Document:

Form of Stock Appreciation Rights Agreement

 Exhibit 10.8 
 BANKFINANCIAL CORPORATION 
 2006
EQUITY INCENTIVE PLAN 
 STOCK
APPRECIATION RIGHTS AWARD AGREEMENT 
 The Participant
specified below has been granted these Stock Appreciation Rights (“SARs”) by BANKFINANCIAL CORPORATION, a Maryland corporation (the “Company”),
under the terms of the BANKFINANCIAL CORPORATION 2006 EQUITY INCENTIVE PLAN (the “Plan”). The SARs shall be subject
to the terms of the Plan as well as the following terms and conditions set forth herein (the “SAR Terms”). 
 Section 1. Award. In accordance with the Plan, the Company hereby grants to the Participant these SARs which represent the right to receive the aggregate dollar value of appreciation (“Appreciation”) in
the Fair Market Value of the Company’s Stock, par value [$            ] per share, on a number of shares (the “Covered Shares”). The Appreciation shall
be computed by multiplying (A) the excess, if any, of (i) the Fair Market Value of a share on the exercise date, over (ii) the Grant Price, times (B) the number of Covered Shares settled. The Appreciation shall be payable by the
Company only in [Shares OR cash OR combination]. These SARs are in all respects limited and conditioned as provided herein. Except where the context clearly implies to the contrary, any capitalized terms in this SAR shall have the meaning
ascribed to them under the Plan. 
 Section 2. Terms of Award. The following words and phrases relating to the grant
of the SARs shall have the following meanings: 
 (a) The “Participant” is
[                            ]. 
 (b) The “Grant Date” is
[                    ]. 
 (c) The number of “Covered Shares” is [                ]. 
 (d) The Grant Price” is $[            ] per share. 
 Section 3. Vesting. Subject to the limitations of the SAR Terms, each installment of Covered Shares of the SAR
(“Installment”) shall become vested and exercisable on after the “Vesting Date” for such SAR as described in the following scheduled (but only if the Participant’s Termination of Service has not occurred before
the Vesting Date): 
  

			
	 INSTALLMENT
	  	 VESTING DATE
 APPLICABLE TO INSTALLMENT

	[        ] of Covered Shares	  	[        ]
	[        ] of Covered Shares	  	[        ]
	[        ] of Covered Shares	  	[        ]

 (a) Notwithstanding the foregoing provisions of this Section 3, the SAR shall become fully
exercisable upon the earliest of the following events to occur: (i) a Change in Control that occurs on or before the Participant’s Termination of Service; or (ii) the Participant’s Termination of Service as a result of the
Participant’s Death, Disability or Retirement. 
 (b) The SAR may only be exercised on or after the Participant’s Termination of
Service only as to that portion of the Covered Shares for which it was exercisable immediately prior to the Participant’s Termination of Service, or became exercisable on the date of the Participant’s Termination of Service. 
 Section 4. Expiration Date. The SAR shall not be exercisable after the Company’s close of business on the last business day
that occurs prior to the Expiration Date. The “Expiration Date” shall be the earliest to occur of: 
 (a) the date of the
Participant Termination of Service due to Cause; 
 (b) the [            ]
anniversary of the Grant Date; 
 (c) the twelve (12) month anniversary of the Participant’s Termination of Service if the
Termination of Service occurs due to Death, Disability or Retirement; or 
 (d) the three (3) month anniversary of the
Participant’s Termination of Service if the Termination of Service occurs for reasons other than Death, Disability, Retirement or Cause; provided, however, that if the Participant returns to employment with, or as a director or
consultant to, the Company, within three (3) months after the Termination of Service, such termination shall have no effect on the SAR and the Participant shall have the same number of shares and the same vesting schedule as set forth in this
Agreement. 
 Notwithstanding the foregoing provisions of this Section 4(d), in the event a Participant dies during the period
provided for in subsection (d) above, the SAR shall not expire, and shall remain exercisable, until the one (1) year anniversary of the date of Death, but in no event beyond the expiration date provided in subsection (b) above.

