and personal property
within Phase I, Phase II and Phase III, respectively, of the Sublease Premises; provided, however, that, as to Phase III only, such early access shall allow the commencement of business as provided in, and subject to the terms and conditions of,
Section 2.4.3 above. Such limited entry and use of the Sublease Premises shall not obligate Subtenant to commence paying Base Rent for each applicable Phase unless Subtenant commences its business operations in all or any portion of such Phase
prior to the Rent Commencement Date for each respective Phase. This right of entry onto the Sublease Premises is subject to revocation by Sublandlord in the event that Subtenant or its employees, contractors, subcontractors or agents cause
unreasonable interference with any of Sublandlord’s work in Building D or any labor dispute or damage during such period which results either directly or indirectly from the installation or delivery of the foregoing, or Subtenant otherwise
breaches any term, covenant or condition of this Sublease. Prior to Subtenant’s entry onto the Sublease Premises in accordance with this Section 2.6, Subtenant shall satisfy all of the insurance requirements set forth in Section 17 of
this Sublease. Under no circumstances shall Sublandlord be liable or responsible for, and Subtenant agrees to assume all risk of loss or damage to such installation of its tenant improvements, furniture, fixtures, furnishings, equipment, cabling and
personal property and to indemnify, defend and hold Sublandlord harmless from any liability, loss or damage arising from any damage to the property of Sublandlord, or its contractors, employees or agents, and any death or personal injury to any
person or persons to the extent caused by, attributable to or arising out of, whether directly or indirectly, Subtenant’s entry onto the Subleased Premises or the delivery, placement, installation, or presence of its tenant improvements,
furniture, fixtures, furnishings, equipment, cabling and personal property, except to the extent that such loss or damage is caused by Sublandlord’s willful misconduct or gross negligence or the willful misconduct or gross negligence of
Sublandlord’s contractors, agents or employees. 
 2.7    GUARANTEED
EXPANSION OPTION.    Sublandlord hereby grants to Subtenant the option to expand the Sublease Premises to include, in addition to the Sublease Premises, the portion of the Master
Premises located on the entire Second Floor of Building D and containing approximately 30,768 RSF rentable square feet as shown on Exhibit F attached hereto (“Expansion Premises”), provided that Subtenant may not exercise the
foregoing option if Subtenant has defaulted under this Sublease (and any applicable cure periods have expired without cure) and such uncured default is continuing either at the time of giving its notice of its irrevocable election to exercise its
expansion option or on the commencement date of the Expansion Term (defined below) and Subtenant shall not exercise the foregoing option for less than the entire Second Floor of Building D. Subtenant shall have the right to exercise such option by
giving its irrevocable written notice of exercise of the option (“Option Exercise 

  
 5 

 
Notice”) to Sublandlord no later than October 1, 2004. Subtenant shall sublease the Expansion Premises on all of the terms and conditions contained in this Sublease including, without
limitation, the same per RSF Base Rent and Tenant Improvement Allowance (defined in Section 9.2 below) and Base Year as for the balance of the Sublease Premises, except that (i) the term of the sublease for the Expansion Premises shall
commence within seven (7) days following Sublandlord’s receipt of the Option Exercise Notice on a date specified in writing by Sublandlord (the “Expansion Commencement Date”) and shall terminate on the June 30, 2010
Expiration Date (“Expansion Term”); (ii) Subtenant shall not have access to the Expansion Premises prior to the Expansion Commencement Date; (iii) Subtenant’s obligation to commence paying Base Rent for the Expansion
Premises shall commence on the earlier of (a) the date on which Subtenant commences the conduct of its business in all or any portion of the Expansion Premises or (b) six (6) months following the Expansion Commencement Date (with such
earlier date being the “Expansion Premises Rent Commencement Date”); and (iv) Subtenant’s Proportionate Share for increases in Basic Operating Expenses of Building D shall be adjusted upward to one hundred percent (100%) as
provided in Section 5 below. The Expansion Premises shall be delivered by Sublandlord to Subtenant broom clean and in “AS IS and WITH ALL FAULTS” condition as provided in Section 9 below. The foregoing right to sublease the
Expansion Premises is personal to Subtenant and may not be assigned, sold, leased, subleased or otherwise transferred, voluntarily or involuntarily, by or to any other person or entity, other than to an Affiliate (as defined in Section 12.2
below). 
 2.8       RIGHT OF
FIRST OFFER.    Provided that Subtenant is not then in default under this Sublease (following the expiration of all applicable cure periods without cure) and provided further that
the Master Landlord of Building C or the Master Landlord of Building B, as applicable, has consented in writing to Subtenant leasing space in Building C or Building B pursuant to the terms and provisions set forth in this Section 2.8 and the
applicable sublease: 
   (i)      if Subtenant has
previously declined (i.e., on or before October 1, 2004) to exercise its Expansion Option set forth in Section 2.7 to sublease the Expansion Premises and Sublandlord desires to sublease part or all of the Second Floor of Building D
to a third party subtenant; or 
   (ii)      if and
only if Subtenant is then subleasing all of Building D (or has irrevocably exercise its option to lease the entire Expansion Premises prior to the earlier to occur of (a) Sublandlord delivering its first written subleasing proposal to
prospective third party subtenant with respect to Offered Space (defined below) or (b) Sublandlord receiving the first written proposal from a prospective third party subtenant offering to sublease Offered Space from Sublandlord) and only in
such events, if Sublandlord desires to sublease part of Building C (as defined in Recital C above) to a third party subtenant, 

then in either such event, before offering to sublease part or all of the Second Floor of Building D or part of Building C to a third
party subtenant on terms acceptable to Sublandlord in Sublandlord’s sole discretion, Sublandlord shall first deliver to Subtenant Sublandlord’s written notice (“Offer Notice”) of the space which Sublandlord is proposing to
sublease (the “Offered Space”), which Offer Notice shall specify the RSF and location of the Offered Space, the term of 

  
 6 

 
the sublease for the Offered Space and any extension and/or expansion options or puts, the commencement date and rent commencement date, base rent, additional rent and base year (if any) for the
Offered Space, the tenant improvement allowance (if any) or other concessions (if any) for the Offered Space, those terms and conditions of the Master Lease (and/or the Building C Lease) which shall be specifically excluded (in the same manner as
set forth in Section 7.1 of this Sublease) from applying to the Offered Space and such other terms, provisions and conditions as Sublandlord elects to include in the Offer Notice; provided, however, that if and only if the rent commencement
date for such offered space will occur on or before March 1, 2005, then the Offer Notice shall only specify the RSF and location of the Offered Space, the commencement date and any extension and/or expansion options or puts, and shall otherwise
contain the terms and provisions set forth in the third to the last sentence of this Section 2.8. Notwithstanding anything contained in this Section 2.8 to the contrary, Sublandlord shall have no obligation to offer any space in Building C
to Subtenant as Offered Space or otherwise if any one of the following applies: (i) Subtenant is not then subleasing all of Building D; (ii) Subtenant is then subleasing (or has exercised its irrevocable option under this Section 2.8
to sublease) at least two (2) full floors (or the equivalent thereof on a RSF basis) in Building C (or at least two (2) floors in Building B (or the equivalent thereof on a RSF basis) if Sublandlord in its sole discretion has exercised its
right set forth below in this Section 2.8 to substitute space in Building B as Offered Space in lieu of space in Building C); or (iii) if such space becomes available by reason of any extension or expansion option in favor of any third
party subtenant then subleasing space in Building C (or Building B, if applicable). Subtenant shall have five (5) business days following receipt of Sublandlord’s Offer Notice in which to irrevocably and unconditionally elect to sublease
the Offered Space pursuant to all of the terms and conditions set forth in the Offer Notice, including, without limitation, Subtenant’s agreement to sublease all of the Offered Space which is subject to the Offer Notice. If Subtenant fails to
so irrevocably and unconditionally elect to timely exercise its right to sublease the Offered Space within such five (5) business day period (or if Subtenant’s election is conditional in any manner whatsoever), then Subtenant shall be
deemed to have rejected the Offer Notice, Subtenant’s rights under this Section 2.8 with respect to the Offered Space shall terminate and thereafter be null and void and Sublandlord shall thereafter have the right to sublease the Offered
Space to any third party offeree on terms and conditions deemed acceptable to Sublandlord; provided, however, that if (w) Sublandlord fails to enter into a binding sublease agreement for at least eighty percent (80%) of the Offered Space
covered in the Offer Notice with a net effective rent per RSF equal to at least eighty percent (80%) of the net effective rent per RSF set forth in the Offer Notice for the Offered Space within two hundred seventy (270) days following the
date of Subtenant’s rejection (or deemed rejection) of the Offer Notice, or (x) Sublandlord elects, following Subtenant’s rejection (or deemed rejection) of the Offer Notice to offer less space than eighty percent (80%) of the
entire Offered Space set forth in the rejected Offer Notice, or (y) Sublandlord elects following Subtenant’s reject (or deemed rejection) of the Offer Notice to offer the Offered Space for less than eighty percent (80%) of the net
effective rent per RSF set forth in the rejected Offer Notice or (z) such Offered Space again becomes available for subleasing at a later date following the expiration of the earlier third party sublease (each, a “Re-Up Right”),
Subtenant’s rights under this Section 2.8 shall again apply to such Offered Space. Notwithstanding the foregoing, Sublandlord shall not be obligated to offer more than two (2) full floors in Building C to Subtenant as Offered Space
(and Subtenant’s rights under this Section 2.8 with respect to subleasing space in Building C shall terminate and be null and void from and 

  
 7 

 
after the date on which Subtenant subleases at least two (2) full floors in Building C (or in Building B if Sublandlord, in its sole discretion, has substituted Offered Space in Building B
in lieu of Offered Space in Building C as set forth below)); provided, however, that if, in Sublandlord’s sole and absolute discretion, Sublandlord’s Offer Notice with respect to Offered Space in Building C includes more than two
(2) floors of Building C, Subtenant’s irrevocable and unconditional election to sublease such Offered Space must be as to all of the Offered Space in Building C which is the subject of Sublandlord’s Offer Notice and not solely as to
two (2) floors. If the Offered Space includes all or a part of the Second Floor of Building D, then this Sublease shall be amended to include the Offered Space on the terms and conditions that are set forth in the Offer Notice. If the Offered
Space includes space in Building C (or in substituted space in Building B as discussed below) then Sublandlord and Subtenant shall enter into a new sublease for such Offered Space in Building C (or in Building B, as applicable) on the terms and
conditions set forth in the Offer Notice and otherwise on the terms and conditions set forth in this Sublease (including, without limitation, the requirement for an additional letter of credit as provided in Section 6.2 below) but appropriately
modified to reflect the terms and conditions of the Building C Lease (or the Building B Lease, if applicable). If Subtenant elects to sublease two (2) floors or less (but not more than two (2) floors) in Building C pursuant to
Sublandlord’s Offer Notice where the rent commencement date occurs on or before March 1, 2005, or if Subtenant submits an offer to lease up to two (2) floors (but not more than two (2) floors) in Building C in full floor
increments other than on the first floor of Building C and in half-floor increments for such first floor where the rent commencement date occurs on or before March 1, 2005 (which Sublandlord hereby agrees to accept subject to the terms set
forth in this sentence and in the first sentence of this Section 2.8 (including, without limitation, Sublandlord’s right to specify Offered Space in Building B in lieu of Building C)), then Sublandlord, in Sublandlord’s sole and
absolute discretion, shall have the right to substitute space in Building B rather than Building C, and such subleasing shall be on all of the same terms and provisions of this Sublease except that (a) the Base Rent shall be Twenty and 64/00
Dollars ($20.64) per RSF per annum, (b) the Base Year shall be the 2004 calendar year, (c) the tenant improvement allowance shall equal Thirty-Seven and 50/00 Dollars ($37.50) per RSF multiplied by the fraction the numerator of which is
the number of months in the sublease term as to such Building C space (or the number of months in the sublease as to such Building B space if Sublandlord has elected to substitute space in Building B in lieu of space in Building C)P, and the
denominator of which is sixty-seven (67) months (provided that in no event shall such tenant improvement allowance ever exceed $37.50 per RSF) and Subtenant shall deliver an additional letter of credit in the amount of Ten Dollars ($10.00) per
RSF of the Offered Space (and with the same annual burn-off features), to Sublandlord as provided in Section 6.2 below; (d) Subtenant shall be entitled to 3.4 unreserved vehicle parking spaces per 1,000 RSF of space occupied by Subtenant
in Building C (or Building B, as applicable); and (e) the sublease shall be subject to the terms and conditions of the Building C Lease (or the Building B Lease, as applicable). Subtenant’s rights under the immediately preceding sentence
(A) shall only apply where Subtenant is then subleasing all of Building D and Subtenant’s offer or the Offer Notice with respect to the Offered Space specifies a rent commencement date on or before March 1, 2005 and (B) shall not
apply to any space in Building C (or Building B, as applicable), which Subtenant has previously rejected as Offered Space pursuant to an Offer Notice previously delivered by Sublandlord to Subtenant (unless Subtenant has a Re-Up Right (as defined
above in this Section 2.8) to sublease such Offered Space). Notwithstanding the foregoing, Subtenant acknowledges and agrees that 

  
 8 

 
Subtenant has no right of first offer, right of first refusal or any other right of any nature whatsoever under this Sublease or otherwise to sublease any space in Building B unless Sublandlord
elects to offer space in Building B to Subtenant for sublease as set forth above in this Section 2.8. Subtenant’s rights under this Section 2.8 shall terminate if the Sublease or Subtenant’s rights to possession of the Sublease
Premises under the Sublease are terminated, if Subtenant assigns any of its interest in the Sublease (except for a permitted transfer to Affiliate under the Sublease), or if Subtenant sublets any portion of the Sublease Premises or Subtenant fails
to timely exercise its option as herein provided. 

2.9      OPTION TO EXTEND
TERM.    If and only if Subtenant is then subleasing at least four (4) full floors in Building D, Sublandlord hereby grants to Subtenant the right to extend the term of this Sublease for one
additional period of thirty-six (36) months commencing on July 1, 2010 and expiring at 11:59 p.m. on June 30, 2013 (“Extended Term”) as to the entire space then being subleased by Subtenant in Building D. Similarly, if and
only if Subtenant is occupying at least four (4) full floors in Building C, then in the sublease for Building C, Sublandlord shall grant to Subtenant the right to extend the term of the sublease for Building C as to the entire space then being
subleased by Subtenant in Building C for one additional period of thirty-six (36) months commencing on May 1, 2010 and expiring at 11:59 p.m. on April 30, 2013 (the “Building C Extended Term”). Similarly, if and only if
Subtenant is occupying at least four (4) full floors in Building B, then in the sublease for Building B Sublandlord shall grant to Subtenant the right to extend the term of the sublease for Building B as to the entire space then being subleased
by Subtenant in Building B for one additional period of thirty-six (36) months commencing on November 1, 2010 and expiring on October 31, 2013 (the “Building B Extended Term”). Subtenant shall have no right to extend the
term of this Sublease or the sublease for Building B or Building C, as applicable for less than the entire space then being subleased by Subtenant in Building D, Building B or Building C, as applicable (but Subtenant may extend as to Building D and
not Building B or Building C, as applicable, or vise versa). Subtenant may exercise the foregoing rights to extend if and only if (i) Subtenant notifies Sublandlord in writing of its irrevocable election to extend the term of the Sublease as to
Building D on or before April 29, 2009, or as to Building C on or before February 27, 2009, or as to Building B on or before August 30, 20009, and (ii) Subtenant is not in default of any of this Sublease or the subleases for
Building B or Building C (following the expiration of any applicable cure periods without cure) either at the time of giving notice of its irrevocable election to extend or on the commencement date of the Extended Term. If each of the conditions set
forth in the immediately preceding sentence is not satisfied in full, then Subtenant’s’ option to extend the Term of the Sublease and the subleases for Building B and Building C, as applicable, shall lapse and be null and void.
Subtenant’s notice(s) of its election to extend the Term(s) shall be irrevocable when made. All of the terms and provisions of this Sublease or the sublease for Building B or Building C, as applicable, shall apply during the Extended Term
except that (a) Base Rent during the Extended Term shall increase to Twenty Eight Dollars ($28.00) per RSF of the entire Sublease Premises (and the entire sublease premises in Building B or Building C, as applicable) per year, (b) there
shall be no further right to extend the term of the Sublease or the sublease for Building B or Building C, as applicable, beyond the applicable Extended Term, (c) Sublandlord shall have no obligation to make improvements to the Sublease
Premises (or to the sublease premises in Building B or 

  
 9 

 
Building C, as applicable) of any nature whatsoever or to pay any Tenant Improvement Allowance or similar payment to Subtenant and (d) the Base Year for Basic Operating Expenses for both
this Sublease and the subleases as to Building B or Building C, as applicable, shall be the 2010 calendar year. The foregoing right to extend the term of the Sublease is personal to Subtenant and may not be assigned, sold, leased, subleased or
otherwise transferred, voluntarily or involuntarily, by or to any other person or entity, other than to an Affiliate (as defined in Section 12.2 below). 
  

	 	3.	 MASTER LANDLORD’S CONSENT. 

This Sublease is not and shall not be effective unless and until Master Landlord shall have delivered to Sublandlord
Master Landlord’s written consent to this Sublease in accordance with the provisions of the Master Lease. If Master Landlord fails to consent to this Sublease within twenty (20) days after the date of this Sublease, either party may
terminate this Sublease by written notice to the other party and in such event neither party shall have any obligations to the other party under this Sublease, except that Sublandlord shall promptly (i) refund to Subtenant prepaid Base Rent for
the first month of the Term and (ii) return the L-C (as defined in Section 6.1 below) to Subtenant. 
  

	 	4.	 BASE RENT. 

4.1      During the Term, Subtenant agrees to pay Sublandlord as base rent (“Base
Rent”) for the Sublease Premises the sum of Twenty-Two and 50/00 Dollars ($22.50) per RSF annually, which Base Rent shall be payable in equal monthly installments of One and 875/100ths Dollars ($1.875) per RSF. Commencing on the date which is
ninety (90) days following the Phase I rent Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal monthly installments of Eighty-Three Thousand Nine Hundred Forty Dollars ($83,940) each for Phase I. Commencing on the
Phase II Rent Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal monthly installments of One Hundred Twelve Thousand Seven Hundred Eighty-Five Dollars ($112,785) each for Phase I and Phase II. Commencing on the Phase III
Rent Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal monthly installments of Two Hundred Twenty-One Thousand Five Hundred One and 25/00 Dollars ($221,501.25) each for Phase I, Phase II and Phase III. If Subtenant
exercises its Guaranteed Expansion Option under Section 2.7 above, then commencing on the Expansion Premises Rent Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal monthly installments of Two Hundred Seventy-Nine
Thousand One Hundred Ninety-One and 25/00 Dollars ($279,191.25) each for Phase I, Phase II, Phase III and the Expansion Premises. The parties hereby stipulate and agree that if Sublandlord’s remeasurement of Phase I, Phase II, Phase III and the
Expansion Premises pursuant to Section 2.3 above results in a change in the RSF of any portion of the Sublease, Premises, the foregoing monthly Base Rent figures (and Subtenant’s Proportionate Share of increases in Basic Operating Costs
and Estimated Basic Operating Costs over actual Basic Operating Costs for the 2004 Base Year as provided in Section 5 below) shall be adjusted upward or downward to reflect the remeasured RSF of the Sublease Premises. The RSF of the Master
Premises and the Sublease Premises set forth in Recitals A and B of this Sublease, respectively, shall be conclusive and binding for all purposes under this Sublease and shall not be subject to further adjustment or remeasurement by Subtenant or
Sublandlord. 