 Section 5. Settlement. 
 (a) Method of Exercise. Subject to the SAR Terms and the Plan, the SAR may be exercised in whole or in part by filing an exercise notice with the Secretary of the Company at its corporate headquarters prior to
the Company’s close of business on the last 
  

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 business day that occurs prior to the Expiration Date. The notice requirement may only be satisfied by
(i) provided, however, the Committee shall retain the right to limit or expand the method of exercise to any one or more of the above methods with respect to any individual Participant or group or class of Participants. Such notice shall
specify the number of Covered Shares which the Participant elects to exercise the SAR rights. In the event this SAR is exercised by any person or persons after the legal disability or Death of the Participant, such notice shall be accompanied by
appropriate proof of the right of such person or persons to exercise this SAR. 
 (b) Payment of Appreciation. As soon as practicable
following the exercise of all or a portion of the SAR, the Company shall deliver to the Participant the Appreciation [in cash] OR [in shares of Common Stock, based on the Fair Market Value of such shares on the date of exercise, less any shares
to satisfy withholding obligations. The certificate or certificates for the number of shares of Common Stock so determined shall be registered in the name of the person or persons so exercising this SAR (or, if this SAR shall be exercised by the
Participant and if the Participant shall so request in the notice exercising this SAR, shall be registered in the name of the Participant and the Participant’s spouse, jointly, with right of survivorship or a trust established by the
Participant for estate planning purposes) and shall be delivered as provided above to or upon the written order of the person or persons exercising this SAR. All shares of Common Stock that shall be delivered upon the exercise of this SAR as
provided herein shall be fully paid and non-assessable by the Company.] 
 Section 6. Withholding. The settlement
of the SARs is subject to withholding of all applicable taxes.
 Section 7. Rights of the Participant. The Participant
shall not be, or deemed to be, for any purpose, the owner of any Covered Shares subject to any SARs. 
 Section 8. Transferability
of SAR. This SAR, or a portion thereof, may be transferable or assignable to a member or members of the Participant’s “immediate family,” as such term is defined in Rule 16a-1(e) under the Exchange Act, or to a trust for the
benefit solely of a member or members of the Participant’s immediate family, or to a partnership or other entity whose only owners are members of the Participant’s immediate family (such transferee being a “Participant”), subject
to the terms and conditions of the Plan. No SAR is transferable by the Participant other than by will or by the laws of descent and distribution, and during the Participant’s life, may be exercised only by the Participant. It may not be
assigned, transferred (except as aforesaid), pledged or hypothecated by the Participant in any way whether by operation of law or otherwise, and shall not be subject to execution, attachment or similar process. Any attempt at assignment,
transfer, pledge or hypothecation, or other disposition of this SAR contrary to the provisions hereof, and the levy of any attachment or similar process upon this SAR, shall be null and void and without effect. Notwithstanding the above, an SAR may
be assigned, transferred, pledged or hypothecated by will or the laws of descent and distribution or pursuant to a qualified domestic relations order. 
  

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 Section 9. Heirs and Successors. The SAR Terms shall be binding upon, and inure
to the benefit of, the Company and its successors and assigns, and upon any person acquiring, whether by merger, consolidation, purchase of assets or otherwise, all or substantially all of the Company’s assets and business. If any rights of the
Participant or benefits distributable to the Participant under this Agreement have not been settled or distributed, respectively, at the time of the Participant’s Death, such rights shall be settled and payable to the Designated Beneficiary,
and such benefits shall be distributed to the Designated Beneficiary, in accordance with the provisions of this Agreement and the Plan. The “Designated Beneficiary” shall be the beneficiary or beneficiaries designated by the
Participant in a writing filed with the Committee on a Beneficiary Designation Form, or such other form as the Committee may require. The Beneficiary Designation Form may be amended or revoked from time to time by the Participant. If a deceased
Participant fails to designate a beneficiary, or if the Designated Beneficiary does not survive the Participant, any rights that would have been payable to the Participant and shall be payable to the legal representative of the estate of the
Participant. If a deceased Participant designates a beneficiary and the Designated Beneficiary survives the Participant but dies before the settlement of Designated Beneficiary’s rights under this Agreement, then any rights that would have been
payable to the Designated Beneficiary shall be payable to the legal representative of the estate of the Designated Beneficiary. 
 Section 10. Administration. The authority to manage and control the operation and administration of the SAR Terms and the Plan shall be vested in the Committee, and the Committee shall have all powers with respect to
the SAR Terms as it has with respect to the Plan. Any interpretation of the SAR Terms or the Plan by the Committee and any decision made by it with respect to the SAR Terms or the Plan are final and binding on all persons. 
 Section 11. Plan Governs. Notwithstanding anything in the SAR Terms to the contrary, the SAR Terms shall be subject to the terms of
the Plan, a copy of which may be obtained by the Participant from the office of the Secretary of the Company; and the SAR Terms are subject to all interpretations, amendments, rules and regulations promulgated by the Committee from time to time
pursuant to the Plan. 
 Section 12. Not An Employment Contract. The SARs will not confer on the Participant any right
with respect to continuance of employment or other service with the Company or any Subsidiary, nor will it interfere in any way with any right the Company or any Subsidiary would otherwise have to terminate or modify the terms of such
Participant’s employment or other service at any time. 
 Section 13. Amendment. The SAR Terms may be amended in
accordance with the provisions of the Plan, and may otherwise be amended by written agreement of the Participant and the Company without the consent of any other person. 
 Section 14. Section 409A Amendment. The Committee reserves the right (including the right to delegate such right) to unilaterally amend this Agreement without the consent of the Participant in
order to maintain an exclusion from the application of, or to maintain compliance with, Code Section 409A. Participant’s acceptance of this Award constitutes acknowledgement and consent to such rights of the Committee. 
  

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 IN WITNESS WHEREOF, the Company has caused this Agreement to be executed in its name and on its
behalf, all as of the Grant Date and the Participant acknowledges acceptance of the terms and conditions of this Agreement. 
  

			
	BANKFINANCIAL CORPORATION
		
	By:	 	  

	Its:	 	  

  
 [PARTICIPANT] 

			
	  

	Date:	 	  

  

 5Lease Agreement, dated September 1, 2006

 Exhibit 10.1 
 LEASE AGREEMENT 
 THIS LEASE AGREEMENT is made as of this 1st day of September, 2006, between ARE-PA REGION NO. 6, LLC, a Delaware limited liability company (“Landlord”), and AUXILIUM
PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). 
 BASIC LEASE PROVISIONS 
  

			
	Address:	  	102 Witmer Road, Horsham, Pennsylvania 19044-2211
		
	Premises:	  	That portion of the Project, containing approximately 50,000 rentable square feet, as shown on Exhibit A, together with the Building Infrastructure (as defined below).
		
	Project:	  	The real property on which the building (the “Building”) and the Premises are located, together with all improvements thereon and appurtenances thereto as described on
Exhibit B.

 Base Rent: $166,666.67, per month 
 Rentable Area of Project: 50,000 sq. ft. 
 Security Deposit: $1,900,000

 Rentable Area of Premises: 50,000 sq. ft. 
 Tenant’s Share of Operating Expenses: 100% 
 Target Commencement Date:
September 1, 2006 
 Rent Commencement Date: 90 days after the Commencement Date 
  

			
	Rent Adjustment Percentage:	  	3.5% (for Base Term)
		  	4.0% (Extension Term)

  

			
		
	Base Term:	  	Beginning on the Commencement Date and ending 120 months from the first day of the first full month following the Rent Commencement Date
		
	Permitted Use:	  	research and development laboratory, manufacturing, and related office and other related uses consistent with the character of the Project and otherwise in compliance with the provisions of
Section 7 hereof.

  

			
	Address for Rent Payment:	  	Landlord’s Notice Address:
	 385 E. Colorado Blvd., Suite 299
 Pasadena, California
91101
 Attention: Accounts Receivable
	  	 385 E. Colorado Blvd., Suite 299
 Pasadena, California
91101
 Attention: Corporate Secretary

		
	Tenant’s Notice Address:	  	
	 Auxilium Pharmaceuticals, Inc.
 Attention: General
Counsel
 40 Valley Stream Parkway
 Malvern, Pennsylvania
19355
	  	

 The following Exhibits and Addenda are attached hereto and incorporated herein by this reference: 
  

			
	x EXHIBIT A - PREMISES DESCRIPTION	  	x EXHIBIT B - DESCRIPTION OF PROJECT
	x EXHIBIT C - WORK LETTER	  	x EXHIBIT D - COMMENCEMENT DATE
	x EXHIBIT E - RULES AND REGULATIONS	  	x EXHIBIT F - TENANT’S PERSONAL PROPERTY
	x EXHIBIT G - BUILDING INFRASTRUCTURE	  	x EXHIBIT H - CONSENT TO PROPERTY ACCESS AGREEMENTS