  
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 4.2    As more particularly provided in the Work Letter
attached to this Sublease as Exhibit E, if Sublandlord fails to approve Tenant’s Plans and Drawings for a given Phase or the Expansion Premises within the time periods set forth in Article 1 of the Work Letter for such approval by Sublandlord,
other than by reason of a delay by Master Landlord, a Subtenant Delay or Force Majeure Delay (as both terms are defined in the Work Letter), and such failure by Sublandlord actually and demonstrably results in Subtenant being unable to substantially
complete its Tenant Improvements on or before the applicable Rent Commencement Date for such Phase (above and beyond any delays resulting from Subtenant Delays or Force Majeure Delays), then Subtenant shall be entitled to two (2) days of
abatement in Base Rent for such affected Phase (but no abatement in Base Rent applicable to any other Phase) for each day of delay in Subtenant’s substantial completion of its Tenant Improvements in such Phase by reason of such Sublandlord
delay. 
 4.3    Each monthly installment of Base Rent shall be payable in advance on the
first day of each calendar month during the Term, except that the first month’s installment of Base Rent for each Phase of the Sublease Premises and the Expansion Premises (if applicable) shall be paid by Subtenant to Sublandlord on or before
the applicable Delivery Date for such Phase or the Expansion Premises. If the applicable Rent Commencement Date commences or ends on a day other than the first day of a calendar month, then the rent for such months shall be prorated (and paid at the
beginning of each such month) in the proportion that the number of days this Sublease is in effect as to such Phase during such month bears to the total number of days in such month, and such month’s installment shall be paid no later than the
commencement of the subject month. In addition to the Base Rent, Subtenant agrees to pay as additional rent the amount of Additional Rent (as defined below) and other charges required to be paid by this Sublease. All rent (which shall include Base
Rent, Additional Rent and other charges required to be paid by this Sublease) shall be paid to Sublandlord, without prior demand and without any deduction, offset, counterclaim or abatement, in lawful money of the United States of America, at
Charles Schwab & Co., Inc., 22857 Network Place, Chicago, IL 60673-1228, or to such other person or at such other place as Sublandlord may from time to time designate in writing. Subtenant’s covenant to pay rent shall be independent of
every other covenant in this Sublease. 
 4.4    If Subtenant fails to pay when due Base
Rent, Additional Rent or any other charges within five (5) business days after the same are due hereunder, the unpaid amount will bear interest from the due date until the date of actual payment at the Applicable Rate (as defined in
Section 1.06 of the Master Lease). If Subtenant fails to pay any installment of Base Rent, Additional Rent or other charges within five (5) business days after the same are due, or fails to make any other payment for which Subtenant is
obligated under this Sublease, then Subtenant shall pay to Sublandlord a late charge equal to Two Hundred Fifty Dollars ($250.00) plus five percent (5%) to the amount so payable; provided, however, that such late charge shall be waived with
respect to the first occurrence of a late payment in any twelve (12) consecutive month period. Subtenant acknowledges that late payments will cause Sublandlord to incur costs not contemplated by this Sublease, the exact amount of which costs
are extremely difficult and impracticable to calculate. The parties agree that the late charge described above represents a fair and reasonable estimate of the extra costs incurred by Sublandlord as a result of such late payment. 

  
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 4.5    No payment by Subtenant or receipt and
acceptance by Sublandlord of a lesser amount than the Base Rent or Additional Rent shall be deemed to be other than part payment of the full amount then due and payable, nor shall any endorsement or statement on any check or any letter accompanying
any check, payment of Rent or other payment, be deemed an accord and satisfaction; and Sublandlord may accept, but is not obligated to accept, such part payment without prejudice to Sublandlord’s right to recover the balance due and payable or
to pursue any other remedy provided in this Sublease or by law. If Sublandlord shall at any time or times accept Rent after it becomes due and payable, such acceptance shall not excuse a delay or constitute a waiver of Sublandlord’s rights
hereunder. 
  

	 	5.	 ADDITIONAL RENT. 

In addition to the Base Rent, commencing on January 1, 2005 and at all times thereafter during the Term (including
the Extended Term, if applicable) Subtenant shall pay Subtenant’s Proportionate Share of the increase in Basic Operating Costs and Estimated Basic Operating Costs (as such terms are defined in Sections 1.12, 1.25 and 3.06 of the Master Lease)
for the Sublease Premises for such calendar year of the Sublease Term in excess of the actual Basic Operating Costs for the Sublease Premises for the 2004 calendar year (the “Base Year”) in accordance with the procedures and provisions of
Section 3.04 of the Master Lease (with the provisions of the last paragraph of Section 3.06(b) applying to this Sublease if Subtenant is subleasing less than 100% of Building D at any time during the Term of this Sublease).
Subtenant’s “Proportionate Share” shall be the ratio which the rentable area of the Sublease Premises bears to the rentable area of the Master Premises, which ratio is agreed to be as follows: Subtenant’s Proportionate Share with
respect to Phase I shall equal 30.07% (based on 44,768 RSF for Phase I and 148,902 RSF for Building D); Subtenant’s Proportionate Share with respect to Phase I and Phase II shall equal 40.40% (based on 60,152 RSF for Phase I and Phase II in the
aggregate and 148,902 RSF for Building D); Subtenant’s Proportionate Share with respect to Phase I, Phase II and Phase III shall equal 79.34% (based on 118,134 RSF for Phase I, Phase II and Phase III in the aggregate and 148,902 for Building
D); and Subtenant’s Proportionate Share with respect to Phase I, Phase II, Phase III and the Expansion Premises shall equal 100% (based on Subtenant occupying all of the RSF of Building D). All said sums (including any estimates of such sums)
shall be paid to Sublandlord at the times required pursuant to the terms and conditions of the Master Lease. Sublandlord shall provide Subtenant with full and complete copies of Master Landlord’s annual Operating Costs Statement provided to
Sublandlord under Section 3.08 of the Master Lease promptly following Sublandlord’s receipt of the same from Master Landlord. In addition, Subtenant shall be responsible to pay its proportionate share of all other sums which Sublandlord is
obligated to pay under the Master Lease (but not such other sums which (x) result from a default by Sublandlord under the Master Lease unless caused in whole or in part by the acts or omissions of Subtenant or (y) are not related in whole
or in part to Sublease Premises) and shall also be responsible to pay for any additional charges and expenses imposed by Master Landlord pursuant to the terms of the Master Lease and related specifically to Subtenant’s use and occupancy of the
Sublease Premises during the Term (e.g., after-hours HVAC, additional cleaning, excess utilities, etc.), said sums shall be paid to Sublandlord at the times required pursuant to the terms and conditions of the Master Lease. All sums payable by
Subtenant for after-hours HVAC and/or electrical service shall be at Master Landlord’s actual cost, without any premium or mark-up, as provided in Section 4.02 of the Master Lease. All sums payable pursuant to this Section 5 shall be
considered additional rent payable under this Sublease and Sublandlord shall have all rights and remedies available hereunder for the failure to pay such additional rent. 

  
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	 	6.	 LETTER OF CREDIT. 

6.1        DELIVERY OF LETTER
OF CREDIT.  Not later than July 7, 2003, Subtenant shall deliver to Sublandlord an unconditional and irrevocable letter of credit (the “L-C”) in the amount of One Million Five
Hundred Thousand Dollars ($1,500,000.00) (the “L-C Amount”), which L-C shall be issued by a money-center bank (a bank which accepts deposits, maintains accounts, has a local San Francisco, California office which will negotiate a letter of
credit, and whose deposits are insured by the FDIC) acceptable to Sublandlord in Sublandlord’s sole discretion, and which L-C shall be in a form and content as set forth on Exhibit G, or otherwise acceptable to Sublandlord in
Sublandlord’s sole discretion. Subtenant shall pay all expenses, points and/or fees incurred by Subtenant in obtaining and maintaining the L-C. Subtenant’s failure to timely deliver the L-C on or before July 7, 2003 shall constitute a
material default by Subtenant under this Sublease and, if Subtenant thereafter fails to deliver the L-C in accordance with the provisions of this Section 6.1 within two (2) business days following Sublandlord’s written demand for
immediate delivery of the L-C, such failure shall constitute an immediate and uncurable material default by Subtenant under this Sublease in accordance with Section 6.3 and 13.5 below. 

6.2        APPLICATION OF LETTER
OF CREDIT.  The L-C shall be held by Sublandlord as security for the faithful performance by Subtenant of all the terms, covenants, and conditions of this Sublease to be kept and performed
by Subtenant during the Sublease Term. The L-C shall not be mortgaged, assigned or encumbered in any manner whatsoever by Subtenant without the prior written consent of Sublandlord. If there is an “Event of Default” (as defined in
Section 7.08(a) of the Master Lease (but with the time periods for cure being as defined and limited in Article 13 below)) by Subtenant with respect to any provisions of this Sublease, including, but not limited to, the provisions relating to
the payment of Base Rent or Additional Rent, or if Subtenant fails to renew the L-C at least thirty (30) days before its expiration, Sublandlord may, but shall not be required to, draw upon all or any portion of the L-C for payment of any Base
Rent or Additional Rent or any other sums in default, or for the payment of any amount that Sublandlord may reasonably spend or may become obligated to spend by reason of Subtenant’s default, or to compensate Sublandlord for any other loss or
damage that Sublandlord may suffer by reason of Subtenant’s default. The use, application or retention of the L-C, or any portion thereof, by Sublandlord shall not prevent Sublandlord from exercising any other right or remedy provided by this
Sublease or by law, it being intended that Sublandlord shall not first be required to proceed against the L-C and shall not operate as a limitation on any recovery to which Sublandlord may otherwise be entitled. Any amount of the L-C which is drawn
upon by Sublandlord shall first be applied to sums owing to Sublandlord with respect to the Event of Default, but any sums drawn which are not so used or applied by Sublandlord shall be held by Sublandlord and deemed a security deposit (the
“L-C Security Deposit”). If any portion of the L-C is drawn upon, Subtenant shall, within three (3) business days after written demand therefor, either (i) deposit cash with Sublandlord (which cash shall be applied by Sublandlord
to the L-C Security Deposit) in an amount sufficient to cause the sum of the L-C Security Deposit and the amount of the remaining L-C to be equivalent to the amount of the L-C then required under this Sublease or (ii) reinstate the L-C to the
amount then required under this Sublease, and if any portion of the L-C Security Deposit is used or applied, Subtenant shall, within three (3) business days after written demand therefor, deposit cash with Sublandlord (which cash shall be
applied by Sublandlord to the L-C Security Deposit) in an amount sufficient 

  
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to restore the L-C Security Deposit to the amount then required under this Sublease, and Subtenant’s failure to do so shall be a default under this Sublease. Subtenant acknowledges that
Sublandlord has the right to transfer or mortgage its interest in the Master Lease or this Sublease and Subtenant agrees that in the event of any such transfer or mortgage, Subtenant shall have the right to transfer or assign the L-C Security
Deposit and/or the L-C, provided that Sublandlord delivers commercially reasonable written evidence of such transfer to Subtenant. Subtenant shall, within three (3) business days of request by Sublandlord, execute such further instruments or
assurances as Sublandlord may reasonably deem necessary to evidence or confirm Sublandlord’s transfer or assignment of the L-C Security Deposit and/or the L-C to such transferee or mortgagee. Any transfer fee with respect to the foregoing shall
be paid by Sublandlord. If and to the extent Sublandlord advances all or any portion of the Additional Allowance (as defined in Section 9.3 below) to Subtenant for any Phase of the Sublease Premises, and as a condition precedent to such
advance, the face amount of the Letter of Credit shall be increased above $1,500,000 on the basis of One and 33/00 Dollars ($1.33) for each Five Dollars ($5.00) of the aggregate Additional Allowance advanced by Sublandlord to Subtenant.
Additionally, if and to the extent that Sublandlord advances any tenant improvement allowance with respect to any floor(s) which Subtenant may sublease in Building B or Building C, as applicable, in accordance with Section 2.8 above, as a
condition precedent to Sublandlord advancing such tenant improvement allowance, Subtenant shall provide to Sublandlord a letter of credit satisfying all of the requirements of this Article 6 in the face amount required by Section 2.8 above with
respect to the sublease of any Building B or Building C floors, as applicable. Provided that Subtenant has neither previously committed an Event of Default under this Sublease nor is then in default under this Sublease (following the expiration of
all applicable cure periods without cure), the face amount of the L-C shall be reduced by twenty-percent (20%) per annum on the first anniversary of the Phase III Rent Commencement Date and on each subsequent anniversary date of the Phase III
Rent Commencement Date, provided that in no event shall the face amount of the L-C ever be reduced below One Hundred Fifty Thousand Dollars ($150,000) plus ten percent (10%) of the amount of the increase in the L-C resulting from the advance of
the Additional Allowance by Sublandlord to Subtenant. 

6.3        LATE DELIVERY OF
LETTER OF CREDIT.  As more particularly provided in Section 13.5 below, Subtenant’s failure to timely deliver the L-C to Sublandlord in form and substance
satisfactory to Sublandlord and in accordance with the requirements of Section 6.1 above on or before July 7, 2003 shall constitute a material default by Subtenant under this Sublease and, if Subtenant thereafter fails to deliver the L-C
in accordance with the provisions of Section 6.1 within two (2) business days following Sublandlord’s written demand for immediate delivery of the L-C, such failure shall constitute an immediate and uncurable material default by
Subtenant under this Sublease and in such event Sublandlord shall immediately and without notice be able to pursue all remedies for such default available at law or in equity including, without limitation, all of the rights and remedies available
under the master Lease including, without limitation, Section 7.08 of the Master Lease (but without any of the notice or cure periods set forth in the Master Lease applying to such default). Anything contained in this Sublease or the Work
Letter attached to this Sublease as Exhibit E to the contrary notwithstanding, Subtenant and nits agents, employees, contractors, subcontractors, architects and consultants shall have no right to enter the Sublease Premises for any purpose
whatsoever (other than for the sole and limited purpose of undertaking inspections, measurements and other architectural requirements, and assessments as provided in the second sentence of Section 3.1 of the Work Letter) or to commence any
construction work of any nature whatsoever in the Sublease Premises unless and until Subtenant delivers the L-C to Sublandlord as required in Section 6.1 above. 

  
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	 	7.	 INCORPORATION OF MASTER LEASE BY REFERENCE;
ASSUMPTION. 

7.1        Subtenant acknowledges that it has read the Master Lease and is fully
familiar with all terms and conditions of the Master Lease. All of the Articles, Sections and Exhibits of the Master Lease are incorporated into this Sublease as if fully set forth in this Sublease except that (i) the Basic Lease Information
provisions entitled “Leased Premises”, “Net Rentable Area”, “Estimated Term Commencement Date”, “Term”, “Annual Base Rent”, “Annual Additional Base Rent”, “Security Deposit”,
“Parking”, “Tenant Broker” and “Landlord Brokers” are deleted in their entirety form the Master Lease as incorporated unto the Sublease, (ii) Sections 1.01, 1.02, 1.03, 1.04, 1.07, 1.08, 1.09, 1.10, 1.11, 1.22,
1.24, 1.33, 1.37 (except the first sentence thereof), 1.38, 1.40 (except the first sentence thereof), 1.42, 1.43, 1.44, 1.46, 1.47, 1.48, 1.49, 2.01 3.01, 3.02, 3.03, 3.05, 3.09, 3.10, 4.01(a)(vi), 4.01(b), 4.01(d), the first, second and fourth
sentences of Section 4.01(e), Sections 4.03, 4.06, 4.07, 5.02, 5.03, 5.07(c)(ii), 5.07(e), the second and third sentences of Section 5.08, the balance of the first sentence of Section 5.13(a) beginning with the words “provided
that such Mortgage Lender”, the words “subject to Section 4.06 hereof” at the beginning of Section 5.13(c), the portion of the first sentence of Section 5.15 beginning with the words “and subject to the
provisions” and ending with the words “judgment was obtained”, the first sentence of Section 5.19, the second, seventh, eighth and ninth sentences of Section 7.01 and Tenant’s right to require Landlord to carry
earthquake insurance in Section 7.01, Section 7.03(c), the balance of the fourth sentence of Section 7.06 beginning with the words “and (x)”, Sections 7.07(e), 7.07(f), 7.07(g), the balance of Section 7.08(d)(i)
beginning with the words “the net present value”, Sections 7.11, 7.12, 7.13, 7.14, 7.15, 7.16, 7.17, 7.25, 7.376 and 7.38 and Exhibits A-2, B (except that Schedules B-4, B-5 and B-6 to Exhibit B to the Master
Lease are expressly incorporated into the Work Letter attached to this Sublease as Exhibit E), D, E, H, I and L through S, inclusive, are deleted in their entirety from the Master Lease as incorporated into the Sublease, (iii) the
representations and warranties in the last sentence of Section 4.01(a) and the first, second, and seventh sentences of Section 5.10(a) of the Master Lease are made solely by Master Landlord and not by Sublandlord, (iii) any rights of
Sublandlord to extend, contract, expand, cancel or terminate the Master Lease, any rights of first offer to lease additional space, any rights of first offer or rights of first refusal or options to purchase Building D and any rights of self-help
and set-off in favor of Sublandlord are deleted from the Master Lease as incorporated into the Sublease, (iv) the arbitration provisions of Section 7.36 of the Master Lease shall not apply to the determination of whether a default exists
under the Sublease and (v) all references to “Critical Areas” and “Additional Base Rent” are deleted in their entirety from the Master Lease as incorporated into the Sublease. 

7.2        The term “Landlord” as used in the Master Lease shall refer
to “Sublandlord” hereunder, the term “Tenant” as used in the Master Lease shall refer to “Subtenant” hereunder, the term “Lease” as used in the Master Lease shall refer to this Sublease and the term
“Leased Premises” as used in the Master Lease shall refer to the Sublease Premises described herein, except that all references to “Landlord” shall mean and include both Master Landlord and Sublandlord in Sections 5.09, 5.11,
5.17(a), 7.04(a) and 7.04(b) (except that any exceptions to indemnification as to Master Landlord and Sublandlord shall apply solely to their 

  
 15 

 
respective own negligence or willfull misconduct) of the Master Lease, and any indemnification, defense and hold harmless protections running in favor of the “Landlord Parties” shall
also run in favor of Sublandlord and Sublandlord’s employees, agents, contractors, subcontractors, consultants, officers, directors, parents, subsidiaries, affiliates, members, managers, constituent partners, invitees and licensees. The
definition of “Tenant Parties” as incorporated into the Sublease shall mean Subtenant and Subtenant’s employees, agents, contractors, subcontractors, consultants, officers, directors, parents, subsidiaries, affiliates, members,
managers, constituent partners, invitees and licensees. 

7.3        If Sublandlord shall actually receive under the Master Lease an
abatement of Rent as to the Sublease Premises (for a period after the Commencement Date), then Subtenant shall be entitled to receive from Sublandlord a proportionate share of such abatement calculated as follows: for each rentable square foot to
which the abatement applies and for which Subtenant is obligated to pay Rent under this Sublease, Subtenant shall receive its proportionate share of such abatement based on the ratio of the per square foot Rent payable by Subtenant under this
Sublease to the per square foot Rent payable by Sublandlord under the Master Lease for the Sublease Premises, but in no event in excess of the abatement actually received by Sublandlord for the Sublease Premises. 

7.4        If any provisions of this Sublease expressly conflict with any
portion of the Master Lease as incorporated herein, the terms of this Sublease shall govern Subtenant shall assume and perform for the benefit of Sublandlord and Master Landlord all of Tenant’s obligations under the Master Lease provisions as
incorporated herein to the extent that the provisions are applicable to the Sublease Premises. Notwithstanding anything to the contrary contained in this Sublease, Sublandlord does not assume the obligations of the Master Landlord under the Master
Lease. 
 7.5        Subtenant shall be entitled to receive all of the
work, services, repairs, repainting, restoration, the provision of utilities, elevator or HVAC services, or the performance of any other obligations required of Master Landlord under the Master Lease with respect to the Sublease Premises or the
common areas of Building D (except to the extent any such obligations were not incorporated by reference above); provided, however, Sublandlord’s sole obligation with respect thereto shall be to request the same, as requested in writing by
Subtenant and at Subtenant’s sole cost and expense. If Master Landlord shall default in any of its obligations to Sublandlord with respect to the Sublease Premises, Sublandlord will use reasonable commercial efforts to cause Master Landlord to
perform and observe such obligations (except that Sublandlord shall not be obligated to commence any legal, arbitration or audit proceedings against Master Landlord, or utilize any self-help rights, or make any payment of money or other
consideration other than as expressly required of Sublandlord under Master Lease), but Sublandlord shall have no liability for failure to obtain the observance or performance of such obligations by Master Landlord or by reason of any default of
Master Landlord under the Master Lease or any failure of Master Landlord to act or grant any consent or approval under the Master Lease, or form any misfeasance or non-feasance of Master Landlord, nor shall the obligations of Subtenant hereunder be
excused or abated in any manner by reason thereof, except as expressly provided in this Sublease. If Sublandlord elects to commence legal, arbitration or audit or other proceedings against the Master Landlord to enforce, or otherwise enforces,
Sublandlord’s rights under the Master Lease which are applicable to Subtenant and the Sublease Premises as well as 

  
 16 

 
to the Sublandlord as to the remainder of the Premises, Subtenant shall be responsible for reimbursing Sublandlord for the reasonable costs of such proceedings, including, without limitation,
reasonable attorney’s fees incurred by Sublandlord at the following rates: (a) one hundred (100%) percent thereof if such pertain only to the Sublease Premises; (b) Subtenant’s Proportionate Share if such pertain to the
entire Premises; or (c) a proportionate percentage if such pertain to the Sublease Premises or any part thereof and to a portion of the Premises other than the Sublease Premises, such reimbursement to be made by Subtenant to Sublandlord within
twenty (20) days after invoice therefor. 
 7.6        Subtenant
shall cooperate with Sublandlord as may be required to obtain from Master Landlord any such work, services, repairs, repainting, restoration, the provision of utilities, elevator or HVAC services, or the performance of any of Master Landlord’s
other obligations under the Master Lease, provided that in day-to-day issues, Subtenant shall contact Master Landlord first to obtain the desired service or item and shall only contact Sublandlord if Master Landlord fails to perform. This Sublease
shall at all times during the Term remain subject and subordinate to the Master Lease (and to all matters to which the Master Lease is subject and subordinate) and to all modifications and amendments to the Master Lease. Sublandlord agrees with
Subtenant that so long as Subtenant is not in default hereunder beyond any applicable notice and/or cure period. Sublandlord shall not enter into any modification or amendment to the Master Lease which will prevent or materially adversely affect the
use by Subtenant of the Sublease Premises in accordance with the terms of the Sublease, or increase the obligations of Subtenant or decrease its rights under the Sublease in any way materially adversely affecting the Sublease. 