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 2 
  

 1. Lease of Premises. Upon and subject to all of the terms and conditions hereof, Landlord
hereby leases the Premises to Tenant and Tenant hereby leases the Premises from Landlord. 
 2. Delivery; Acceptance of Premises;
Commencement Date. Landlord has contracted to purchase the Property from Neose Technologies, Inc., a Delaware corporation (“Neose”), pursuant to the terms and conditions of a Purchase and Sale Agreement and Joint Escrow
Instructions dated September 1, 2006 (“Landlord/Neose PSA”). Under the Landlord/Neose PSA, Landlord is to close thereunder and acquire fee title to the Property on or about the Target Commencement Date. As a result, Landlord
shall make the Premises available to Tenant for Tenant’s Work under the Work Letter at such time (if any) that Landlord acquires title to the Property and Tenant’s delivery of evidence of the insurance required hereby and by the Work
Letter (“Delivery” or “Deliver”). If Landlord fails or is unable to Deliver the Premises (including a failure or inability of closing to occur under the Landlord/Neose PSA for any reason whatsoever), Landlord shall
not be liable to Tenant for any loss or damage whatsoever resulting therefrom, and this Lease shall not be void or voidable except as provided herein. If Landlord does not Deliver the Premises within 30 days of the Target Commencement Date for any
reason other than Force Majeure Delays, this Lease may be terminated by Landlord or Tenant by written notice to the other, and if so terminated by either: (a) the Security Deposit and the first month’s Base Rent shall be returned to Tenant
in full, and (b) neither Landlord nor Tenant shall have any further rights, duties, obligations, or liabilities under this Lease, except with respect to provisions which expressly survive termination of this Lease. As used herein, the terms
“Tenants’ Work” and “Force Majeure Delays” shall have the meanings set forth for such terms in the Work Letter. If neither Landlord nor Tenant elects to void this Lease within 5 business days of the lapse of
such 30 day period, such right to void this Lease shall be waived and this Lease shall remain in full force and effect. 
 The
“Commencement Date” shall be the date on which Landlord closes under the Landlord/Neose PSA and acquires fee title to the Property. The “Rent Commencement Date” shall be the date that is 90 days after the
Commencement Date. Landlord shall notify Tenant in writing of the Commencement Date and, within 10 business days thereafter, Landlord and Tenant shall execute and deliver a written acknowledgment of the Commencement Date, the Rent Commencement Date,
and the expiration date of the Term when such are established in the form of the “Acknowledgement of Commencement Date” attached to this Lease as Exhibit D; provided, however, Tenant’s failure to execute and
deliver such acknowledgment shall not affect Landlord’s rights hereunder. The “Term” of this Lease shall be the Base Term, as defined above in the Basic Lease Provisions and any Extension Terms that Tenant may elect pursuant to
Section 39 hereof. 
 Except as set forth in the Work Letter, if applicable: (i) Tenant shall accept the Premises in their
condition as of the Commencement Date, subject to all applicable Legal Requirements (as defined in Section 7 hereof); (ii) Landlord shall have no obligation for any defects in the Premises; and (iii) Tenant’s taking
possession of the Premises shall be conclusive evidence that Tenant accepts the Premises and that the Premises were in good condition at the time possession was taken. 
 Tenant agrees and acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of all or any portion of the Premises or the Project, and/or the
suitability of the Premises or the Project for the conduct of Tenant’s business, and Tenant waives any implied warranty that the Premises or the Project are suitable for the Permitted Use. This Lease constitutes the complete agreement of
Landlord and Tenant with respect to the subject matter hereof and supersedes any and all prior representations, inducements, promises, agreements, understandings and negotiations which are not contained herein. Landlord in executing this Lease does
so in reliance upon Tenant’s representations, warranties, acknowledgments and agreements contained herein. WITHOUT LIMITING THE FOREGOING, LANDLORD MAKES NO REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, WITH RESPECT TO THE BUILDING
INFRASTRUCTURE, EITHER AS TO ITS MERCHANTABILITY, FITNESS FOR USE, DESIGN, OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE OR OTHERWISE, AS TO COMPLIANCE WITH LEGAL REQUIREMENTS, AS TO QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, LATENT OR PATENT,
OR AS TO LANDLORD’S TITLE THERETO OR OTHERWISE, IT BEING AGREED THAT TENANT IS TO BEAR ALL SUCH RISKS. 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 3 
  

 3. Rent. 
 (a) Base Rent. The first month’s Base Rent and the Security Deposit shall be due and payable on delivery of an executed copy of this Lease to Landlord. Tenant shall pay to Landlord in advance, without
demand, abatement, deduction or set-off, monthly installments of Base Rent on the first day of each calendar month during the Term hereof after the Rent Commencement Date, in lawful money of the United States of America, at the office of Landlord
for payment of Rent set forth above, or to such other person or at such other place as Landlord may from time to time designate in writing. Payments of Base Rent for any fractional calendar month shall be prorated. The obligation of Tenant to pay
Base Rent and other sums to Landlord and the obligations of Landlord under this Lease are independent obligations. Tenant shall have no right at any time to abate, reduce, or set-off any Rent (as defined in Section 5) due hereunder
except for any abatement as may be expressly provided in this Lease. 
 (b) Additional Rent. In addition to Base Rent, Tenant agrees
to pay to Landlord as additional rent (“Additional Rent”): (i) Tenant’s Share of “Operating Expenses” (as defined in Section 5), and (ii) any and all other amounts Tenant assumes or agrees to pay
under the provisions of this Lease, including, without limitation, any and all other sums that may become due by reason of any default of Tenant or failure to comply with the agreements, terms, covenants and conditions of this Lease to be performed
by Tenant, after any applicable notice and cure period. 
 4. Base Rent Adjustments. Base Rent shall be increased: (i) pursuant
to the terms and conditions of Section 4 of the Work Letter relating to the Initial Tenant Improvement Allowance and Additional Tenant Improvement Allowance elected to be used by Tenant thereunder, and (ii) on each anniversary of
the first day of the first full month during the Term of this Lease (each an “Adjustment Date”) by multiplying the Base Rent payable immediately before such Adjustment Date by the Rent Adjustment Percentage and adding the resulting
amount to the Base Rent payable immediately before such Adjustment Date; provided, however, that in no event shall the amount of the TI Allowance be included in the Base Rent for purposes of calculating the annual increases in the Base
Rent under this Section 4. Base Rent, as so adjusted, shall thereafter be due as provided herein. Base Rent adjustments for any fractional calendar month shall be prorated. 
 5. Operating Expense Payments. Landlord shall deliver to Tenant a written estimate of Operating Expenses for each calendar year during the Term
(the “Annual Estimate”), which may be revised by Landlord from time to time during such calendar year. During each month of the Term, on the same date that Base Rent is due, Tenant shall pay Landlord an amount equal to
1/12th of Tenant’s Share of the Annual Estimate. Payments for any fractional calendar month shall be prorated.

 The Rent provided for under this Lease is intended to provide Landlord with an absolutely “net” return on its ownership of the
Project, free of all costs of operating, owning, maintaining, and repairing the Project, and without any obligation for Landlord to provide any services to Tenant or with respect to the Project. Accordingly, the term “Operating
Expenses” means the following costs and expenses incurred or accrued each calendar year by Landlord with respect to the Project: 
  

	 	(a)	Taxes (as defined in Section 9); 

  

	 	(b)	Landlord’s insurance premiums as set forth in this Lease; 

  

	 	(c)	Management fee (which shall not exceed 1.5% of the then applicable Base Rent [for purposes of this clause (c), the applicable Base Rent shall not include the amount of the TI
Allowance]); and 

  

	 	(d)	 Any other cost or expense that Landlord may incur or be subject to in connection with the management, maintenance, operation, repair, replacement, and/or capital
improvements 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 4 
  

	 	 
of or to the Project, including, but not limited to, costs incurred or related to any Legal Requirements; provided, however, that the provisions of
this clause (d) do not, and are not intended to, expand or enlarge Landlord’s rights and obligations under this Lease. 