 

	 	8.	 MASTER LEASE. 

At any time and on reasonable prior notice to Subtenant, Sublandlord can elect to require Subtenant to perform
Subtenant’s obligations under this Sublease directly to Master Landlord, in which event Subtenant shall send to Sublandlord from time to time copies of all notices and other communications that Subtenant shall send to and receive from Master
Landlord. Subtenant shall not do or permit to be done anything which would constitute a violation or breach of any of the terms, conditions or provisions of the Master Lease or which would cause the Master Lease to be terminated or forfeited by
virtue of any rights of termination or forfeiture reserved by or vested in Master Landlord. If the Master Lease terminates, this Sublease shall terminate and the parties shall be relieved from all liabilities and obligations under this Sublease;
except that if this Sublease terminates as a result of a default of one of the parties under this Sublease or the Master Lease, the defaulting party shall be liable to the non-defaulting party for all damage suffered by the non-defaulting party as a
result of the termination; provided, however, that in no event shall either party be liable for special, consequential or punitive damages. 
  

	 	9.	 ACCEPTACE OF SUBLEASE PREMISES; ALLOWANCES.

 9.1        ACCEPTANCE
OF SUBLEASE PREMISES “AS IS”.  The Sublease Premises shall be delivered to Subtenant broom clean in “AS-IS” and WITH ALL FAULTS” condition and without any
representations and warranties with respect thereto by Sublandlord, its agents, officers, directors, employees, consultants or attorneys. Subtenant acknowledges and agrees that Sublandlord and its agents, officers, directors, employees, consultants
and attorneys have made 

  
 17 

 
no representations, warranties or promises of any nature whatsoever with respect to Building D, the Project, Building C, Building B, the Complex, the Sublease Premises or any improvements located
therein. The taking of possession of any portion of the Sublease Premises (or any sublease premises in Buildings B or Building C) by Subtenant shall be conclusive evidence that Subtenant accepts the same “AS IS and WITH ALL FAULTS” and
that the Sublease Premises, the Project and the Building are suited for the use intended by Subtenant and are in good and satisfactory condition at the time such possession was taken. Subtenant represents and warranties to Sublandlord that
(a) Subtenant’s sole intended use of the Sublease Premises is for general office use, call center use, consumer lending and related business purposes, and (b) prior to executing this Sublease, Subtenant has made such investigations as
it deems appropriate with respect to the suitability of the Sublease Premises for its intended use and has determined that the Sublease Premises are suitable for such intended use. Sublandlord shall have no obligation whatsoever to construct any
Tenant Improvements or other improvements for Subtenant or to repair or refurbish the Sublease Premises. All Tenant Improvements (as defined in the Work Letter) and all alterations, additions and improvements to the Sublease Premises shall be at
Subtenant’s sole cost and expense without contribution or reimbursement from Sublandlord or Master Landlord (except to the extent of the Tenant Improvement Allowance provided for in Section 9.2 below and the Additional Allowance provided
for the Section 9.3 below). 
 9.2        TENANT
IMPROVEMENT ALLOWANCE.  Provided that Subtenant is not in default of this Sublease or the Work Letter (following the expiration of all applicable cure period without cure) Sublandlord shall
provide Subtenant with the sum equal to Thirty-Seven and 50/00 Dollars ($37.50) per RSF of the Sublease Premises plus an additional One Hundred Thousand Dollars ($100,000) for work on the ground floor lobby of Building D (the “Lobby
Allowance”) (collectively, the “Tenant Improvement Allowance”) for Subtenant’s design and construction of Subtenant’s initial tenant improvements within the Sublease Premises (collectively, the “Tenant
Improvements”). The Tenant Improvement Allowance shall first be used to pay for the cost of Subtenant’s space plan, construction drawings and working drawings, architectural, engineering and design fees and costs, permit and approval fees
and costs, actual contractor costs and charges for materials and labor, contractor’s profit, overhead and general conditions costs and other customary and reasonable hard and soft costs of designing, installing and constructing the Tenant
Improvements (collectively, the “Tenant Improvement Costs”). 

9.2.1    MASTER LANDLORD TI ALLOWANCE
AND LOBBY ALLOWANCE.  Subtenant acknowledges that Thirty Dollars ($30.00) per RSF of the Tenant Improvement Allowance plus the $100,000 Lobby Allowance is being funded by
Master Landlord to Sublandlord pursuant to the terms and provisions of the Master Lease (the “Master Landlord TI Allowance”), that use of the Master Landlord TI Allowance is expressly limited to reimbursement of actual Tenant Improvement
Costs and that no portion of the Master Landlord TI Allowance can be used for furniture and furniture reconfiguration, furnishings, equipment, cabling, wiring, moving expenses, existing lease cancellation costs, construction manager fees, project
manager fees, and relocation consultant costs, and other similar costs and expenses (collectively, “Non “TI-Costs”). Subtenant acknowledges and agrees that if the actual Tenant Improvement Costs are less than Thirty Dollars ($30.00)
per RSF for the Subleased Premises, then Sublandlord shall only be obligated to disburse the Master Landlord TI Allowance in an amount up to the actual Tenant Improvement Costs and no more. Anything contained in this Sublease or the Work Letter to
the contrary notwithstanding, Subtenant acknowledges and agrees 

  
 18 

 
that Sublandlord shall have no obligation to pay all or any portion of the Master Landlord TI Allowance portion of the Tenant Improvement Allowance to Subtenant unless and until Sublandlord
receives payment of the Master Landlord TI Allowance owing by Master Landlord to Sublandlord under the Master Lease with respect to the Sublease Premises. 
 9.2.2    ALLOWANCE ABOVE MASTER LANDLORD TI ALLOWANCE.  Sublandlord
acknowledges and agrees that if and to the extent the entire $37.50 per RSF Tenant Improvement Allowance is not applied to Tenant Improvement Costs, then up to Seven and 50/00 Dollars ($7.50) per RSF of the Tenant Improvement Allowance (that is, the
portion of the Tenant Improvement Allowance over and above the Master Landlord TI Allowance) (but expressly excluding any portion of the Lobby Allowance) may be used by Subtenant to pay Non TI Costs or be applied by Subtenant against Base Rent due
under the Sublease. 
 9.2.3    PHASED DISBURSEMENT;
CONDITIONS TO DISBURSEMENT.  Subject to the foregoing, the Tenant Improvement Allowance shall be disbursed to Subtenant on a phased basis with respect to Phase I, Phase II,
Phase III and the Expansion Premises on the basis of the RSF in each such Phase on the following bases. The Tenant Improvement Allowance as to each Phase and the Expansion Premises shall be disbursed by Sublandlord in three (3) installments of
Twenty-Five Percent (25%), Twenty-Five Percent (25%) and Fifty Percent (50%), with the first installment of 20%
(“1st Installment”) being payable on the date
which is the later to occur of (i) ten (10) business days following the date on which Master Landlord is required to pay the First Installment (as defined in Section 4.2(a) of the Work Letter attached to the Master Lease as Exhibit B)
to Sublandlord or (ii) seventy (70) days following the Delivery Date as to the applicable Phase or the Expansion Premise (with such later date being the “1st Installment Payment Date”), the second installment of 25% (the “2nd Installment”) being payable on the date which is thirty
(30) days following the 1st Installment Payment Date
and the third installment of 50% (the “3rd
Installment”) being payable upon “Completion of the Tenant Improvements” (as defined below), provided that each and all of the conditions precedent set forth below in this Section 9.2 are satisfied in full. The conditions
precedent to disbursement of each of the 1st Installment,
the 2nd Installment and the 3rd Installment shall include all of the following: (a) Subtenant
is not in default under this Sublease or the Work Letter (following the expiration of all applicable cure periods without cure), provided that the applicable portion of the Tenant Improvement Allowance shall be disbursed upon Subtenant curing any
such default; (b) Subtenant has entered into a general construction contract for the Tenant Improvements which has been reasonably approved by Sublandlord as provided in the Work Letter; (c) Subtenant has commenced and is diligently
pursuing the completion of the Tenant Improvements; and (d) Subtenant has delivered to Sublandlord, at least ten (10) days prior to the applicable date for disbursement of the 1st Installment, the 2nd Installment or the 3rd Installment, a certified statement from Subtenant’s architect certifying that Subtenant has installed the Tenant
Improvements in the applicable Phase (or in the Expansion Premises) in an amount at least equal to the amount of the applicable Installment plus nay previous Installments paid. In addition to the foregoing conditions precedent, the disbursement of
the 1st Installment shall be conditioned upon Subtenant
delivering to Sublandlord a conditional waiver and release of lien upon progress payment (in the form prescribed by California Civil Code Section 3262 (“Section 3262”)) from Subtenant’s general contractor (“Contractor”)
and from each subcontractor (“Subcontractor”) for which payment is then being sought in the amount of the
1st Installment, and disbursement of the 2nd Installment shall be conditioned upon Subtenant delivering a
conditional waiver and release 

  
 19 

 
of a lien upon progress payment in the form prescribed by Section 3262 from the Contractor and each Subcontractor for which payment is then being sought in the amount of the 2nd Installment
together with an unconditional waiver and release of lien upon progress payment in the form prescribed by Section 3262 from the Contractor and each Subcontractor with respect to the 1st Installment. Sublandlord shall not be obligated to
disburse the 3rd Installment until “Completion of the Tenant Improvements” (defined below) has occurred. For purposes of this Sublease and the Work Letter, “Completion of the Tenant Improvements” shall mean the date on which the
last of the following conditions has been satisfied in full: (A) Sublandlord has inspected the Sublease Premises and determined that the Tenant Improvements are substantially complete; (B) Subtenant has obtained all required certificates
of occupancy for use and operation of the Premises and delivered copies of such certificates to Sublandlord; (C) Subtenant has obtained an executed unconditional waiver and release upon final payment in the form prescribed by Section 3262
from its Contractor and all Subcontractors and delivered complete copies thereof to Sublandlord; (D) Subtenant’s architect has issued certificates of final completion with respect to all Tenant Improvements and Sublandlord has been
provided with copies of the same: (E) Subtenant has recorded a Notice of Completion in the Office of the Alameda County Recorder in accordance with Section 3093 of the California Civil Code and provided Sublandlord with a copy of the same
and; (F) the time period for filing any mechanics’ liens with respect to the Tenant Improvements has expired without the filing of any liens. Notwithstanding the foregoing time periods for payment of the applicable Tenant Improvement
Allowance, Subtenant shall have the right to make its application for the Tenant Improvement Allowance at any time prior to the second anniversary of the Delivery Date as to the applicable Phase or the Expansion Premises. Sublandlord shall have no
obligation to make any disbursement of the Tenant Improvement Allowance for Non-TI Costs until (x) Completion of the Tenant Improvements and (y) receipt by Sublandlord of copies of invoices marked “paid” with respect to all
Non-TI Costs for which Subtenant is requesting reimbursement. 

9.3    ADDITIONAL ALLOWANCE.  In
addition to Sublandlord’s payment of the Tenant Improvement Allowance to Subtenant as set forth in Section 9.2 above, provided that Subtenant is not in default under this Sublease or the Work Letter (following the expiration of all
applicable cure periods without cure), Subtenant, upon written notice to Sublandlord, may elect to have Sublandlord contribute up to an additional Five Dollars ($5.00) per RSF for each of Phase I, Phase II and Phase III and the Expansion Premises
for Tenant Improvement Costs and/or Non TI-Costs (the “Additional Allowance”). The Additional Allowance shall be disbursed to Subtenant on a Period basis in the same manner as the Tenant Improvement Allowance is disbursed under
Section 9.2 above. If Subtenant elects to draw down the Additional Allowance, Subtenant shall reimburse Sublandlord for the Additional Allowance pursuant to monthly payments (due on the same dates and as part of Base Rent for Phase I, Phase II,
Phase III and the Expansion Premises) amortized over the Term of the Sublease beginning on the applicable Rent Commencement Date as to each such Phase at the rate of Ten Percent (10%) per annum, compounded annually. Accrued interest at such
rates on amounts advanced for any period prior to the applicable Rent Commencement Date as to a given Phase shall be added to the Additional Allowance for purposes of calculation of Subtenant’s monthly reimbursement payment hereunder. Anything
contained in this Sublease or the Work Letter to the contrary notwithstanding, Subtenant acknowledges and agrees that Sublandlord shall have no obligation to make the Additional Allowance available to Subtenant unless and until Sublandlord receives
payment of the Additional Tenant Allowance (as defined in Section 1.01 of the Work Letter) 

  
 20 

 
from Master Landlord with respect to the Sublease Premises. No portion of the Additional Allowance as to a given Phase or the Expansion Premises shall be disbursed by Sublandlord to Subtenant
unless and until the applicable 1st Installment Payment Date. 
  

	 	10.	 USE; SUBLANDLORD’S TRADE NAMES; PARKING;
SIGNAGE; ROOF RIGHTS; GENERATOR; BART SHUTTLE. 

 10.1    Use. Subtenant agrees that the Sublease Premises shall be used by Subtenant (and its permitted assignees and subtenants) solely for general office use, call center use,
consumer lending and related business purposes, and for no other use, business or purpose whatsoever. Sublandlord shall not sublease any portion of Building D to any subtenant whose principal business is consumer lending. 

10.2    NO USE OF TRADE
NAMES.  Subtenant agrees that it shall not, without Sublandlord’s prior written consent which consent may be withheld in Sublandlord’s sole and absolute discretion; use the names, characters,
artwork, designs, trade names, copyrighted materials, trademarks or services marks of Sublandlord, its parent, affiliated or subsidiary companies, employees, directors, shareholders, assigns, successors or licensees (a) in any advertising,
publicly or promotion or (b) in any manner other than expressly in accordance with this Sublease. Sublandlord agrees that it shall not, without Subtenant’s prior written consent, which consent may be withheld in Subtenant’s sole and
absolute discretion, use the names, characters, artwork, designs, trade names, copyrighted materials, trademarks or service marks of Subtenant, its parent, affiliated or subsidiary companies, employees, directors, shareholders, assigns, successors
or licensees (a) in any advertising, publicity or promotion or (b) in any manner other than expressly in accordance with this Sublease, except that Sublandlord may disclose the fact that Subtenant is its subtenant at Pleasanton Corporate
Commons. 
 10.3    PARKING.  Subtenant
shall have the non-exclusive right at no cost to the Subtenant to use up to Five (5) unreserved vehicle parking spaces in parking facilities saving Building D for every 1,000 RSF of the Sublease Premises occupied by Subtenant, subject to all
parking rules and regulations promulgated by Master Landlord from time to time. Notwithstanding the foregoing, Subtenant shall reasonably cooperate with Sublandlord at Sublandlord’s request to monitor and ensure that Subtenant and its
employees, agents, Strategic Partners (as defined in Section 12.3 below), invitees and licensees do not exceed this parking ratio of five (5) unreserved parking spaces per 1,000 RSF of the Sublease Premises occupied by Subtenant including,
without limitation, instituting (i) a parking program and parking rules reasonably approved by Master Landlord and Sublandlord requiring parking stickers for all of Subtenant’s employees and Strategic Partners and the imposition of fines
and/or towing requirements for Subtenant’s employees and Strategic Partners violating the parking program or parking rules and/or (ii) is Sublandlord’s sole and absolute discretion but at Sublandlord’s sole cost and expense, a
valet parking program with respect to not more than seventy-five (75) vehicle parking spaces to ensure that this 5/1,000 parking ratio is met (but not any parking ratio greater than 5/1000). Subtenant, at its sole cost and expense, may elect to
attempt to increase the parking ratio to Five and One-Half (5.5) unreserved vehicle parking spaces per 1,000 RSF of the Sublease Premises if and only if Subtenant contracts with a reputable parking operator and/or valet service reasonably
approved by Sublandlord, subject to Master Landlord’s written consent and Master Landlord’s express written confirmation to Sublandlord that such increased parking 

  
 21 

 
ratio shall not reduce Sublandlord’s parking ratios for Building D and the balance of the Complex; provided, however, that Sublandlord makes no representation or warranty with respect to
Subtenant’s ability to achieve a parking ratio of 5.5 unreserved vehicle parking spaces per 1,000 RSF of the Sublease Premises occupied by Subtenant. It and to the extent that Subtenant subleases any space in Building B or Building C, as
applicable, Subtenant shall have the non-exclusive right at no cost to Subtenant to use up to Three and 4/10ths (3.4) unreserved vehicle parking spaces in the surface parking lot serving Building B or Building C, as applicable, for every 1,000
RSF of the Sublease Premises in Building B or Building C, as applicable, occupied by Subtenant. 

10.4    SIGNAGE.  Subject to compliance with all
applicable requirements and restrictions of the Master Lease and Subtenant obtaining the Master Landlord’s consent to the following signage, and provided Subtenant is then leasing at least four (4) full floors in Building D, Subtenant
shall have the right to (i) install standard building signage, (ii) install one parapet sign on one side of Building D selected by Subtenant (provided that Subtenant shall have the right to install two (2) parapet signs on two
(2) sides of Building D selected by Subtenant if Subtenant has leased the Expansion Premises) and (iii) eighty percent (80%) of existing monument signage and interior building signage (or such higher percentage of such signage as may
relate to Subtenant’s percentage occupancy of Building D) in or with respect to Building D. If Subtenant leases at least two (2) full floors in Building B or Building C, as applicable, then the sublease between Sublandlord and Subtenant
for Building B or Building C, as applicable, shall provide, subject to the compliance with all applicable provisions and restrictions of the Building B Lease or Building C Lease, as applicable, and Subtenant obtaining Master Landlord’s consent
to the following signage, that Subtenant shall have the right to (i) install standard building signage, (ii) install one parapet sign on one side of Building B or Building C, as applicable, selected by Subtenant (provided that if Subtenant
subleases less than three (3) full floors of Building B or Building C, as applicable, Sublandlord shall have the right to designate the side of Building B or Building C, as applicable, on which the parapet sign shall be located but if Subtenant
subleases three (3) or more full floors in Building B or Building C, as applicable, Subtenant shall have the right to designate the side of Building B or Building C, as applicable, on which the parapet sign shall be located) and
(iii) Subtenant’s proportionate share (based on the RSF of space leased in Building B or Building C, as applicable, by Subtenant over the total RSF of Building B or Building C, as applicable) of existing monument signage and interior
building signage in or with respect to Building B or Building C, as applicable. All of Subtenant’s exterior signage and exterior graphics of any kind or character shall comply in all respects with all applicable Legal Requirements, and shall be
subject to the review and approval of the City of Pleasanton, as necessary, and any other applicable municipality having jurisdiction over the Project. All signs shall be installed and maintained at Subtenant’s sole cost and expense. Upon the
expiration or earlier termination of the Term, subject to compliance with applicable Legal Requirements, Subtenant shall remove all of its signage on or about Building D (or Building B or Building C, as applicable) and restore any damage resulting
from such removal, all at Subtenant’s sole cost and expense. Subject to the Master Landlord’s consent, Subtenant is granted exclusive signage on Building D with respect to firms whose principal business is consumer lending. 