 Within 90 days after the end of each calendar year (or such longer period as may be reasonably required), Landlord shall furnish to Tenant a statement (an “Annual Statement”) showing in reasonable detail: (a) the total
and Tenant’s Share of actual Operating Expenses for the previous calendar year, and (b) the total of Tenant’s payments in respect of Operating Expenses for such year. If Tenant’s Share of actual Operating Expenses for such year
exceeds Tenant’s payments of Operating Expenses for such year, the excess shall be due and payable by Tenant as Rent within 30 days after delivery of such Annual Statement to Tenant. If Tenant’s payments of Operating Expenses for such year
exceed Tenant’s Share of actual Operating Expenses for such year Landlord shall pay the excess to Tenant within 30 days after delivery of such Annual Statement, except that after the expiration, or earlier termination of the Term or if Tenant
is delinquent in its obligation to pay Rent, Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. 
 The
Annual Statement shall be final and binding upon Tenant unless Tenant, within 90 days after Tenant’s receipt thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reason therefor.
If, during such 90 day period, Tenant reasonably and in good faith questions or contests the accuracy of Landlord’s statement of Tenant’s Share of Operating Expenses, Landlord will provide Tenant with access to Landlord’s books and
records relating to the operation of the Project and such information as Landlord reasonably determines to be responsive to Tenant’s questions (the “Expense Information”). If after Tenant’s review of such Expense
Information, Landlord and Tenant cannot agree upon the amount of Tenant’s Share of Operating Expenses, then Tenant shall have the right to have an independent public accounting firm selected by Tenant from among the 5 largest in the United
States, working pursuant to a fee arrangement other than a contingent fee (at Tenant’s sole cost and expense) and approved by Landlord (which approval shall not be unreasonably withheld or delayed), audit and/or review the Expense Information
for the year in question (the “Independent Review”). The results of any such Independent Review shall be binding on Landlord and Tenant. If the Independent Review shows that the payments actually made by Tenant with respect to
Operating Expenses for the calendar year in question exceeded Tenant’s Share of Operating Expenses for such calendar year, Landlord shall at Landlord’s option either (i) credit the excess amount to the next succeeding installments of
estimated Operating Expenses or (ii) pay the excess to Tenant within 30 days after delivery of such statement, except that after the expiration or earlier termination of this Lease or if Tenant is delinquent in its obligation to pay Rent,
Landlord shall pay the excess to Tenant after deducting all other amounts due Landlord. If the Independent Review shows that Tenant’s payments with respect to Operating Expenses for such calendar year were less than Tenant’s Share of
Operating Expenses for the calendar year, Tenant shall pay the deficiency to Landlord within 30 days after delivery of such statement. If the Independent Review shows that Tenant has overpaid with respect to Operating Expenses by more than 4% then
Landlord shall reimburse Tenant for all costs incurred by Tenant for the Independent Review. Operating Expenses for the calendar years in which Tenant’s obligation to share therein begins and ends shall be prorated. 
 “Tenant’s Share” shall be the percentage set forth in the Basic Lease Provisions as Tenant’s Share. Base Rent, Tenant’s
Share of Operating Expenses and all other amounts payable by Tenant to Landlord hereunder are collectively referred to herein as “Rent.” 
 6. Security Deposit. Tenant shall deposit with Landlord, upon delivery of an executed copy of this Lease to Landlord, a security deposit (the “Security Deposit”) for the performance of all of
Tenant’s obligations hereunder in the amount set forth in the Basic Lease Provisions, which Security Deposit shall be in the form of an unconditional and irrevocable letter of credit (the “Letter of Credit”): (i) in form
and substance reasonably satisfactory to Landlord, (ii) naming Landlord as beneficiary, (iii) expressly allowing Landlord to draw upon it at any time from time to time by delivering to the issuer notice that Landlord is entitled to draw
thereunder, (iv) issued by an FDIC-insured financial institution reasonably satisfactory to Landlord (“Bank”), and (v) redeemable by presentation of a sight draft in the state of Landlord’s choice. The Letter of
Credit shall be maintained in effect, whether through renewal or 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 5 
  