  
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 10.5    ROOFTOP
RIGHTS.  Subject to compliance with all applicable requirements and restrictions of the Master Lease including, without limitation, the provisions of Section 5.19 of the Master Lease (other than the
first sentence of Section 5.19) and Subtenant obtaining Master Landlord’s consent thereto, Subtenant shall have the right to install one satellite dish on the roof of Building D (and one satellite dish on the roof of Building B or Building
C, as applicable, if Subtenant subleases at least two (2) full floors in Building B or Building C, as applicable), in locations reasonably designated by Sublandlord. 

10.6    GENERATOR.  Upon Subtenant’s written
request delivered to Sublandlord on or before July 15, 2003, Sublandlord shall sell and convey to Subtenant, without any warranty or guaranty except as to title and no prior liens, at the then market price therefor (but in no event greater than
fifty percent (50%) of Sublandlord’s initial purchase price therefor when new), one generator capable of supplying at least Sawn Hundred Fifty (750) KVAs of building standard generator service to the Sublease Premises (the
“Generator”). Subtenant, at Subtenant’s sole cost and expense, and subject to the Master Landlord’s prior consent (and Sublandlord’s reasonable prior written consent with respect to the location of the Generator within the
Project), shall obtain all necessary permits and approvals for installation of the Generator, and Subtenant shall install, repair and maintain the Generator in first-class condition in compliance with all Legal Requirements. Upon the expiration or
earlier termination of the Term, subject to compliance with all Legal Requirements, Subtenant shall remove the Generator from the Project and restore any damage resulting from such removal, all at Subtenant’s sole cost and expense. 

10.7    BART SHUTTLE.  At all times during the Term
of this Sublease and the Extended Term (if any), Sublandlord, at Sublandlord’s or Master Landlord’s sole cost, shall provide bus shuttle service between the Complex and the Hacienda BART Station and the Tassajara Road Park/Ride Lot on a
schedule reasonably agreed to by Sublandlord and Subtenant which shall provide shuttle service Monday through Friday (holidays excepted) for approximately (but no more than) three (3) hours during morning commute hours and approximately (but no
more than) three (3) hours during evening commute hours for use by Subtenant’s employees, licensees and invitees, Sublandlord’s employees, licensees and invitees and other subtenants (and their respective employees, licensees and
invitees) of Sublandlord in the Complex. Subtenant acknowledges and agrees that Sublandlord presently provides this shuttle service through WHEELS, a service provided by and through Alameda County. Subtenant further acknowledges and agrees that
Sublandlord may substitute another comparable shuttle service provider reasonably designated by Sublandlord or, at Sublandlord’s election by Master Landlord, in lieu of WHEELS to provide bus shuttle service between the Hacienda BART Station and
the Tassajara Road Park/Ride Lot and the Complex. 
  

	 	11.	 COMPLIANCE WITH LAWS AND REGULATIONS; PROHIBITED
ACTIONS. 

 11.1     Subtenant, at its
sole cost and expense, shall promptly comply with all local, state or federal laws, statutes, ordinances and governmental rules, regulations or requirements now in force or which may hereinafter be in force, including, without limitation, the
Americans with Disabilities Act, 42 US.C. § 12 101 et seq. and any governmental regulations relating thereto, including, without limitation any required alterations for purposes of “public accommodations” under such statute, Title 24
of the California Administrative Code and similar federal, state and local laws and regulations (collectively, the “ADA”). Subtenant shall not use or permit the Sublease Premises to be used in any manner nor do any act which would increase
the existing rate of insurance on Building D or Master Premises or cause the 

  
 23 

 
cancellation of any insurance policy covering Building D or the Master Premises, nor shall Subtenant permit to be kept, used or sold, in or about the Sublease Premises or Building D, any article
which may be prohibited by the standard form of fire insurance policy. Subtenant shall not during the Term (i) commit or allow to be committed any waste upon the Sublease Premises, or any public or private nuisance in or around the Project,
Building D or the Sublease Premises, (ii) allow any sale by auction upon the Sublease Premises, (iii) place any loads upon the floor, walls, or ceiling of the Sublease Premises which endangers Building D, (iv) use any apparatus,
machinery or device in or about the Sublease Premises which will cause any substantial noise or vibration or in any manner damage Building D, (v) place any harmful liquids in the drainage system of the Project or Building D or in the soils
surrounding the Project or Building D, or (vi) disturb or unreasonably interfere with other tenants of Building D. If any of Subtenant’s office machines or equipment disturbs the quiet enjoyment of any other tenant in Building D, then
Subtenant shall provide adequate insulation, or take such other action as may be necessary to eliminate the disturbance, all at Subtenant’s sole cost and expense. 

11.2    Subtenant shall not generate, use, manufacture, keep, store, refine, release, discharge or
dispose of any substance or material that is described as a toxic or hazardous substance, waste or material or a pollutant or contaminant by any federal, state or local law, ordinance, rule or regulation now or hereafter in force, as amended from
time to time, in any way relating to or regulating human health or safety or industrial hygiene or environmental conditions or pollution or contamination (including the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42
U.S.C. §§ 9601, et seq., the Solid Waster Disposal Act, 42 U.S.C. §§ 6901, et seq., the Toxic Substances Control Act, 15 U.S.C, §§ 2601, et seq., the Clean Water Act, and 33 U.S.C. §§ 1251, et seq., the
Hazardous Substance Account Act, California Health and Safety Code Secs. 25300 et seq., the Hazardous Waste Control Act, California Health and Safety Code Secs. 25100 et seq., and the Porter-cologne Water Quality Control Act, California Water Code
Secs. 13000, et seq. all as amended) including, without limitation, PCBs, oil and petroleum products, asbestos and asbestos-containing materials and radioactive materials (collectively, “Hazardous Substances”), on, under or near the
Sublease Premises or Building D, except that Subtenant may use Hazardous Substances on the Sublease Premises that are incidental to general office use (such as photocopier toner) provided such use is in compliance with laws and prudent business
practices. Subtenant shall not cause or permit any waste material or refuse to be dumped upon or retrain upon any part of Building D outside the Sublease Premises, nor shall Subtenant, cause or allow any materials, supplies, equipment, finished
products or semi-finished products or articles of any nature to be stored upon or remain upon Building D outside the Sublease Premises. Subtenant agrees to indemnify Master Landlord and Sublandlord against and hold Master Landlord and Sublandlord
harmless from any and all loss, cost, liability, claim, damage, and expense including, without limitation, reasonable attorneys’ fees and disbursements, incurred in connection with or arising from the generation, use, manufacture, storage,
disposal or release of any Hazardous Substances by Subtenant or any person claiming through or under Subtenant or any contractor, agent, employee, visitor, assign or licensee of Subtenant, on or about Building D throughout the Term. 

11.3    Sublandlord shall make reasonable request to Master Landlord for copies of the applicable
approvals of the completed shell and core of Building D for each of Phase I, Phase II, Phase III and the Expansion Premises. If available from Master Landlord, Sublandlord shall provide Subtenant with Master Landlord’s written details of
emergency procedures for Building D and the Project. 

  
 24 

	 	12.	 SUB-SUBLETTING. 

12.1    Subject to Subtenant obtaining the consent of Master Landlord and Sublandlord, which consent
shall not be unreasonably withheld, conditioned or delayed on the part of Sublandlord, Subtenant shall have the right to assign this Sublease or to sub-sublease the Sublease Premises in accordance with the provisions of Section 5.07 of the
Master Lease (other than Sections 5.07(c)(ii) and 5.07(e) which are not incorporated into this Sublease) and this Section 12. The failure of Sublandlord to respond in writing to Subtenant’s written request to assign the Sublease or
sub-sublease all or a portion of the Sublease Premises within fourteen (14) days following such written request (which written request shall be accompanied by all of the information and documents required by Section 5.07(b) of the Master
Lease), shall be deemed approval by Sublandlord (but not by Master Landlord). Without limiting the reasons upon which Sublandlord could reasonably withhold its consent, Sublandlord may reasonably withhold its consent if Sublandlord does not
(i) approve a change in the permitted use of the Sublease Premises, (ii) the proposed physical subdivision of the Sublease Premises or the construction of a multi-tenant corridor (unless such multi-tenant corridor is constructed entirely
within the boundaries of the Sublease Premises) or (iii) the creditworthiness or business reputation of the new sub-subtenant or assignee. Such assignment or sub-sublease shall be subject to all’ of the terms and conditions of the Master
Lease and this Sublease, and Subtenant shall remain primarily liable under this Sublease notwithstanding any sub-sublease or assignment. In connection with any assignment or sub-subletting, Sublandlord shall have the right to review and approve the
current financial statements of Subtenant and any proposed sub-subtenant. Fifty Percent (50%) of any profit realized by Subtenant as a result of such sub-subleasing (after first deducting Subtenant’s reasonable costs associated therewith,
including only brokerage fees and commissions, reasonable attorneys’ fees and the cost of remodeling or otherwise improving or altering the Sublease Premises for said sublessee), shall be paid to Sublandlord after appropriate sharing, if any,
with the Master Landlord. 
 12.2    Notwithstanding the provisions of Section 12.1
above, subject to Subtenant obtaining the consent of the Master Landlord under Section 5.07 of the Master Lease, Subtenant shall be entitled, without further consent from Sublandlord, to assign this Sublease or sublet all or a portion of the
Sublease Premises to (a) an Affiliate (defined below) of Subtenant, (b) to the surviving entity in connection with any merger, consolidation or reorganization of Subtenant or (c) to the purchaser of all or substantially all of the
assets of Subtenant and Subtenant’s business provided that in each instance under (a); (b) and (c) above, (i) such assignee or subtenant has a net worth (determined in accordance with generally accepted accounting principles
consistently applied) of at least One Hundred Million Dollars ($100,000,000) (exclusive of goodwill) both immediately prior to and immediately following the consummation of such assignment or subletting and (ii) Subtenant notifies Sublandlord
of the same within ten (10) days after such event, provided that the foregoing shall not relieve Subtenant of any of its liabilities or obligations under this Sublease. For purposes of this Sublease, the term “Affiliate” shall mean
any entity controlling, controlled by or under common control with Subtenant, and the term “Control” shall mean the possession, direct or indirect, of the power to direct or cause the direction of the management and policies of such
controlled person or entity. 

  
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 12.3    Subject to the terms and provisions of the
Master Lease and Subtenant obtaining the consent of Master Landlord, Subtenant may allow Strategic Partners (defined below) of Subtenant to occupy portions of the Sublease Premises without obtaining Sublandlord’s consent under Section 12.1
above provided (i) such occupancy is for less than twenty-five percent (25%) of the RSF of the Sublease Premises, (ii) such occupancy does not constitute an assignment or sublease and such Strategic Partners have no rights under this
Sublease, (iii) such occupancy is for less than one (1) year, (iv) such occupancy is subject to all of the terms and conditions of this Sublease and (v) written notice thereof is given to Sublandlord at least ten
(10) business days prior to the date such occupancy is the commence. As used herein, the term “Strategic Partners” shall mean only those persons or entities providing a direct business service to Subtenant or an Affiliate (as defined
in Section 12.2 above) or in which Subtenant or an Affiliate bas a material continuing financial interest and shall be of a character and reputation consistent with the types of persons or entities generally providing similar types of services
in the consumer lending industry. Occupancy of portions of the Sublease Premises by Subtenant’s Strategic Partners shall not relieve Subtenant of any of its liabilities or obligations under this Sublease. 

12.4    Subject to the terms and provisions of the Master Lease and Subtenant providing written
notice of Such subleasing to Master Landlord, so long as Subtenant is itself actually occupying at least fifty percent (50%) of the Sublease Premises, notwithstanding the provisions of Section 12.1 above, Sublandlord hereby consents to
Subtenant subleasing up to (but not more than) twenty-five percent (25%) of the RSF of the Sublease Premises to Closing Services, Inc., a Delaware corporation which is an Affiliate of Subtenant and the wholly-owned subsidiary of Subtenant,
provided that the foregoing consent shall not relieve Subtenant of any of its liabilities or obligations under this Sublease, The foregoing consent shall be revoked if Closing Services, Inc. ceases to be a wholly-owned subsidiary of Subtenant.
Subtenant agrees to certify to Sublandlord and Master Landlord from time to time as reasonably requested by Sublandlord and Master Landlord that Closing Services, Inc. is and remains a wholly-owned subsidiary of Subtenant. 

 

	 	13.	 DEFAULTS AND REMEDIES. 

13.1    Upon any default by Subtenant under this Sublease or any default under the Master Lease,
Sublandlord shall have all rights and remedies available at law or in equity, including, without limitation, all of the rights and remedies described in the Master Lease, including, without limitation, Section 7.08 of the Master Lease. In
addition to or in combination with the foregoing remedies, if Subtenant is in default of this Sublease (following the expiration of all applicable cure periods without cure) on the Phase I Delivery Date, the Phase II Delivery Date, the Phase III
Delivery Date or the delivery date as to the Expansion Premises, then Sublandlord, in its sole and absolute discretion, may elect not to deliver the applicable Phase of the Sublease Premises or the Expansion Premises to Subtenant unless and until
Subtenant has cured such default in full (in which event Sublandlord’s election to delay such delivery date shall not affect or extend the applicable Rent Commencement Date as to such Phase or the Expansion Premises). 

  
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 13.2    Any holdover by Subtenant of any portion of the
Sublease Premises beyond the scheduled expiration date shall result in the payment of monthly holdover rent equal to One Hundred Fifty Percent (150%) of the amount of Base Rest and Additional Rent payable by Subtenant during the last month of
the Sublease Term under this Sublease plus any other sums payable by Sublandlord pursuant to Section 7.17 of the Master Lease or otherwise. Notwithstanding the foregoing, Subtenant shall have no right to holdover any portion of the Sublease
Premises without the consent of Sublandlord. 
 13.3    In the event of a non-monetary
default by Subtenant under the Sublease, Subtenant shall have the same notice and cure rights provided for in the Master Lease as Sublandlord would have for a similar default under the Master Lease, except that Subtenant’s time to cure shall
not exceed Seventy-Five Percent (75%) of the corresponding time under the Master Lease. 

13.4    Sublandlord shall promptly notify Subtenant in writing of any default by either Sublandlord
or Master Landlord under the terms and conditions of the Master Lease that affects Subtenant’s rights under this Sublease. 
 13.5    In accordance with the provisions of Section 6.3 above, Subtenant’s failure to timely deliver the L-C to Sublandlord in accordance with the requirements of
Section 6.1 above on or before July 7, 2003 shall constitute a material default by Subtenant under this Sublease and, if Subtenant thereafter fails to deliver the L-C in accordance with the provisions of Section 6.1 within two
(2) business days following Sublandlord’s written demand for immediate delivery of the L-C, such failure shall constitute an immediate and uncurable material default by Subtenant under this Sublease and in such event Sublandlord shall
immediately and without notice be able to pursue all remedies for such default available at law or in equity including, without limitation, all of the rights and remedies available under the Master Lease including, without limitation,
Section 7.08 of the Master Lease (but without any of the notice or cure periods set forth in the Master Lease applying to such default). 
  

	 	14.	 ALTERATIONS. 

14.1    Subtenant shall not make any alterations, additions or improvements (collectively,
“Alterations”) in or to the Sublease Premises or make changes to locks on doors or add, disturb or in any way change any plumbing or wiring without obtaining the prior written consent of Sublandlord and Master Landlord. Any Alterations
Must be done in full compliance with the provisions of Section 5.08 of the Master Lease and all other applicable provisions of the Master Lease; provided, however, that in all Instances concerning Sublandlord’s approval of Subtenant’s
Alterations, the time period in which Sublandlord shall have to grant or withhold its consent to such Alterations shall equal One Hundred Fifty Percent (150%) (rounded up to the next full day) of the corresponding time period under the Master
Lease (i.e., if Master Landlord has ten (10) business days to approve an Alteration, Sublandlord shall have fifteen (15) business days in which to approve the same Alteration). All Alterations shall be made at Subtenant’s sole cost
and expense and by contractors or mechanics approved by Sublandlord and Master Landlord, shall be made at such times and in such manner as Sublandlord may from time to time designate, and shall become the property of Sublandlord without its
obligation to pay for such Alterations. All work with respect to any Alterations shall be performed in a good and workmanlike manner, shall be of a quality equal to or exceeding the then existing construction standards for Building D and shall be
constructed in compliance with all plans approved by 

  
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Sublandlord and Master Landlord. Alterations shall be diligently prosecuted to completion to the end that the Sublease Premises shall be at all times a complete unit except during the period
necessarily required for such work. All Alterations shall be made strictly in accordance with all laws, regulations and ordinances relating thereto, including all building codes and regulations and the ADA. Subtenant, at its sole cost and expense,
shall obtain any and all permits and consents of applicable governmental authorities (collectively “Permits”) in connection with all Alterations. Subtenant shall be liable to Sublandlord and Landlord for the reasonable costs of any
improvements to the Project and Building D (whether or not on the Sublease Premises) which may be required as a consequence of Subtenant’s Alterations. Before commencing any alterations, additions or improvements costing in excess of Fifty
Thousand Dollars ($50,000), Subtenant, at Subtenant’s cost, shall obtain and deliver to Sublandlord a performance bond and a labor and materials payment bond for the benefit of Sublandlord, issued by a corporate surety licensed to do business
in California and acceptable to Sublandlord, each in the amount of One Hundred Twenty-Five Percent (125%) of the cost of the work in a form satisfactory to Sublandlord. No Work or interior improvements installed in the Sublease Premises may be
removed unless the same are promptly replaced with Work or interior improvement of the same or better quality. Sublandlord hereby reserves the right to require any contractor, subcontractor or materialman working in or providing materials to the
Sublease Premises to provide lien waivers and liability insurance coveting the Alterations to the Sublease Premises. Subtenant shall give Master Landlord and Sublandlord ten (10) days written notice prior to the commencement of any Alterations
and shall allow Mister Landlord and Sublandlord to enter the Sublease Premises and post appropriate notices to avoid liability to contractors or material suppliers for payment for any Alterations. All Alterations shall remain in and be surrendered
with the Sublease Premises as apart thereof at the termination of this Sublease, without disturbance, molestation or injury, provided that each of Master Landlord and/or Sublandlord may require any Alterations to be removed upon termination of this
Sublease in their sole and absolute discretion. In such event, all expenses to remove said Alterations and to restore the Sublease Premises to normal building standards shall be paid by Subtenant. 

 

	 	15.	 INDEMNIFICATION. 

Subtenant shall indemnify, defend and hold Sublandlord and Master Landlord and their respective employees, agents,
contractors, subcontractors, consultants, officers, directors, parents, subsidiaries, affiliates, members, managers, constituent partners, invitees and licensees harmless from all claims, damages, losses, liabilities, costs and expenses, including,
without limitation, any sums for which Sublandlord may be liable to Master Landlord under any indemnity or hold harmless in the Master Lease (“Master Lease Indemnity”) and reasonable attorneys’ fees and costs, arising from;
(a) Subtenant’s use of the Sublease Premises or the conduct of its business or any activity, work, or thing done, permitted or suffered by Subtenant in or about the Sublease Premises, (b) any breach or default in the performance of
any obligation to be performed by Subtenant under the terms of this Sublease (or any consents thereto) and (c) any act, neglect, fault or omission of Subtenant or of its directors, officers, agents, employees, licensees or invitees, provided
that, except for a Master Lease Indemnity, in no event shall Subtenant be liable for special, consequential or punitive damages. In case any action or proceeding shall be brought against Sublandlord by reason of any such claim, Subtenant upon notice
from Sublandlord shall defend the same at Subtenant’s expense by counsel approved in writing by Sublandlord. To the fullest extent permitted by law, Subtenant, as a material part 

  
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of the consideration to Sublandlord, hereby assumes all risk of and waives all claims against Sublandlord with respect to damage to property or injury to persons in, upon or about the Sublease
Premises from any cause whatsoever except that which is caused by the failure of Sublandlord to observe any of the terms and conditions of this Sublease where such failure has persisted for an unreasonable period of time after written notice to
Sublandlord of such failure, provided that in no event shall Sublandlord be liable for special, consequential or punitive damages. 
  

	 	16.	 DAMAGE TO SUBTENANT’S PROPERTY.

 Notwithstanding anything to the contrary in this Sublease, Master Landlord and Sublandlord
and its directors, officers and agents shall not be liable for (a) any damage to any property entrusted to employees of Building D or its property managers, (b) loss or damage to any property by theft or otherwise, (c) any injury or
damage to persons or property resulting from lire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak from any part of Building D or from the pipes, appliances or plumbing work therein or from the root, street or
sub-surface or from any other place or resulting from dampness or any other cause whatsoever, or (d) any damage or loss to the business or occupation of Subtenant arising from the acts or neglect of other tenants or occupants of, or invitees
to, Building D. Subtenant shall give prompt notice to Sublandlord and Master Landlord in case of fire or accident in the Sublease Premises or in Building D or of defects therein or in the fixtures or equipment. 

 

	 	17.	 SUBTENANT’S INSURANCE. 

17.1    Subtenant, at its sole cost and expense, shall maintain or cause to be maintained from and
after the Commencement Date and throughout the Term, the commercial general liability and umbrella liability insurance (including premises operation, bodily injury, automobile operation, personal injury, death, products, and completed operations,
broad form contractual liability and broad form property damages), a policy or policies of All Risk or Special Form fire and casualty insurance (including sprinkler leakage and water damage coverage) insuring the full replacement cost of all
Existing Improvements (defined in Section 173 below) in the Sublease Premises on the Commencement Date, all Tenant Improvements, all Alterations and all of Subtenant’s moveable furniture, fixtures, equipment, trade fixtures and other
personal property in the Subleased Premises (collectively, “Tenants Insured Property”) and worker’s compensation and employer’s liability insurance, all in the amounts and otherwise satisfying the requirements of Section 6.2
of the Master Lease. Sublandlord and Master Landlord shall be named as additional insureds on Subtenant’s liability policies and as loss payees under Subtenant’s fire and casualty policies. Prior to the lime such insurance is first
required to be carried by Subtenant and thereafter at least thirty (30) days prior to the expiration of any such policy, Subtenant shall deliver to Sublandlord certificates evidencing all required insurance. 

17.2    Subtenant hereby waives on behalf of itself and on behalf of its insurers any and all rights
of recovery against Sublandlord, Master Landlord and the officers, employees, agents and representatives of Sublandlord or Master Landlord on account of loss or damage occasioned to Subtenant or its property or the properties of others under its
control caused by fire or any of the extended coverage risks described hereunder to the extent that such loss or damage 

  
 29 

 
is insured under any insurance policy in force at the time of such loss or damage or required to be carried hereunder. If necessary for its effectiveness, Subtenant shall give notice to its
insurance carrier of the foregoing waiver of subrogation. Sublandlord hereby waives on behalf of itself and on behalf of its insurers any and all rights of recovery against Subtenant and its officers, employees, agents and representatives on amount
of damage to the Sublandlord or its property or the properties of others under its control caused by rue or any of the extended coverage risks described herein to the extent that such loss or damage is insured under any insurance policy in force at
the time of such loss or damage or required to be carried hereunder. 
 17.3    If this
Sublease is terminated by Subtenant, Sublandlord or Master Landlord as a consequence of a casualty in accordance with any of the provisions of Section 7.07 of the Master Lease, then all proceeds of Subtenant’s insurance payable in
connection with all of the existing improvements in the Sublease Premises on the Commencement Date (“Existing Improvements”), all Tenant improvements and all Alterations thereafter constructed by or for Subtenant shall be payable as
follows: (i) if (a) Master Landlord or Sublandlord elects to terminate the Master Lease (thus automatically terminating this Sublease) or (b) if Sublandlord or Subtenant elects to terminate this Sublease and Master Landlord elects not
to repair or restore the Project, then Sublandlord shall be paid all the proceeds of insurance with respect to the Existing Improvements and the Tenant Improvements and Subtenant shall be paid all the proceeds of insurance with respect to its
Alterations and (ii) if (x) Sublandlord elects to terminate the Master Lease (thus automatically terminating this Sublease) or if Sublandlord or Subtenant elect to terminate this Sublease but (y) Master Landlord elects to repair or
restore the Project, then Master Landlord shall be entitled to receive all of the insurance proceeds payable in connection with the Existing Improvements, the Tenant Improvements and all Alterations. 

 

	 	18.	 SERVICES. 

Except to the extent expressly provided in this Sublease, Sublandlord shall not be liable for, and Subtenant shall not be
entitled to any abatement of rent by reason of (a) the failure to furnish or delay in furnishing any of the services when such failure is caused by accident, breakage, repairs, strikes, lockouts or other labor disturbances or labor disputes of
any character, or by any other cause, similar or dissimilar, beyond the reasonable control of Sublandlord or Master Landlord or by the making of any repairs or improvements to the Subleased Premises or to Building D or the Project or (b) the
limitation, curtailment, rationing or restrictions on use of water, electricity, gas or any other utility servicing the Sublease Premises or Building D by any utility or governmental agency. Subtenant shall not connect any electrical equipment to
Building D’s electrical distribution system which may overload the electrical capacity of Building D or the Subleased Premises. At any time that Subtenant’s use of electricity exceeds a reasonable amount of electricity, as reasonably
determined by Sublandlord or Master Landlord, Sublandlord shall have the right at any time to install, at Subtenant’s sole cost and expense, an electric current meter in the Sublease Premises or to conduct an electric current usage survey in
order to measure the amount of electric current consumed on the Sublease Premises. 
  

	 	19.	 TIME. 

Time is of the essence of this Sublease. 

  
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	 	20.	 RIGHT TO PERFORM. 

If Subtenant shall fail to pay any sum of money required to be paid by it hereunder, or shall fail to perform any other
act on its part to be performed hereunder, and such failure shall continue for three (3) days after notice thereof by Sublandlord, Sublandlord may, but shall not be obligated so to do, and without waiving or releasing Subtenant from any
obligations of Subtenant, make any such payment or perform any such other act on Subtenant’s part to be made or performed as provided in this Sublease. Subtenant shall reimburse Sublandlord for all costs incurred in connection with such payment
or perforn3ance immediately upon demand. 
  

	 	21.	 NON-WAIVER. 

Neither the acceptance of rent nor any other as or omission of Sublandlord at any time or times after the happening of
any event authorizing the cancellation or forfeiture of this Sublease shall operate as a waiver of any past or future violation, breach or failure to keep or perform any covenant, agreement, term or condition hereof or deprive Sublandlord of its
right to cancel or forfeit this Sublease, upon the notice required by law, at any time that cause for cancellation or forfeiture may exist, or be construed so as to at any future time prevent Sublandlord from promptly exercising arty other option,
right or remedy that it may have under any term or provision of this Sublease. 
  

	 	22.	 NOTICES. 

All notices under this Sublease shall be in writing as follows: 

 

			
	     If to Sublandlord:
	  	 CHARLES SCHWAB & CO, INC.
 101 Montgomery St,
 San Francisco, CA 94104

Attn.:  Senior Vice President, Corporate Real Estate

		
	     with a copy to:
	  	 CHARLES SCHWAB & CO, INC.
 P.O. Box 881566
 San Francisco, CA 94188-1566

Attn:  Corporate Real Estate Lease Administration

		
	     If to Master Landlord:
	  	 To the Notice Addresses and Addressees set forth in the Basic Lease Provisions of the Master

		
	     If to Subtenant:
	  	 E-LOAN, INC.
 5875 Arnold Road, Suite 100
 Dublin, CA 94568

Attention:  Stephanie Pierce

		
	     with a copy to:
	  	 E- LOAN, INC.
 5875 Arnold Road, Suite 100
 Dublin, CA 94568

Attention:  Kendra Niedziejko

  
 31 

			
	 and with a copy to:
	  	 E-LOAN, INC.
 5875 Arnold Road, Suite 100
 Dublin, CA 94568

Attention:  Edward A. Giedgowd, Esq.

 or such addresses as may hereafter be designated by either party in writing, Any such notices shall be
either sent by certified mail, return receipt requested, in which case notice shall be deemed delivered three (3) business days after timely deposit, postage prepaid in the U.S. Mail; sent by a nationally recognized overnight courier, in which
case notice shall be deemed delivered when actually delivered; or personally delivered, in which case notice shall be deemed delivered upon receipt. 
  

	 	23.	 SURRENDER OF SUBLEASE PREMISES. 

The voluntary or other surrender of this Sublease by Subtenant, or a mutual cancellation hereof, shall not work a merger,
and shall, at the option of Sublandlord, operate as an assignment to it of any subleases or subtenancies. 
  

	 	24.	 GENERAL PROVISIONS. 

24.1    ENTIRE AGREEMENT.   This
Sublease and Exhibits A – G attached hereto contains all of the agreements of the parties, and there are no verbal or other agreements which modify or affect this Sublease. This Sublease and Exhibits A – G attached hereto supersedes any
and all prior agreements made or executed by or on behalf of the patties hereto regarding the Sublease Premises. 
 24.2     TERMS AND HEADINGS.   The words “Sublandlord” and “Subtenant” include the
plural as well as the singular, and words used in any gender include all genders. The titles to sections of this Sublease are not a part of this Sublease and shall have no effect upon the construction or interpretation of any pert hereof.

 24.3    SUCCESSORS AND
ASSIGNS.   All of the covenants, agreements, terms and conditions contained in this Sublease shall inure to and be binding upon Sublandlord and Subtenant and their respective successors and assigns.

24.4        BROKERS.   Subtenant
represents and warrants to Sublandlord that, except with respect to Grubb & Ellis (“Subtenant’s Broker”), Subtenant has not engaged any broker, finder or other person who would be entitled to any commission or fees in respect
of the negotiation, execution or delivery of this Sublease and Subtenant shall indemnify, defend and hold harmless Sublandlord against any loss, cost, liability or expense incurred by Sublandlord as a result of any claim asserted by any such broker,
finder or other person on the basis of any arrangements or agreements made or asserted to have been made by or on behalf of Subtenant. Sublandlord represents and warrants to Subtenant that, except with respect to CM Realty (“Sublandlord’s
Broker”), Sublandlord has not engaged any broker, finder or other person who would be entitled to any commission or fee in respect of the negotiation, execution or delivery of 

  
 32 

 
this Sublease and Sub landlord shall indemnify, defend and hold harmless Subtenant against any loss, cost, liability or expense incurred by Subtenant as a result of any claim asserted by any such
broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made by or on behalf of Sublandlord. If and solely if this Sublease transaction is consummated and Subtenant takes possession of the Sublease
Premises, (i) Sublandlord shall pay the real estate brokerage commission to Sublandlord’s Broker with respect to this Sublease transaction pursuant to a separate written agreement between Sublandlord and Sublandlord’s Broker and
(ii) Sublandlord shall also pay the real estate brokerage commission to Subtenant’s Broker with respect to this Sublease transaction pursuant to a separate written agreement between Sublandlord and Subtenant’s Broker. 

24.5    LIABILITY OF
SUBLANDLORD.   Sublandlords obligations and liability to Subtenant under this Sublease shall be limited solely to the value of Sublandlord’s leasehold interest in the Sublease Premises, and neither
Sublandlord, nor any officer, director, employee or shareholder of Sublandlord, or any parent, subsidiary or affiliate of Sublandlord shall have or incur any personal liability whatsoever with respect to this Sublease. 

24.6    SEVERABILITY.   Any provision of this
Sublease which shall prove to be invalid, void or illegal Shat in no way affect, impair or invalidate any other provision hereof, and the remaining provisions hereof shall nevertheless remain in full force and effect. 

24.7    EXAMINATION OF
SUBLEASE.   Submission of this instrument for examination or signature by Subtenant does not constitute a reservation of or option to sublease, and it is not effective as a sublease or otherwise unless and
until (a) the execution by and delivery to both Sublandlord and Subtenant, and (b) the Master Landlord consents hereto as provided in Section 3 above. 

24.8    RECORDING.   Neither Sublandlord nor
Subtenant shall record this Sublease nor any memorandum hereof without the written consent of the other and any attempt by Subtenant to do the same shall constitute an immediate and uncurable default by Subtenant under this Sublease. 

24.9    SNDA.   Subtenant shall have the right to
request that Master Landlord attempt to negotiate a subordination, nondisturbance and adornment agreement from Master Landlord’s lender (“SNDA”) in favor of Subtenant provided that Master Landlord’s failure to obtain such SNDA
from its lender shall not affect the validity and binding affect of this Sublease or give Subtenant the right to terminate this Sublease. 
 24.10    SURVIVAL OF OBLIGATIONS.   All provisions of this Sublease which require the payment of money or
the delivery of property after the termination of this Sublease or require Subtenant to indemnify, defend or hold Sublandlord harmless or require Sublandlord to indemnify, defend or hold Subtenant harmless shall survive the expiration or earlier
termination of this Sublease. 
 24.11    APPENDICES AND
RIDERS.   The following exhibits are attached hereto and by this reference made a part of this Sublease: 
 EXHIBIT A                Master Lease 

  
 33 

 EXHIBIT A 
 MASTER LEASE 

 FIRST AMENDMENT TO SUBLEASE 

This FIRST AMENDMENT TO SUBLEASE (“Amendment”) is made as of June     , 2005 by
and between CHARLES SCHWAB & CO., INC., a California corporation (“Sublandlord’) and E-LOAN, INC., a Delaware corporation (“Subtenant”). 
 RECITALS 
 A.    Sublandlord and Subtenant
entered into that certain Sublease (“Sublease”) dated June 20, 2003, pursuant to which Sublandlord subleased to Subtenant, and Subtenant subleased from Sublandlord, approximately 118,134 rentable square feet (“RSP”)
comprising the entire First, Third, Fourth and Fifth Floors (the “Sublease Premises”) of that certain building known as Building D of Pleasanton Corporate Commons located at 6230 Stoneridge Mall Road in Pleasanton, California (the
“Building”). Capitalized terms used in this Sublease but not defined herein shall have the meanings given them in the Sublease. 
 B.    Sublandlord has informed Subtenant that California Corporate Properties B, LLC, a Delaware limited liability company, the original Master Landlord under the Master Lease, has
sold the Building to 6200 Stoneridge Mall Road Investors, LLC, a Delaware limited liability company and has assigned all of its right, title and interest as Landlord under the Master Lease to 6200 Stoneridge Mall Road Investors, LLC. All references
in the Sublease and this Amendment to “Master Landlord” shall mean 6200 Stoneridge Mall Road Investors, LLC. 
 C.    Sublandlord and Subtenant desire to amend the Sublease as of the Effective Date (as defined in Section 3 below) to (i) add to the Sublease Premises the entire Second
Floor of the Building (comprising approximately 30,768 RSF) (the “Second Floor”) for the period commencing on the Effective Date and ending June 30, 2008 (defined in Section 2 below as the Interim Term), as such Second Floor is
shown and described on Exhibit 1 attached to this Amendment and (ii) further amend the Sublease as set forth below in this Amendment. 
 D.    Sublandlord has informed Subtenant (i) that Sublandlord presently intends to exercise its Contraction Right (as defined in Section 7.14(b) of the Master Lease) as to
the entire Second Floor, with the Contraction Date (as defined in Section 7.14(b) of the Master Lease) as to the Second Floor being June 30, 2008 and (ii) that Sublandlord will vacate and surrender the entire Second Floor to Master
Landlord on the June 30, 2008 Contraction Date. 
 NOW, THEREFORE, in consideration of the foregoing
premises and mutual covenants and the promises of the parties hereinafter set forth, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sublandlord and Subtenant agree to amend the Sublease
effective as of the Effective Date as follows: 
 1.    Recitals A through D, inclusive, set
forth above are incorporated into this Amendment by this reference. The effectiveness of this Amendment and Sublandlord’s and Subtenant’s respective rights and obligations hereunder are subject to Sublandlord, in Sublandlord’s
reasonable discretion, delivering written notice (the “Completion Notice”) to Subtenant advising Subtenant that Sublandlord has substantially completed or intends to substantially complete and finalize construction of a surface parking lot
on the real property 

 
owned by Sublandlord commonly known as 6180 Stoneridge Mall Road. Pleasanton, California, pursuant to validly issued and non-appealable permits with such surface parking lot containing parking
spaces for the unreserved parking of approximately one hundred ninety-nine (199) motor vehicles and all related driveways, drive aisles, sidewalks, curbs, barriers and lighting. If Sublandlord fails to deliver the Completion Notice to Subtenant
on or before December 15, 2005, then Sublandlord may elect to declare this Amendment void ab initio by written notice delivered by Sublandlord to Subtenant on or before December 31, 2005, in which event the Sublease shall
remain in full force and effect unamended by this Amendment and this Amendment shall be void ab initio. Unless and until Sublandlord delivers this Completion Notice to Subtenant, Subtenant shall have no rights under this Amendment.

 2.    Sublandlord and Subtenant acknowledge and agree that commencing on the Effective
Date and ending on June 30, 2008 (the “Interim Term”), the entire Second Floor of the Building shall be added to and form a part of the Sublease Premises such that the Sublease Premises shall include the entire 148,902 RSF of the
Building. The foregoing RSF amount shall be conclusive and binding for all purposes under the Sublease. The Second Floor shall be delivered to Subtenant on the Effective Date in “AS-IS and WITH ALL FAULTS” condition as provided in
Section 2.1 of the Sublease. Subtenant shall surrender the entire Second Floor to Sublandlord on June 30, 2008 in the condition required by Section 5.18 of the Master Lease and Section 14.1 of the Sublease to enable Sublandlord
to vacate and surrender the entire Second Floor to Master Landlord on June 30, 2008 in accordance with the provisions of Section 7.14 of the Master Lease. Subtenant acknowledges and agrees that the option to extend provisions of
Section 2.9 of the Sublease do not apply to the Second Floor and that Subtenant has no right to extend the term of the Sublease as to the Second Floor beyond June 30, 2008. 

3.    The Effective Date of this Amendment (and the commencement date of the Sublease as to the
Second Floor) shall be the later to occur of (i) the date on which Master Landlord consents to this Sublease as set forth in Section 11 below or (ii) the date on which Sublandlord delivers the Completion Notice to Subtenant. Subtenant
shall commence paying Base Rent for the Second Floor on the Effective Date and in accordance with Section 6 below. 
 4.    Sublandlord and Subtenant hereby acknowledge and agree that Sections 2.7 and 2.8 of the Sublease are deleted in their entirety from the Sublease. 

5.    The following sentence appearing in Section 4.1 of the Sublease is deleted in its
entirety: 
 “If Subtenant exercises its Guaranteed Expansion Option under Section 2.7 above, then
commencing on the Expansion Premises Rent Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal monthly installments of Two Hundred Seventy-Nine Thousand One Hundred Ninety-One and 25/00 Dollars ($279,191.25) each for Phase
I, Phase II, Phase Ill and the Expansion Premises.” 