 
extension, for the period commencing on the Commencement Date and continuing until the expiration of the Term, and Tenant shall deliver a new Letter of
Credit or certificate of renewal or extension to Landlord at least 60 days before the expiration of the Letter of Credit then held by Landlord, without any action whatsoever on the part of Landlord. If Tenant does not provide Landlord with a
substitute Letter of Credit complying with all of the requirements hereof at least 10 days before the stated expiration date of any then current Letter of Credit, Landlord shall have the right to draw the full amount of the current Letter of Credit
and hold the funds drawn in cash without obligation for interest thereon as the Security Deposit. The Security Deposit shall be held by Landlord as security for the performance of Tenant’s obligations under this Lease. The Security Deposit is
not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Upon each occurrence of a Default (as defined in Section 20), Landlord may use all or any part of the Security Deposit to pay
delinquent payments due under this Lease, and the cost of any documented damage, injury, expense or liability caused by such Default, without prejudice to any other remedy provided herein or provided by law. Upon any such use of all or any portion
of the Security Deposit, Tenant shall pay Landlord on demand the amount that will restore the Security Deposit to the amount set forth in the Basic Lease Provisions. Tenant hereby waives the provisions of any law, now or hereafter in force, which
provide that Landlord may claim from a security deposit only those sums reasonably necessary to remedy defaults in the payment of Rent, to repair damage caused by Tenant or to clean the Premises, it being agreed that Landlord may, in addition, claim
those sums reasonably necessary to compensate Landlord for any other loss or damage, foreseeable or unforeseeable, caused by the act or omission of Tenant or any officer, employee, agent or invitee of Tenant. Upon bankruptcy or other debtor-creditor
proceedings against Tenant, the Security Deposit shall be deemed to be applied first to the payment of Rent and other charges due Landlord for periods prior to the filing of such proceedings. Upon any such use of all or any portion of the Security
Deposit, Tenant shall, within 5 days after demand from Landlord, restore the Security Deposit to its original amount. If Tenant shall fully perform every provision of this Lease to be performed by Tenant, the Security Deposit, or any balance thereof
(i.e., after deducting therefrom all amounts to which Landlord is entitled under the provisions of this Lease), shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within 90 days
after the expiration or earlier termination of this Lease. 
 If Landlord transfers its interest in the Project or this Lease, Landlord shall
either (a) transfer any Security Deposit then held by Landlord to a person or entity assuming Landlord’s obligations under this Section 6, or (b) return to Tenant any Security Deposit then held by Landlord and remaining
after the deductions permitted herein. Upon such transfer to such transferee or the return of the Security Deposit to Tenant, Landlord shall have no further obligation with respect to the Security Deposit, and Tenant’s right to the return of
the Security Deposit shall apply solely against Landlord’s transferee. The Security Deposit is not an advance rental deposit or a measure of Landlord’s damages in case of Tenant’s default. Landlord’s obligation respecting the
Security Deposit is that of a debtor, not a trustee, and no interest shall accrue thereon. 
 Tenant shall not, without the prior written
consent of Landlord, which consent shall not be unreasonably withheld, replace the Letter of Credit with a new Letter of Credit from another Bank. If Tenant desires to replace the Letter of Credit, the replacement Letter of Credit shall be subject
to all the terms and conditions of this Section 6. In connection with any such replacement of the Letter of Credit by Tenant, Tenant shall, at its sole cost and expense, execute and submit to the Bank such applications, documents and
instruments as may be necessary to effectuate such replacement, and Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith. 
 If at any time during the Term of this Lease Tenant meets or exceeds the requirements listed below (collectively, the “Reduction
Requirements” and each a “Reduction Requirement”), then the Security Deposit shall be reduced to an amount equal to $1,000,000 (the “Reduced Security Deposit”). The Reduction Requirements are:
(i) Tenant’s stock shall be listed on either the New York Stock Exchange or the NASDAQ stock market, (ii) Tenant’s publicly traded common stock shall have achieved a market value of at least $400,000,000, and (iii) Tenant
has achieved positive cash flow for four (4) consecutive quarters. For purposes of this paragraph, “positive cash flow” means that, based on financial statements delivered to Landlord that shall have been prepared in accordance
with generally accepted accounting principles consistently applied and certified by an officer of Tenant as being correct 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 6 
  