 6.    The following paragraph is added to the end of
Section 4.1 of the Sublease: 
 “Commencing on the Effective Date and continuing until June 30,
2008, in addition to the Base Rent payable by Subtenant under this Section 4.1 of the Sublease with respect to the First, Third, Fourth and Fifth Floors of the Sublease Premises, Subtenant agrees to pay Sublandlord as additional Base Rent for
the Second Floor the sum of Nineteen Thousand Nine Hundred Ninety-Nine and 20/00 Dollars ($19,999.20) per month, which monthly Base Rent is derived by multiplying the annual Base Rent of Seven and 80/00 Dollars ($7.80) per RSF by the 30,768 RSF of
the Second Floor, and then dividing the product of Two Hundred Thirty-Nine Thousand Nine Hundred Ninety and 40/00 Dollars ($239,990.40) by Twelve (12).” 
 7.    The following paragraph is added to Section 5 of the Sublease at the end thereof: 
 “Subject to the occurrence of the Effective Date, in addition to (i) the Base Rent payable by Subtenant under Section 4.1 of the Sublease as to the First, Third, Fourth and Fifth Floors of
the Sublease Premises, (ii) the additional Base Rent payable by Subtenant under Section 6 of this Amendment as to the Second Floor and (iii) all Additional Rent payable by Subtenant under Section 5 of the Sublease, commencing on
January 1, 2006 and at all times thereafter during the Interim Term, Subtenant shall pay Subtenant’s “Second Floor Share” (defined below) of the increase in Basic Operating Costs and Estimated Basic Operating Costs (as such terms
are defined in Sections 1.12, 1.25 and 3.06 of the Master Lease) for the Second Floor for each such calendar year of the Interim Term in excess of the actual Basic Operating Costs for the Second Floor for the 2005 calendar year (the “Second
Floor Base Year”) in accordance with the procedures and provisions of Section 3.04 of the Master Lease. Subtenant’s “Second Floor Share” shall be the ratio that the rentable area of the Second Floor bears to the rentable
area of the Master Premises, which ratio is agreed to be Twenty and 66/00 Percent (20.66%) based on the 30,768 RSF for the Second Floor and 148,902 RSF for the Master Premises. If Subtenant improves the Second Floor and/or uses the Second Floor
for any use permitted under Section 10.1 of the Sublease other than storage purposes (a “Non-Storage Improvement and/or Use”), Subtenant shall be responsible for the payment of all increases in Basic Operating Costs arising from any
Non-Storage Improvement and/or Use and any such increases in Basic Operating Costs which arise from any Non-Storage 

 
Improvement and/or Use occurring or effected during the 2005 calendar year shall be expressly excluded from Basic Operating Costs for the Second Floor Base Year. The provisions of the fifth,
sixth and seventh sentences of Section 5 of the Sublease are incorporated in full into this Section 7 as to the Second Floor.” 
 8.    The Second Floor shall be delivered by Sublandlord to Subtenant on the Effective Date in “AS-1S and WITH ALL FAULTS” condition in accordance with all of the provisions
of Section 9.1 of the Sublease, except that Sublandlord shall not be required to provide any Tenant Improvement Allowance, Additional Allowance or any other allowance, contribution or reimbursement of any nature whatsoever to Subtenant with
respect to the Second Floor. The provisions of Section 9.2 and 9.3 of the Sublease shall not apply to the Second Floor in any respect whatsoever. 
 9.    Notwithstanding the parking provisions of Section 10.3 of the Sublease, from and after the Effective Date until the earlier of (i) June 30, 2008 or (ii) the
earlier termination of the Sublease as to the Second Floor, Subtenant shall have the non-exclusive right at no cost to the Subtenant to use only 3.4 (and not 5.0) unreserved vehicle parking spaces in the parking facilities serving the Building for
every 1,000 RSF of the Second Floor, subject to all parking rules and regulations promulgated by Master Landlord from time to time. 
 10.    Effective as of the Effective Date, Section 10.4 of the Sublease is deleted in its entirety and the following Section 10.4 is inserted in its place: 

“Subject to Subtenant’s compliance with all applicable requirements and restrictions of the Master Lease, all
Legal Requirements (as defined in the Master Lease), the signage plan for the Complex on file with, and approved by, the City of Pleasanton, and Subtenant obtaining Master Landlord’s and the City of Pleasanton’s prior written consent and
approval, during the Interim Term while Subtenant is occupying 100% of the Master Premises, Subtenant shall have all of the signage rights granted to Sublandlord under Section 4.03 of the Master Lease. Notwithstanding the foregoing, on
June 30, 2008 or such earlier time as Subtenant no longer subleases 100% of the Building, Subtenant shall remove one (1) of its eyebrow signs and one (1) of its parapet signs from the Building and restore any damage resulting from the
removal of such signs, all at Subtenant’s sole cost and expense, and at all times Subtenant shall continue to comply with the requirements and restrictions for signage set forth in Section 4.03 of the Master Lease.” 

11.    This Amendment shall not be effective until the Effective Date. If Master Landlord fails to
consent to this Amendment within twenty (20) days after the date of this Amendment, either party may elect to terminate this Amendment by written notice to the other in which event the Sublease shall remain in full force and effect unamended by
this Amendment. 

 12.    In the event of any conflict or inconsistency
between the terms and provisions of this Amendment and the terms and provisions of the Sublease, the terms and provisions of this Amendment shall govern and control. Except as amended by this Amendment, the terms and provisions of the Sublease shall
remain unmodified and in full force and effect. From and after the Effective Date and for so long as Subtenant subleases 100% of the Building, paragraphs 3, 7, 8, and 9 of that certain letter agreement dated January 21, 2005 between Sublandlord
and Subtenant shall be suspended. Paragraphs 1, 2, 4, 5 and 6 of said letter agreement shall remain in full force and effect as between Sublandlord and Subtenant. 

13.    This Amendment may be executed in one or more counterparts, each of which shall be deemed an
original, but all of which together shall constitute one and the same instrument. 
 IN WITNESS WHEREOF, the
parties have executed this Amendment as of the date first written above. 
  

									
	SUBLANDLORD:	 		 	 CHARLES SCHWAB & CO., INC.
 a California corporation

					
		 		 		 	By:	 	/s/ Glenn Cooper
		 		 		 	Name:	 	Glen Cooper
		 		 		 	Its:	 	Senior Vice President

  

									
	SUBTENANT:	 		 	 E-LOAN, INC.,
 a
Delaware corporation

					
		 		 		 	By:	 	/s/ Scott D. McKinlay
		 		 		 	Name:	 	Scott D. McKinlay
		 		 		 	Its:	 	VP and Chief Legal Officer

 EXHIBIT G 
 FORM OF LETTER OF CREDIT 
 [Insert Name and Address Of Issuing Bank] 

IRREVOCABLE LETTER OF CREDIT 
  

			
	 Charles Schwab & Co. Inc.
	  	Letter of Credit No.             
	 101 Montgomery Street
	  	Date: June     , 2003
	San Francisco, CA 94101	  	
	Attention: Senior Vice President, Corporate Real Estate	  	

 Ladies and Gentlemen: 

At the request and for the account of E-Loan, Inc., a Delaware corporation, [insert address], we hereby establish our
Irrevocable Letter of Credit in your favor in the amount of One Million Five Hundred Thousand Dollars (US$1,500,000) available with us at our above office by payment of your drafts) drawn on to at sight in the form of Exhibit 1 hereto with
the instructions in brackets therein complied with accompanied by your signed and dated statement in the form of Exhibit 2 hereto with the instructions in brackets therein complied with. 

Each drawing must also be accompanied by the original of this Letter of Credit for our endorsement on this Letter of
Credit of our payment of such drawing. 
 Partial and multiple drawings are permitted under this Letter of
Credit, however each drawing must be in an amount of not less than Twenty Thousand and No/100 United States Dollars (US$20,000.00). 
 If any instructions accompanying a drawing under this Letter of Credit request the payment is to be made by transfer to an account with us or at another bank, we and/or such other bank may rely on an
account number specified in such instructions even if the number identifies a person or entity different from the intended payee. 
 This Letter of Credit expires at our above office on                     ,
20    , but shall be automatically extended, without written amendment, to                      in each succeeding
calendar year up to, but not beyond,                     , 20     unless we have sent written notice to you
at your address above by registered mail or express courier that we elect not to renew this Letter of Credit beyond the date specified in such notice (the “Non-Renewal Expiration Date”), which Non-Renewal Expiration Date will be
                    , 20     or any subsequent
                     occurring before
                    , 20     and be at least sixty (60) calendar days after the date we send you such notice.

 This Letter of Credit is transferable one or more times, but in each instance to a single transferee and only
in the full amount available to be drawn under this Letter of Credit at the time of such transfer. Any such transfer may be effected only through ourselves and only upon presentation to us at our above-specified office of a duly executed instrument
of transfer in the 

 
form attached hereto as Exhibit 3 with the instructions in brackets therein complied with together with the original of this Letter of Credit. Any transfer of this Letter of Credit may not
change the place of expiration of this Letter of Credit from our above-specified office. Each transfer shall be evidenced by our endorsement on the reverse of the original of this Letter of Credit, and we shall deliver the original of this Letter of
Credit so endorsed to the transferee. All commissions and charges in connection with this transfer are for the account of E-Loan, Inc. 
 This Letter of Credit is subject to the Uniform Customs and Practice for Documentary Credits (1993 revision), International Chamber of Commerce Publication No. 500, and engages us in accordance
therewith. 
 Very truly yours, 

[insert name of issuing bank] 

 EXHIBIT B 
 SUB-SUBLEASE PREMISES 

  
 

 

  
 EXHIBIT B

  
 

 

  
 EXHIBIT B

 EXHIBIT C 
 CONSENT TO SUB-SUBLEASE 
 AND 

EXERCISE OF CANCELLATION OPTION 
 September     , 2008 
  

					
	 To:
	  	 E LOAN, Inc. and WORKDAY, Inc.

			
	 Re:
	  	 Master Lease:
	  	 That certain Amended and Restated Office Building Lease effective March 16, 2000, between 6200 STONERIDGE MALL ROAD INVESTORS LLC, a Delaware limited
liability company (successor in interest to CALIFORNIA CORPORATE PROPERTIES D, LLC, a Delaware limited liability company) (“Landlord”), and CHARLES SCHWAB & CO., INC., a California corporation
(“Sublandlord”).

			
		  	 Premises:
	  	 Approximately one hundred forty eight thousand nine hundred two (148,902) rentable square feet of space in Building D of Pleasanton Corporate Commons
located at 6230 Stoneridge Mall Road, Pleasanton, California (the “Property”).

			
		  	 Subtenant:
	  	 E LOAN, INC., a Delaware corporation.

			
		  	 Sublease:
	  	 That certain Sublease dated June 20, 2003, between Subtenant and Sublandlord, as amended by that certain First Amendment to Sublease dated June
    , 2005.

			
		  	 Sub-Subtenant:
	  	 WORKDAY, INC., a Nevada corporation.

			
		  	 Sub-Sublease:
	  	 That certain Sub-Sublease dated September 18, 2008, between Subtenant and Sub-Subtenant, a copy of which is attached hereto as Exhibit
A.

			
		  	 Sub-Sublet Premises:
	  	 That portion of the Premises consisting of approximately 38,356 rentable square feet, comprising a portion of the first (1st) floor and the entire fourth
(4th) floor of the Premises, as shown on Exhibit A to the Sublease, together with Expansion Options to sublease the entire fifth (5th) floor, the entire third (3rd) floor, and the remainder of the first (1st) floor as set
forth in the Sub-Sublease.

 Ladies and Gentlemen: 

Pursuant to Section 12 of the Sublease, you, as Subtenant under the Sublease, have requested Sublandlord’s
consent to the Sub-Sublease of the Sub-Sublet Premises to Sub-Subtenant. Sublandlord hereby consents to the Sub-Sublease of the Sub-Sublet Premises pursuant to the terms of the Sub-Sublease, upon the following express terms and conditions:

  

	1.	 The Sub-Sublease shall be subject and subordinate to the Sublease and the Master Lease and to all of their respective terms, covenants, conditions,
provisions and agreements, except as set forth below. Subtenant and Sub-Subtenant each represent and warrant to Sublandlord that (a) the copy of the Sub-Sublease attached hereto as Exhibit A is true, complete and correct and constitutes
the entire agreement between Subtenant and Sub-Subtenant, and (b) the Sub-Sublease shall not be modified or amended without Sublandlord’s prior written consent, which consent shall not be unreasonably withheld, conditioned or delayed.

  

	2.	 The term of the Sub-Sublease shall automatically terminate upon the termination of the Master Lease for any reason whatsoever, including, without
limitation, the termination of the Master Lease prior to the expiration of the term thereof pursuant to a written agreement between Landlord and Sublandlord. Notwithstanding any provision to the contrary in the Sub-Sublease or in any other
agreement, Sub-Subtenant acknowledges that it shall have no right and there shall not be vested in Sub-Subtenant any right to exercise rights of first refusal, options to extend, options to expand, cancellation rights, or other similar preferential
rights, if any, given to Sublandlord under the Master Lease insofar as the same relate to the Sub-Sublet Premises or given to Subtenant under the Sublease insofar as the same relate to the Sub-Sublet Premises. 

 

	3.	 For the period covered by the Sub-Sublease, Sub-Subtenant agrees to perform all of the terms, covenants, conditions, provisions and agreements of
Subtenant contained in the Sublease insofar as they are incorporated into the Sub-Sublease and relate to the Sub-Sublet Premises. Subtenant shall not use the Sub-Sublet Premises (or allow the Sub-Sublet Premises to be used) for a purpose that would
constitute a violation of the terms of the Master Lease or Sublease, or otherwise take any other action (or permit any other action to be taken) that would constitute a default under the Master Lease or Sublease; however, Sublandlord and Landlord
expressly consent to Sub-Subtenant’s use of the Sub-Sublet Premises as provided in Section 9.1 of the Sub-Sublease. 

  

	4.	 Except as expressly otherwise provided in this Consent, neither the Sub-Sublease nor this Consent thereto shall: 

(a)    Release or discharge Subtenant from any liability, whether past, present or future, under the
Sublease; 
 (b)    Operate as a consent or approval by Sublandlord to any of the terms,
covenants, conditions, provisions or agreements of the Sub-Sublease, and Sublandlord shall not be bound thereby; 
 (c)    Be construed to modify, waive or affect any of the terms, covenants, conditions, provisions or agreements of the Sublease, or to waive any breach thereof, or any of
Sublandlord’s rights as the landlord thereunder, or to enlarge or increase Sublandlord’s obligations thereunder; 

 (d)    Be construed as a consent by Landlord or
Sublandlord to any further subletting either by Subtenant or by Sub-Subtenant or to any assignment by Subtenant of the Sublease, or assignment by Sub-Subtenant of the Sub-Sublease, it being clearly understood that this Consent shall not in any way
be construed to relieve Subtenant or Sub-Subtenant of the obligation to obtain Landlord’s prior written consent to any further subletting or assignment in accordance with the provisions of Section 5.07 of the Master Lease and
Sublandlord’s prior written consent to any further subletting or assignment in accordance with the provisions of Section 12 of the Sublease; however, Landlord and Sublandlord hereby expressly agree that the Permitted Transfers specified in
Section 10.2 of the Sub-Sublease shall not require the consent of Landlord and/or Sublandlord; or 

(e)    Obligate Sublandlord to accept payments by or from Sub-Subtenant, except as Sublandlord may
elect pursuant to Section 5 below. 
  

	5.	 (a)    Subject to the terms of Section 5(b) below, Subtenant hereby absolutely and irrevocably assigns and transfers to
Sublandlord all of Subtenant’s rights under the Sub-Sublease to all rentals and other sums due Subtenant under the Sub-Sublease. 

 (b)    Sublandlord agrees that until a default shall occur in the performance of Subtenant’s obligations under the Sublease (following the expiration of all applicable cure
periods without cure by Subtenant (an “Uncured Default”)), Subtenant shall have a license to receive, collect, apply and enjoy all rentals and other sums due Subtenant under ‘the Sub-Sublease (subject to the provisions of
Section 12.1 of the Sublease concerning the payment of any sublease profits or “bonus rents” to Sublandlord). However, said license shall automatically terminate without notice to Subtenant upon the occurrence of an Uncured Default
and Sublandlord may thereafter, at its option, receive and collect, directly from Sub-Subtenant, all rentals and other sums due or to be due Subtenant under the Sub-Sublease and credit all such sums actually received by Sublandlord from
Sub-Subtenant against sums owing by Subtenant to Sublandlord under the Sublease. Sublandlord shall not, by reason of the assignment of all rentals and other sums due Subtenant under the Sub-Sublease, nor by reason of the collection of said rentals
or other sums from Sub-Subtenant, nor by reason of its approval of the Sub-Sublease, (i) be bound by or become a party to the Sub-Sublease, (ii) be deemed to have accepted the attornment of Sub-Subtenant, or (iii) be deemed liable to
Sub-Subtenant for any failure of Subtenant to perform and comply with Subtenant’s obligations under the Sub-Sublease. Subtenant hereby irrevocably authorizes and directs Sub-Subtenant, upon receipt of any written notice from Sublandlord stating
that a default exists in the performance of Subtenant’s obligations under the Sublease, to pay directly to Sublandlord the rents and other income due and to become due under the Sub-Sublease. Subtenant agrees that Sub-Subtenant shall have the
right to rely solely upon such notice from Sublandlord notwithstanding any conflicting demand by Subtenant or any other party, and Subtenant further agrees that Sub-Subtenant shall receive a dollar for dollar credit under the Sub-Sublease for all
sums so paid directly to Sublandlord. Subtenant hereby irrevocably releases Sub-Subtenant from liability from any claim by Subtenant arising from Sub-Subtenant’s payment of rent to Sublandlord to the extent such payment is made by Sub-Subtenant
in reliance on Sublandlord’s written notice to Sub-Subtenant demanding payment of rent to Sublandlord. 

 6.    Nondisturbance and Attornment.  
Subject to the provisions of this Section 6, the Sub-Sublease shall at all times remain subordinate and subject to the Sublease. In the event that the Sublease is terminated prior to the expiration of the Term of the Sub-Sublease, whether as a
result of an event of default on the part of Subtenant or by rejection in a bankruptcy or insolvency proceeding concerning Subtenant or otherwise, or in the event the Subtenant’s obligations under the Sub-Sublease are terminated in connection
with a bankruptcy or insolvency proceeding affecting Subtenant, and provided that there does not then exist any default on the part of the Sub-Subtenant under the Sub-Sublease beyond any applicable cure period, the Sub-Sublease, as amended by this
Consent and specifically subject to the amendments thereof set forth in Sections 26 and 33 below, shall remain in full force and effect as a direct sublease between Sub-Subtenant and Sublandlord, in which event Sub-Subtenant shall attorn to
Sublandlord and Sublandlord shall not disturb the rights of Sub-Subtenant under the Sub-Sublease, as amended by this Consent, so long as Sub-Subtenant is not in default under the Sub-Sublease beyond any applicable cure period. If requested by
Sublandlord, Sub-Subtenant shall execute a direct lease with Sublandlord on the terms and conditions of the Sublease, as modified by this Consent. Sublandlord will assume the obligations of Subtenant under the Sub-Sublease, as amended by this
Consent, from the time of termination of the Sublease, but Sublandlord will not be: 

(a)    liable for any of the following unless actually delivered to Sublandlord: rent paid by
Sub-Subtenant to Subtenant more than one month in advance or any security deposit paid by Sub-Subtenant to Subtenant; 
 (b)    liable for any act or omission of Subtenant under the Sublease or for any default of Subtenant under the Sub-Sublease which occurred prior to Sub-Subtenant’s attornment to
Sublandlord under the Sub-Sublease pursuant to Section 6 above; 
 (c)    liable for
any act or omission due to be performed by Subtenant under the Sub-Sublease or the Sublease prior to Sub-Subtenant’s attornment to Sublandlord under the Sub-Sublease pursuant to Section 6 above; 

(d)    bound by or liable under any representations, warranties, covenants or indemnities made by
Subtenant to Sub-Subtenant, including, without limitation, any representations, warranties, covenants or indemnities regarding Hazardous Materials (as defined in the Sublease); 

(e)    obligated to construct any tenant improvements in the Sub-Sublet Premises for use by
Sub-Subtenant or pay any tenant improvement allowance; 
 (f)    subject to any defenses or
offsets that Sub-Subtenant may have against Subtenant which arose prior to Sublandlord’s assumption; or 

(g)    bound by any changes, modifications or amendments made to the Sub-Sublease without the prior
written consent of Sublandlord, all of which shall be void and of no force or effect. 

 7.    Notwithstanding anything herein to the contrary,
or any action hereinafter taken by Sublandlord, in no event shall Sublandlord be (a) liable for any act or omission by Subtenant, (b) subject to any offsets or defenses which Sub-Subtenant had or might have against Subtenant, (c) except as
provided in Section b(a) above, obligated to recognize and credit Sub-Subtenant with any security deposit, letter of credit or other payment unless the same has been remitted by Subtenant to Sublandlord and identified by Subtenant (in writing) as
being such security deposit, letter of credit or other payment, (d) obligated to perform or pay for the build out of the Sub-Sublet Premises, or (e) bound by any amendment to the Sub-Sublease not consented to by Sublandlord, in writing.

 8.    Within thirty (30) days after execution of this Consent, Subtenant shall
deliver to Sublandlord a calculation of the amounts payable to Sublandlord under Section 12 of the Sublease (the “sublease profits”), if any, together with a statement of the method by which such sublease profits (if any) were
calculated and certified by Subtenant as true and correct. Subtenant shall deliver to Sublandlord any such sublease profits within ten (10) days following Subtenant’s actual receipt of the same from Sub-Subtenant as required by
Section 12 of the Sublease. Subtenant acknowledges and agrees that Sublandlord’s consent contained herein is expressly made subject to the payment to Sublandlord of all amounts due under Section 12 of the Sublease, if any. 

9.    Subtenant and Sub-Subtenant shall be and continue to be liable for the payment of all bills
rendered by Landlord or Sublandlord, if any, for charges incurred by Sub-Subtenant for services and materials supplied to the Sub-Sublet Premises. 
 10.    Except with respect to Permitted Transfers as provided in Section 10.2 of the Sub-Sublease, this Consent is not assignable without the prior written consent of Landlord and
Sublandlord. 
 11.    Subject to Sections 30 and 31 below, nothing contained in this
Consent shall operate as a representation or warranty by either Sublandlord or Landlord of any nature whatsoever. 
 12.    Sublandlord and Landlord approve Sub-Subtenant’s contemplated improvements specified in the Sub-Sublease. Landlord agrees that it shall not require either Sublandlord or
Subtenant to remove any improvements upon the expiration or earlier termination of the term of the Sub-Sublease. 
 13.    Sub-Subtenant shall, at Sub-Subtenant’s expense, with respect to the Sub-Sublet Premises, secure and keep in force during the term of the Sub-Sublease such insurance as is
required under the Sub-Sublease. Without limiting the generality of the immediately preceding sentence, the policy or policies of liability insurance shall name Landlord, Landlord’s manager (UBS Realty Investors LLC, a Massachusetts limited
liability company), Landlord’s lenders, if any, and Sublandlord as additional insureds. A certificate evidencing such insurance shall be delivered to Sublandlord promptly after the date hereof and prior to Sub-Subtenant taking possession of the
Sub-Sublet Premises. 
 14.    This Consent may be executed in counterparts. 

15.    This Consent shall be governed by and construed in accordance with the laws of the State of
California. In the event of a conflict between the terms and provisions of this Consent and the Sub-Sublease, this Consent shall control Terms not defined in this Consent shall have the same meanings as in the Sublease. 

 16.    The terms and provisions of this Consent shall
bind and inure to the benefit of the parties hereto and their respective successors and permitted assigns. 

17.    If any one or more provisions in this Consent shall be invalid, illegal or unenforceable for
any reason, the remaining provisions contained herein shall not in any way be affected or impaired thereby. 

18.    Sublandlord hereby consents to the Sub-Sublease. All reasonable out of pocket fees and costs
of consultants (including attorneys’ fees) incurred by Sublandlord in connection with the Sub-Sublease, the Landlord’s Consent thereto and the Sublandlord’s Consent thereto (without regard to the $2,500 cap on such fees and costs set
forth in Section 5.07(i) of the Master Lease) shall be reimbursed by Subtenant to Sublandlord within thirty (30) days of receipt of written invoices therefor from Sublandlord. 

19.    Landlord hereby consents to the Sub-Sublease; provided, however, that nothing contained herein
shall be deemed to modify or amend that certain Landlord’s Consent to Sublease, dated as of June 26, 2003 between Landlord, Sublandlord and Subtenant, and Landlord’s Consent to First Amendment to Sublease, dated June 27, 2005.
All reasonable out of pocket fees and costs of consultants (including attorneys’ fees) incurred by Landlord in connection with the Sub-Sublease and this consent agreement (without regard to the $2,500 cap on such fees and costs set forth in
Section 5.07(i) of the Master Lease) shall be reimbursed by Subtenant to Landlord within thirty (30) days of receipt of written invoices therefor from Landlord. 

20.    Subtenant acknowledges and agrees that as of the date of its execution of this Consent (as
indicated below the signature line hereto) there exists, to Subtenant’s actual and present knowledge, without investigation, no default by Sublandlord in the performance of the obligations required of Sublandlord pursuant to the Sublease.

 21.    This Consent may not be modified or amended except by a writing executed by all
parties to the Consent. 
 22.    Each of the parties hereto mutually waive any claim
against each other and their respective agents for any loss or damage to any of their property located on or about the Sub-Sublet Premises, the Property and the Project that is caused by or results from perils covered by property insurance carried
by such parties, to the extent of the proceeds of such insurance actually received with respect to such loss or damage, whether due to the negligence of the other party or its agent(s). Each of Sublandlord and Sub-Subtenant shall immediately notify
its insurer, in writing, of these mutual waivers and have their insurance policies endorsed to prevent the invalidation of the insurance coverage because of these waivers. 

23.    The execution of this Consent by Subtenant and by Sub-Subtenant shall evidence
Subtenant’s and Sub-Subtenant’s respective confirmation of the foregoing conditions, and of their agreement to be bound thereby and shall constitute Sub-Subtenant’s acknowledgement that it has received a copy of the Master Lease and
the Sublease. 

 24.    The obligations of indemnification, defense and
hold harmless set forth in Section 15.1 of the Sublease shall also be provided by Sub-Subtenant in favor of Sublandlord and Master Landlord, and the other persons and entities described therein. 

25.    Sublandlord hereby exercises its Cancellation Option with respect to the Master Lease
specified in Section 7.14 of the Master Lease effective as of June 30, 2010, and Landlord hereby confirms and accepts such exercise, with any Cancellation Payment due on or before June 30, 2010. 

26.    Sublandlord agrees to the following (and Landlord approves), which, to the extent applicable
to the Sub-Sublease and Sub-Sublet Premises, constitute amendments to the Sublease and shall be binding upon Sublandlord as a direct obligation to Sublessee as of the Effective Date of the Sublease: 

(a)    Building Risers/Raceways. The provisions of the last sentence of Section 8.5 of
the Sub-Sublease are incorporated into the Master Lease. 
 (b)    Use. The
provisions of Section 9.1 of the Sub-Sublease are incorporated into the Sublease. 

(c)    First Floor. The provisions of Section 9.3 of the Sub-Sublease are incorporated
into the Sublease. 
 (d)    Use. Sub-Subtenant’s use of the Sub-Sublet
Premises shall comply with the terms and conditions set forth in Section 9.1 of the Sub-Sublease, provided that Sub-Subtenant’s use of the Sub-Sublet Premises may also include, subject to compliance with all applicable governmental
regulations (i) customer displays within the Sub-Sublet Premises, and (ii) subject to the prior consent of Landlord (which shall not be unreasonably withheld) and further subject to any reasonable conditions, rules and regulations
promulgated by Landlord, occasional company special events and parties within the Sub-Sublet Premises which are consistent and compatible with first-class office use. 

27.    Any notice that may or must be given by any party under this Agreement will be delivered
(i) personally, (ii) by certified mail, return receipt requested, or (iii) by a nationally recognized overnight courier, addressed to the party to whom it is intended. Any notice given to Landlord, Sublandlord or Subtenant shall be
sent to the respective address set forth in the Sublease. A notice sent pursuant to the terms of this Section 27 shall be deemed delivered (i) when delivery is attempted, if delivered personally, (ii) upon receipt if by deposit into
the United States mail, or (iii) upon receipt if delivered by a nationally recognized overnight courier. 

28.    Concurrent with Sublandlord’s delivery of any notice of default to Subtenant, Sublandlord
shall also send a copy of same to Sub-Subtenant at the Sub-Sublease Premises. Concurrent with any exercise by Sub-Subtenant of any expansion option(s) under the terms of the Sub-Sublease, Sub-Subtenant shall provide concurrent notice of the same to
Landlord and Sublandlord. 

 29.    If any party commences litigation against any
other party for the specific performance of this Agreement, for damages for the breach hereof or otherwise for enforcement of any remedy hereunder, the parties waive any right to a trial by jury and, in the event of any commencement of any
litigation or agreed upon dispute resolution, the prevailing party shall be entitled to recover from the applicable party such costs and reasonable attorneys’ fees as may have been incurred. 

30.    Sublandlord represents that (i) the Sublease is in full force and effect,
(ii) Sublandlord has full authority to execute this Consent without the consent or approval of any other person and (iii) the individual executing this Consent on behalf of Sublandlord is authorized to do so on behalf of Sublandlord.

 31.    Landlord represents that: (i) the Master Lease is in full force and effect
and, to Landlord’s actual and present knowledge, without investigation, neither Landlord nor Sublandlord is in default thereunder; (ii) the initial term of the Master Lease expires June 30, 2010; (iii) Landlord has full authority
to execute this Consent without the consent or approval of any other person; and (iv) the individual executing this Consent on behalf of Landlord is authorized to do so on behalf of Landlord. 

32.    To memorialize the restrictions contained in Section 6.9 of the Sub-Sublease, Sublandlord
and Subtenant agree that the following provisions of the Sublease are hereby deleted: Sections 2.7, 2.8, and 2.9. 
 33.    Notwithstanding the provisions of the second sentence of Section 19.5 of the Sub-Sublease, in the event Sub-Subtenant attorns to Sublandlord under the Sublease pursuant to
Section 6 above, Sublandlord’s liability to Sub-Subtenant with respect to Sublandlord’s obligations under the Sub-Sublease shall be limited solely to the value of Sublandlord’s leasehold interest in the Sub-Sublease Premises.

 34.    Sublandlord and Subtenant acknowledge and agree that (i) the last sentence of
Section 6.2 of the Sublease is deleted from the Sublease in its entirety and (ii) the face amount of the L-C (as defined in Section 6.1 of the Sublease) shall remain Nine Hundred Sixty Thousand Dollars ($960,000) for the balance of
the term of the Sublease without any further reduction. 
 This Consent shall expire automatically if a fully
executed copy has not been received by Sublandlord on or before                 . 

Very truly yours, 

													
	AGREED:	 		 		 	
				
	Landlord:	 		 	 6200 STONERIDGE MALL ROAD INVESTORS LLC,
 a Delaware limited liability company
	 	
					
		 		 	By:	 	UBS REALTY INVESTORS LLC, a Massachusetts limited liability company, its Manager	 	
					
		 		 		 	By:                           
                          	 	
		 		 		 	Name:                           
                     	 	
		 		 		 	Title:                          
                        	 	
		 		 		 	Date:                           
                       	 	
				
	Sublandlord:	 		 	 CHARLES SCHWAB & CO., INC.,
 a California corporation
	 	
				
		 		 	By:                           
                                 	 	
		 		 	Name:                           
                            	 	
		 		 	Title:                          
                               	 	
		 		 	Date:                           
                              	 	
				
	Subtenant:	 		 	 E-LOAN, INC.,
 a
Delaware corporation
	 	
				
		 		 	By:                           
                                 	 	
		 		 	Name:                           
                            	 	
		 		 	Title:                          
                               	 	
		 		 	Date:                           
                              	 	
				
	Sub-Subtenant:	 		 	 WORKDAY, INC.,
 a
Nevada corporation
	 	
				
		 		 	By:                           
                                 	 	
		 		 	Name:                           
                            	 	
		 		 	Title:                          
                               	 	
		 		 	Date:                           
                              	 	

 EXHIBIT A 
 Sub-Sublease Agreement 

 EXHIBIT D 
 CONFIRMATION OF COMMENCEMENT DATE 
 This Confirmation is made as
of                 , 2008, between Workday, Inc. (“Sub-Subtenant”), and E-Loan, Inc. (“Sub-Sublandlord”). 

Sub-Sublandlord and Sub-Subtenant have entered into that certain Sub-Sublease dated
            , 2008, in which Sub-Sublandlord leased to Sub-Subtenant and Sub-Subtenant leased from Sub-Sublandlord certain Sub-Sublease Premises located in Building D of the
Pleasanton Corporate Commons located at 6230 Stoneridge Mall Road in Pleasanton, California, as such Sub-Sublease Premises are more particularly defined in the Sub-Sublease. 

Pursuant to Section 2.1 of the Sub-Sublease, Sub-Sublandlord and Sub-Subtenant hereby confirm the Term Commencement
Date of the term of the Sub-Sublease as follows: 

            , 2008, is the Term Commencement Date of
the Sub-Sublease of the Fourth Floor Premises. 

            , 2008, is the Term Commencement Date of
the Sub-Sublease of the Initial First Floor Premises. 
  

									
	SUB-SUBTENANT:	 		 	SUB-SUBLANDLORD:
	Workday, Inc.,	 		 	E-Loan, Inc.,
	a Nevada corporation	 		 	a Delaware corporation
					
	By:	 	 	 		 	By:	 	 

									
	Name:	 	 	 		 	Name:	 	Mark Lefanowicz
	Its:	 	 	 		 	Its:	 	President

 EXHIBIT E 
 BASE RENT AND 
 L-C REDUCTION SCHEDULES 

RENT AND LETTER OF CREDIT SUMMARY 
  

							
	 Month
	  	Date	  	Rent © $1.25	  	Workday LOC
	 1
	  	Nov-08	  	$0	  	$772,545
	 2
	  	Dec-08	  	$0	  	$772,545
	 3
	  	Jan-09	  	$17,790	  	$772,545
	 4
	  	Feb-09	  	$17,790	  	$754,755
	 5
	  	Mar-09	  	$17,790	  	$736,965
	 6
	  	Apr-09	  	$47,945	  	$719,175
	 7
	  	May-09	  	$47,945	  	$671,230
	 8
	  	Jun-09	  	$47,945	  	$623,285
	 9
	  	Jul-09	  	$47,945	  	$575,340
	 10
	  	Aug-09	  	$47,945	  	$527,395
	 11
	  	Sep-09	  	$47,945	  	$479,450
	 12
	  	Oct-09	  	$47,945	  	$431,505
	 13
	  	Nov-09	  	$47,945	  	$383,560
	 14
	  	Dec-09	  	$47,945	  	$335,615
	 15
	  	Jan-10	  	$47,945	  	$287,670
	 16
	  	Feb-10	  	$47,945	  	$239,725
	 17
	  	Mar-10	  	$47,945	  	$191,780
	 18
	  	Apr-10	  	$47,945	  	$143,835
	 19
	  	May-10	  	$47,945	  	$95,890
	 20
	  	Jun-10	  	$47,945	  	$95,890
	 	  	 	  	$772,545	  	 

 EXHIBIT F-1 
 INVENTORY OF FF&E 
 (Fourth Floor) 

(The following is not an exact but an approximate good faith estimate of the FF&E inventory located on the 4th Floor)

 275 work stations 

147 Green work stations 

18 Multi Colored chairs 

1 Kirkwood conference table 

24 black leather Off Star conference chairs 

124 Grey Office chairs 

18 gray stack chairs 

8 Camel conference chairs 

4 ganging tables in Alpine conf 

12 conf chairs in Alpine conf. 

4 half moon tables in coach rooms 

150 misc. chairs non matching 

1 Mt Rose conf table 

1 northstar conf table 

1 Heavenly Hud. conferece table 

2 fridges 

2 microwaves 

 EXHIBIT F-2 
 INVENTORY OF FF&E 
 (First Floor) 

(The following is not an exact but an approximate good faith estimate of the FF&E inventory located on the 1”
Floor) 
 72 work stations. 

72 task chairs 

Misc. Pedestals 

 EXHIBIT F-3 
 INVENTORY OF FF&E (Fifth Floor) 
 (The following is not an
exact but an approximate good faith estimate of the FF&E inventory located on the 5th Floor) 
 276 workstations 
 40-2drw lat files/shelves

 18 - 4 drw lat files 

8 - 2 drw files 

5 Private off. Sys. Furn. 

Bay conf-13 camel chrs 

1 large conf tbl 

2 task chairs 

1 halfinoon tbl 

Dunbarton conf. 2 sml tbls 

San Mateo Tmg 7-72X30 tbls 

1 - 30” round tbl 

5 fldg chairs 

Golden Gt Tmg 8 Conf. trng tbls 

9 blue folding chairs 

1 fridge, 2 microwaves 

45 green task chairs 

92 gray task chairs 

35 multi color task chrs 

25 gray stacking chairs 

8 harringbone task chairs 

5 smal round tables 

 EXHIBIT G-2 
 BILL OF SALE 
 (First Floor FF&E) 

(First Floor FF&E) KNOW ALL MEN BY THESE PRESENTS, that E-Loan, Inc., a Delaware corporation (“Seller”),
for good and valuable consideration paid by Workday, Inc. a Nevada corporation (“Purchaser”), hereby sells to Purchaser, its successors and assigns, the personal property (“Personal Property”) more particularly referred to in
Exhibit F-2 attached hereto. The purchase price for the Personal Property shall be One and xx/100 Dollar ($1.00) and shall be payable upon execution hereof by the parties. 

Buyer acknowledges and agrees that, having been given the opportunity to inspect the Personal Property, Buyer is relying
solely on its own investigation and that the sale of the Personal Property is made on an “as-is”, “where-is” condition and “with all faults”. Buyer further acknowledges that the Personal Property does not include the 6
Cisco switches, 40 flat screen monitors, or one Cisco router located on the 2nd, 4th and 5th floors of the Building. 
 Seller hereby represents and warrants to Purchaser, and its successors and assigns, that it has good and marketable title to the Personal Property, free and clear of all security interests, liens and
encumbrances whatsoever, and that Seller has full right and power to sell, transfer, assign and deliver the Personal Property. 
 This Bill of Sale may be executed in any number of counterparts, each of which so executed shall be deemed original; such counterparts shall together constitute but one agreement. 

IN WITNESS WHEREOF, Seller and Purchaser have caused these presents to be signed by their duly authorized representatives
as of September 22, 2008. 
  

			
	SELLER:
	
	E-Loan, Inc.
		
	By:	 	/s/ Mark Lefanowicz
		
	Name:	 	Mark Lefanowicz
		
	Its:	 	President
	
	PURCHASER:
	
	Workday, Inc.
		
	By:	 	/s/ Steve Hill
		
	Name:	 	Steve Hill
		
	Its:	 	CFO

 EXHIBIT G-1 
 BILL OF SALE 
 (Fourth Floor FF&E) 

(Fourth Floor FF&E) KNOW ALL MEN BY THESE PRESENTS, that E-Loan, Inc., a Delaware corporation (“Seller”),
for good and valuable consideration paid by Workday, Inc. a Nevada corporation (“Purchaser”), hereby sells to Purchaser, its successors and assigns, the personal property (“Personal Property”) more particularly referred to in
Exhibit F-1 attached hereto. The purchase price for the Personal Property shall be One and xx/100 Dollar ($1.00) and shall be payable upon execution hereof by the parties. 

Buyer acknowledges and agrees that, having been given the opportunity to inspect the Personal Property, Buyer is relying
solely on its own investigation and that the sale of the Personal Property is made on an “as-is”, “where-is” condition and “with all faults”. Buyer further acknowledges that the Personal Property does not include the 6
Cisco switches, 40 flat screen monitors, or one Cisco router located on the 2nd, 4th and 5th floors of the Building. 
 Seller hereby represents and warrants to Purchaser, and its successors and assigns, that it has good and marketable title to the Personal Property, free and clear of all security interests, liens and
encumbrances whatsoever, and that Seller has full right and power to sell, transfer, assign and deliver the Personal Property. 
 This Bill of Sale may be executed in any number of counterparts, each of which so executed shall be deemed original; such counterparts shall together constitute but one agreement. 

IN WITNESS WHEREOF, Seller and Purchaser have caused these presents to be signed by their duly authorized representatives
as of September 22, 2008. 
  

			
	SELLER:
	
	E-Loan, Inc.
		
	By:	 	/s/ Mark Lefanowicz

 
			
		
	Name:	 	Mark Lefanowicz
		
	Its:	 	President
	
	PURCHASER:
	
	Workday, Inc.
		
	By:	 	/s/ Steve Hill

 
			
		
	Name:	 	Steve Hill

 
			
		
	Its:	 	CFO

 EXHIBIT G-3 
 BILL OF SALE 
 (FIFTH FLOOR) 

(Fifth Floor FF&E) KNOW ALL MEN BY THESE PRESENTS, that E-Loan, Inc., a Delaware corporation (“Seller”),
for good and valuable consideration paid by Workday, Inc. a Nevada corporation (“Purchaser”), hereby sells to Purchaser, its successors and assigns, the personal property (“Personal Property”) more particularly referred to in
Exhibit F-3 attached hereto. The purchase price for the Personal Property shall be One and xx/100 Dollar ($1.00) and shall be payable upon execution hereof by the parties. 

Buyer acknowledges and agrees that, having been given the opportunity to inspect the Personal Property, Buyer is relying
solely on its own investigation and that the sale of the Personal Property is made on an “as-is”, “where-is” condition and “with all faults”. Buyer further acknowledges that the Personal Property does not include the 6
Cisco switches, 40 flat screen monitors, or one Cisco router located on the 2nd, 4th and 5th floors of the Building. 
 Seller hereby represents and warrants to Purchaser, and its successors and assigns, that it has good and marketable title to the Personal Property, free and clear of all security interests, liens and
encumbrances whatsoever, and that Seller has full right and power to sell, transfer, assign and deliver the Personal Property. 
 This Bill of Sale may be executed in any number of counterparts, each of which so executed shall be deemed original; such counterparts shall together constitute but one agreement. 

IN WITNESS WHEREOF, Seller and Purchaser have caused these presents to be signed by their duly authorized representatives
as of                  2008. 
  

			
	SELLER:
	
	E-Loan, Inc.
		
	By:	 	 

 
			
		
	Name:	 	Mark Lefanowicz
		
	Its:	 	President
	
	PURCHASER:
	
	Workday, Inc.
		
	By:	 	 

 
			
		
	Name:	 	 

 
			
		
	Its:	 	 

 EXHIBIT H 
 LETTER OF CREDIT FORM AND ESCROW LETTER 

 TRADE SERVICES DIVISION, NORTHERN CALIFORNIA 

ONE FRONT STREET, 21st FLOOR 
 SAN FRANCISCO, CALIFORNIA 94111 
 IRREVOCABLE LETTER OF CREDIT 

 

			
	 E-Loan, Inc.
	  	Letter of Credit No.             
	 6230 Stoneridge Mall Road
	  	Date: September 19, 2008
	 Pleasanton, CA 94588
	  	
	 Attn: Michael Miller
	  	

 Ladies and Gentlemen: 

At the request and for the account of Workday, Inc., 2033 North Main Street, Suite 500, Walnut Creek, CA 94596 (the
“Applicant”), we hereby establish our Irrevocable Letter of Credit in your favor in the amount of Seven Hundred Seventy Two Thousand Five Hundred Forty-Five United States Dollars (US$772,545.00) available with us at our above office by
payment of your draft(s) drawn on us at sight in the form of Exhibit 1 hereto with instructions in brackets therein complied with accompanied by your signed and dated statement worded as follows with the instructions in brackets therein complied
with: 
 “The undersigned, an authorized representative of the beneficiary (“Beneficiary”)
hereby certifies that beneficiary is entitled to the amount of US$[insert amount] drawn under Wells Fargo Bank Letter of Credit No. (the “Wells Credit”) which represents funds due and owing pursuant to the terms of that certain
Sub-Sublease Agreement dated September 18, 2008 by and between E-Loan, Inc. as Sub-Sublandlord and Workday, Inc. as Sub-Subtenant (the “Agreement”).” 

This Letter of Credit expires at our above office on August 31, 2010 (the “Expiration Date”). 

Partial and multiple drawings are permitted under this Letter of Credit. 

Each draft must be marked “Drawn under Wells Fargo Bank, NA Letter of Credit
No.             .” 
 We hereby
undertake that each draft drawn and presented to us under and in compliance with the terms and conditions of this Letter of Credit will be duly honored by us if presented to us at our above office on or before the expiry date of this Letter of
Credit. 
 If any instructions accompanying a drawing under this Letter of Credit request that payment is to be
made by transfer to an account with us or at another bank, we and/or such other bank may rely on an account number specified in such instructions even if the number identifies a person or entity different from the intended payee. 

As used below, (a) the terms “Conforming Draft” and “Conforming Drafts” mean, as the context
shall require, a draft or drafts presented to us under and in compliance with the terms of this Letter of Credit, and 

 
(b) the term “Business Day” means a day on which we are open at our above address in San Francisco, California to conduct our letter of credit business, and (c) the term
“Maximum Drawable Amount” means, for any one time period set forth below under the column titled “Presentation Periods” (each such time period a “Presentation Period”), the maximum aggregate amount of all Conforming
Drafts that may be presented to us during such Presentation Period. Your failure to present a Conforming Draft to us during any Presentation Period shall not preclude your right to present a Conforming Draft(s) to us under this Letter of Credit
during any or each subsequent Presentation Period. Notwithstanding any provision to the contrary in the UCP (as defined below), if February 16, 2009 or any other date specified below under the column titled “Presentation Periods” is
not a Business Day then such date shall be automatically extended to the next succeeding date which is a Business Day. 
 The Maximum Drawable Amount for the first Presentation Period is the amount set forth below under the column titled “Maximum Beginning Amounts” directly opposite the first Presentation Period,
and the Maximum Drawable Amount for each subsequent Presentation Period is the lesser of: 

(1)    the amount set forth below under the column titled “Maximum Beginning Amounts”
directly opposite that Presentation Period, and 
 (2)    the remainder of (a) the
Maximum Drawable Amount for the immediately preceding Presentation Period minus (b) the sum of the amount of all Conforming Drafts, if any, presented to us during the immediately preceding Presentation Period. 

 

			
	 PRESENTATION PERIODS
	  	MAXIMUM BEGINNING AMOUNTS
		
	 On or before February 16, 2009
	  	US $772,545.00
		
	 After February 16, 2009 and on or before
March 16, 2009
	  	US $754,755.00
		
	 After March 16, 2009 and on or before
April 16, 2009
	  	US $736,965.00
		
	 After April 16, 2009 and on or before
May 16, 2009
	  	US $719,175.00
		
	 After May 16, 2009 and on or before
June 16, 2009
	  	US $671,230.00
		
	 After June 16, 2009 and on or before
July 16, 2009
	  	US $623,285.00
		
	 After July 16, 2009 and on or before
August 16, 2009
	  	US $575,340.00
		
	 After August 16, 2009 and on or before
September 16, 2009
	  	US $527,395.00
		
	 After September 16, 2009 and on or before
October 16, 2009
	  	US $479,450.00
		
	 After October 16, 2009 and on or before
November 16, 2009
	  	US $431,505.00
		
	 After November 16, 2009 and on or before
December 16, 2009
	  	US $383,560.00

			
		
	 After December 16, 2009 and on or before
January 16, 2010
	  	US $335,615.00
		
	 After January 16, 2010 and on or before
February 16, 2010
	  	US $287,670.00
		
	 After February 16, 2010 and on or before
March 16, 2010
	  	US $239,725.00
		
	 After March 16, 2010 and on or before
April 16, 2010
	  	US $191,780.00
		
	 After April 16, 2010 and on or before
May 16, 2010
	  	US $143,835.00
		
	 After May 16, 2010 and on or before
the Final Expiration Date
	  	US $95,890.00

 This Letter of Credit is transferable one or more times, but in each instance to a single
transferee and only in the full amount available to be drawn under the Letter of Credit at the time of such transfer. Any such transfer may be affected only through ourselves and only upon presentation to us at our above- specified office of a duly
executed instrument of transfer in the format attached hereto as Exhibit 2 together with the original of this Letter of Credit. Any transfer of this Letter of Credit may not change the place of expiration of this Letter of Credit from our
above-specified office. Each transfer shall be evidenced by our endorsement on the reverse of the original of this Letter of Credit, and we shall deliver the original of this Letter of Credit so endorsed to the transferee. All charges in connection
with any transfer of this Letter of Credit are for the Applicant’s account. 
 Except as otherwise provided
in this Letter of 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 (the “UCP”), and engages us in accordance
therewith. 
  

			
	Very truly yours
	
	WELLS FARGO BANK, N.A.
		
	BY:	 	 
		 	(AUTHORIZED SIGNATURE)
		
	NAME:	 	 
		
	TITLE:	 	 

			
		 	Exhibit 1
		 	Wells Fargo Bank, N.A.
		 	Letter of Credit No.             

  
  

 

	To:	 Wells Fargo Bank, N.A. 

	    	 Trade Services Division, Northern California 

	    	 One Front Street, 21st Floor 

	    	 San Francisco, California 94111 

	    	 Attn: Letter of Credit Department 

 DRAFT 
 [insert date] 

The undersigned, Beneficiary of the Letter of Credit, is drawing under the Letter of Credit in an amount specified in
paragraph 2 below. Any term which is defined in the Letter of Credit shall have the same meaning when used herein. The undersigned hereby certifies as follows: 
 The amount of the draft accompanying this certificate is $[insert amount of draft which accompanies certificate] under Letter of Credit No.
             dated September __, 2008. 
  

			
	Very truly yours,
	
	[insert beneficiary name]
		
	By:	 	[insert signature]
	Name:	 	[insert name]
	Title:	 	[insert title]

  
  

 

			
		 	Wells Fargo Bank, NA
		 	Letter of Credit No.             

 REQUEST TO TRANSFER LETTER OF CREDIT 

[insert date] 
 Wells Fargo Bank, N.A. 
 Trade Services Division — Northern California 

One Front Street, 21st Floor 
 San Francisco, CA
94111 
 Attention: Manager, Standby Letter of Credit Dept. 

Subject: Your Letter of Credit No.             

 Ladies and Gentlemen: 
 For value received, we hereby irrevocably assign and transfer all of our rights under the above-captioned Letter of Credit, as heretofore and hereafter amended, extended or increased, to: 

 

					
			
		  	 	  	
			
		  	 	  	
			
		  	 	  	

 By this transfer, all of our rights in the Letter of Credit are transferred to the
transferee, and the transferee shall have sole rights as beneficiary under the Letter of Credit, including sole rights relating to any amendments, whether increases or extensions or other amendments, and whether now existing or hereafter made. You
are hereby irrevocably instructed to advise the transferee of future amendment(s) of the Letter of Credit without our consent or notice to us. 
 Enclosed are the original Letter of Credit and the original of all amendments to this date. Please notify transferee in such form as you deem advisable of this transfer and of the terms and conditions of
this Letter of Credit, including amendments as transferred. 
  

			
	Very truly yours,
	
	[insert Name of Beneficiary]
	
	By: [insert signature]
	Name: [insert name]
	Its: [insert title]

 INSERT NOTARY ACKNOWLEDGEMENT 
 OF TRANSFEROR’S SIGNATURE: 

 September __, 2008 

 

			
	 Charles Schwab & Co., Inc.
	  	 Workday, Inc.

	 101 Montgomery Street
	  	 2033 North Main Street, Suite 600

	 San Francisco, CA 94104
	  	 Walnut Creek, CA 94596

	 Email:
	  	
		
	 E-Loan, Inc.
	  	
	 6230 Stoneridge Mall Road
	  	
	 Pleasanton, CA 94588
	  	

  

	 	Re:	 Letter of Credit 

 Gentlemen/Ladies: 
 RECITALS: 

A.        E-Loan, Inc., a Delaware corporation (“E-Loan” or
“Sub-Sublandlord”), as Subtenant, and Charles Schwab & Co., Inc., a California corporation (“Schwab” or “Master Sublandlord”), as Sublandlord, entered into that certain Sublease dated June 20, 2003, as
amended by that certain First Amendment to Sublease dated June __, 2005 (collectively, the “Master Sublease”), covering certain premises further described in the Master Sublease (“Sublease Premises”) comprising approximately
118,134 rentable square feet (“RSF”) in that certain building known as Building D of the Pleasanton Corporate Commons located at 6230 Stoneridge Mall Road in Pleasanton, California (the “Building”). Capitalized terms used in
this letter, but not defined herein, shall have the meanings given them in the Master Sublease. 

B.        Workday, Inc., a Nevada corporation (“Workday” or
“Sub-Subtenant”) desires to sub-sublet from Sub-Sublandlord a portion of the Sublease Premises consisting of the entire Fourth Floor containing 30,768 RSF, and a portion of the First Floor of the Building containing approximately 7,588 RSF
together with certain expansion options (collectively, the “Sub- Sublease Premises”), and Sub-Sublandlord desires to sub-sublease the Sub-Sublease Premises to Sub-Subtenant. 

AGREEMENT 
 The undersigned parties hereby agree as follows: 
 Pursuant to
Section 5 of the Sub-Sublease, the Sub-Subtenant is required to deliver an irrevocable letter of credit (including any replenishment and/or increase thereof, “Letter of Credit”), in the form approved by Schwab and E-Loan, as security
for the performance of Sub- Subtenant’s obligations under the Sub-Sublease (including as such Sub-Sublease may become a direct Sublease with Schwab as a result of an attornment in the event of a termination of the Sublease as to the Sublease
Premises). The Letter of Credit shall not be modified without the prior written consent of Schwab. 

 The initial beneficiary of the Letter of Credit shall be E-Loan. The Letter
of Credit, as well as executed transfer instructions therefor, as more particularly described herein, shall be held in escrow by Schwab at all times during the term of the Sub-Sublease in accordance with the provisions hereof Schwab and E-Loan shall
each have rights to the Letter of Credit, in accordance with, and subject to, the terms and conditions of this letter. 
 Simultaneously with the delivery of the Letter of Credit, E-Loan shall execute and deliver to Schwab transfer instructions (the “Schwab Transfer Instructions”) in the form required by Wells
Fargo (the “Issuing Bank”) and approved by Schwab in its sole discretion transferring all rights of E-Loan as beneficiary of the Letter of Credit to Schwab. Such Schwab Transfer Instructions shall be held in escrow by Schwab and shall not
be delivered to the Issuing Bank until such time as E-Loan is in default under the Master Sublease beyond any applicable notice and cure period, or the expiration or earlier termination of the Master Sublease or in the event E-Loan fails to deliver
a Draw Request upon non-renewal of the Letter of Credit, as hereinafter provided. 
 Provided that E-Loan is not
in default under the Master Sublease beyond any applicable notice and cure period, E-Loan shall have the right, and Schwab shall permit E-Loan, to draw on the Letter of Credit pursuant to the provisions of this letter, the applicable terms of the
Sub- Sublease and in accordance with the requirements of the Letter of Credit. 
 The Letter of Credit and the
Schwab Transfer Instructions will at all times be held by Schwab in accordance with the provisions hereof. In the event E-Loan wishes to exercise its right, pursuant to the terms of the Sub-Sublease and in accordance with the requirements of the
Letter of Credit, to draw on the Letter of Credit, E-Loan shall provide Schwab with a draw request (the “Draw Request”) for presentation to the Issuing Bank, which such Draw Request shall comply with the terms of, and include all language
required by, the Letter of Credit. The Draw Request shall be delivered to Charles Schwab & Co., Inc., 101 Montgomery Street, San Francisco, California 94104, Attention: Senior Vice President, Corporate Real Estate. 

Within one (1) business day of Schwab’s receipt of the Draw Request, Schwab shall submit the Draw Request,
along with the Letter of Credit (if required), personally or via Federal Express or other national overnight-courier to the Issuing Bank on E-Loan’s (and at E-Loan’s sole cost and expense) behalf, as applicable. Schwab shall be deemed to
have satisfied its obligations hereunder upon delivery of the Draw Request, if done personally, or upon deposit of the Draw Request with a national overnight courier, properly addressed to the Issuing Bank and otherwise in conformity with the
requirements of the Letter of Credit. In the event the Issuing Bank returns the Letter of Credit to E-Loan, E-Loan shall hold the Letter of Credit in trust for Schwab, and shall return the Letter of Credit to Schwab at the address set forth in the
immediately preceding paragraph within two (2) business days after receipt. 
 E-Loan, or any successor
beneficiary of the Letter of Credit, shall, within two (2) business days of its receipt, provide Schwab with copies of any notices, including notices of non- renewal thereof, received by such party with respect to the Letter of Credit. All
notices to be sent hereunder shall be sent as provided in the Master Sublease or Sub-Sublease. 

 Provided that the Sub-Sublease is then in full force and effect, upon Schwab
becoming the direct “landlord” under the Sub-Sublease, whether due to the expiration of the Master Sublease or earlier termination thereof in accordance with its terms or E-Loan’s default under the Master Sublease beyond any
applicable notice and cure period, E-Loan’s interest in the Letter of Credit shall terminate, Schwab shall have the right to deliver to the Issuer the Letter of Credit and the Schwab Transfer Instructions for issuance of a replacement Letter of
Credit in the form required for Schwab’s sole benefit, and, upon the occurrence of such a conveyance, Schwab shall have the right to draw upon the Letter of Credit pursuant to the terms of the Sub-Sublease and in accordance with the
requirements of the Letter of Credit. 
 Notwithstanding anything contained herein to the contrary, in the event
the Issuing Bank delivers to any party hereto a notice of non-renewal of the Letter of Credit or Workday is in default under the Sub-Sublease beyond any applicable notice and cure period, such party shall notify the other parties hereto, and E-Loan
and/or Schwab shall each have the right to draw upon the Letter of Credit and receive the proceeds thereof (which proceeds shall then be held as a cash deposit pursuant to the terms of the Sub-Sublease pending the replacement of the Letter of Credit
by Workday). 
 Schwab shall be liable solely for its gross negligence or willful misconduct in failing to
comply with the terms of this letter agreement, and in no event shall Schwab be liable to any party for loss or damage resulting from the following: 
 a.        Any default, error, action or omission of any other party; 
 b.        The expiration of any time limit or other delay, unless such time limit was known to Schwab and such loss is solely caused by failure of Schwab to proceed
in a commercially reasonably fashion; 
 c.        Any good faith act or
forbearance by Schwab; 
 d.        Compliance by Schwab with any and
all final, non-appealable legal process, writs, orders, judgments and decrees of any court of competent jurisdiction, and whether or not subsequently vacated, modified, set aside or reversed; or 

e.        Failure of Schwab to assert or fail to assert any cause of action or
defense in any judicial, administrative, or other proceeding either in the interest of itself or any other party or parties. 
 E-Loan shall indemnify and save Schwab harmless from and against any and all liabilities, obligations, losses, damages, claims, costs and expenses (including reasonable attorneys’ fees and court
costs) of whatever kind or nature which may be imposed on, incurred by or asserted against Schwab at any time by any party which relate to or arise from Schwab holding the Letter of Credit in accordance with the terms hereof, except to the extent
arising out of Schwab’s gross negligence or willful misconduct. 
 The timely performance of all of the
covenants, conditions and agreements set forth herein is of the essence. 

 This letter may be executed in counterparts and with facsimile signatures.

 This Agreement shall be binding upon, and shall inure to the benefit of, the parties hereto, and their
successors and assigns. This Agreement shall be governed by and interpreted in accordance with the laws of the State of California. 
 Please acknowledge agreement to the matters set forth in this letter by executing below and returning to Schwab by facsimile, followed up with an original counterpart, at the address set forth above.

 [Signature Page Follows] 

							
	 Sublandlord:
	 		 	 CHARLES SCHWAB & CO., INC.,
 a California corporation

				
		 		 	By:	 	 
		 		 	Name:	 	 
		 		 	Title:	 	 
		 		 	Date:	 	 
			
	 Subtenant:
	 		 	 E-LOAN, INC.,
 a Delaware corporation

				
		 		 	 By:
	 	 
		 		 	 Name:
	 	 
		 		 	 Title:
	 	 
		 		 	 Date:
	 	 
			
	 Sub-Subtenant:
	 		 	 WORKDAY, INC.,
 a Nevada corporation

				
		 		 	 By:
	 	 
		 		 	 Name:
	 	 
		 		 	 Title:
	 	 
		 		 	 Date:
	 	 

 EXHIBIT I 
 SIGN EXHIBIT 

  
 

 

  
 

 

 EXHIBIT I-1 
 INTERIOR LOBBY SIGNAGE 

  
 

 

 EXHIBIT J 
 FIRST FLOOR RECEPTION AREA AND LOBBY IMPROVEMENTS 
 Sub-subtenant improvements to
First Floor Lobby shall be limited to the following 
  

	•	 	 Work in the main lobby of the Building cannot commence until after October 31, 2008 and work in the lobby must be done over one weekend.
Regardless of time of construction, access to the building to and from any access door for persons authorized to enter will not be impeded. 

  

	•	 	 Removal of tiles and extension or replacement of the existing carpeted floor area to the right of existing E-Loan reception desk.

  

	•	 	 Addition of the Workday reception Desk in the area generally shown on Exhibit J 

 

	•	 	 Replacement of existing waiting area furniture by Workday in the location generally shown on Exhibit J 

 

	•	 	 Except as shown on Exhibit J, Workday is not permitted to paint or make any other Tenant Improvements in the First Floor Common Space

  
 

 

  
 

 

 EXHIBIT K 
 FIRST FLOOR IMPROVEMENTS 

  
 

 

 EXHIBIT L 
 FOURTH FLOOR IMPROVEMENTS 

  
 

 

 EXHIBIT M 
 CONSTRUCTION PROCEDURES 
  

	•	 	 Work in the main lobby of the Building cannot commence until after October 31, 2008 and must be performed over one weekend. Regardless of time
of construction, access to the building to and from any access door for persons authorized to enter will not be impeded. 

	•	 	 No storage of supplies, tools, construction materials will occur in the Common Area. 

	•	 	 One elevator shall be designated for use as construction ingress/egress. 

	•	 	 All construction personnel shall only use bathrooms located on the 2nd floor. 

	•	 	 Sub-Subtenant’s use of the risers and horizontal space shall be reasonably coordinated with Sub-Sublandlord and shall not materially interfere
with or disrupt Sub-Sublandlord’s use of risers and horizontal space within the Building. Any access to or use of risers or horizontal space which will be used in common with Sub-Sublandlord shall require not less than 24 hours prior notice to
Jay Shah or another person designated by Sub-Sublandlord

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