 
and complete in all material respects and fairly present the results of the operations of Tenant for the periods indicated, all cash funds derived from the
operations of Tenant (including interest received on reserves but excluding non-recurring revenue or receipts or acquisition costs), without reduction for any non-cash charges, exceeds cash funds used to pay current expenses and to pay or establish
reasonable reserves for future expenses, debt payments, capital improvements and replacements. If Tenant provides Landlord with written evidence reasonably satisfactory to Landlord Tenant has met the Reduction Requirements, then Landlord shall
return the unapplied portion of the Security Deposit then held by Landlord, less the Reduced Security Deposit, to Tenant within 60 days of Tenant’s delivery of such written evidence. If Landlord returns to Tenant any portion of the Security
Deposit in accordance with this Section, then from and after the date such monies are returned to Tenant, the “Security Deposit” shall be deemed to be the Reduced Security Deposit for all purposes of this Lease. 
 The Reduced Security Deposit shall be increased in accordance with the terms of this Section if (i) Tenant is in Default hereunder, or
(ii) Tenant fails at any time after reduction of the Security Deposit to continue to meet the Reduction Requirements for 2 consecutive quarters. Landlord shall have the right (not to be exercised more than 2 times per calendar year) to request
written evidence from Tenant that Tenant continues to meet the Reduction Requirements. If Tenant is in Default under the Lease or fails to continue to meet the Reduction Requirements, the Security Deposit shall be increased to its original amount as
of the Commencement Date. Such increased Security Deposit shall be paid to Landlord within 10 days of Landlord’s written demand, in the case of Tenant’s Default under the Lease, or within 10 days of Landlord’s written demand, in the
case of Tenant’s failure to meet the Reduction Requirements. If Tenant is required to increase the Reduced Security Deposit in accordance with this Section, then from and after the date such monies are deposited with Landlord, the
“Security Deposit” shall be deemed to be the amount then held by Landlord hereunder. 
 7. Use. The Premises shall be
used solely for the Permitted Use set forth in the Basic Lease Provisions, and in compliance with all laws, orders, judgments, ordinances, regulations, codes, directives, permits, licenses, covenants and restrictions now or hereafter applicable to
the Premises, and to the use and occupancy thereof, including, without limitation, the Americans With Disabilities Act, 42 U.S.C. § 12101, et seq. (together with the regulations promulgated pursuant thereto, “ADA”)
(collectively, “Legal Requirements” and each, a “Legal Requirement”). Tenant shall, upon 5 days’ written notice from Landlord, discontinue any use of the Premises which is declared by any Governmental Authority
(as defined in Section 9) having jurisdiction to be a violation of a Legal Requirement. Tenant will not use or permit the Premises to be used for any purpose or in any manner that would void Tenant’s or Landlord’s insurance,
increase the insurance risk, or cause the disallowance of any sprinkler or other credits. Tenant shall not permit any part of the Premises to be used as a “place of public accommodation”, as defined in the ADA. Tenant shall reimburse
Landlord as Operating Expenses for any additional premium charged for any such insurance policy by reason of Tenant’s failure to comply with the provisions of this Section or otherwise caused by Tenant’s use and/or occupancy of the
Premises. Tenant will use the Premises in a careful, safe and proper manner and will not commit or permit waste, overload the floor or structure of the Premises, subject the Premises to use that would damage the Premises or obstruct or interfere
with the rights of Landlord or other tenants or occupants of the Project, including conducting or giving notice of any auction, liquidation, or going out of business sale on the Premises, or using or allowing the Premises to be used for any unlawful
purpose. Tenant shall not place any machinery or equipment weighing 2,500 pounds or more in or upon the Building or transport or move such items in the Building elevators weighing 1,000 pounds or more without the prior written consent of Landlord
(which consent shall not be unreasonably withheld). Except as may be provided under the Work Letter, Tenant shall not, without the prior written consent of Landlord, use the Premises in any manner which will require ventilation, air exchange,
heating, gas, steam, electricity or water beyond the existing capacity of the Project as proportionately allocated to the Premises based upon Tenant’s Share as usually furnished for the Permitted Use. 
 Tenant, at its sole expense, shall make any alterations or modifications to the Premises that are required by any Legal Requirements. Notwithstanding any
other provision herein to the contrary, Tenant shall be responsible for any and all demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages or judgments, and all reasonable expenses incurred in investigating or
resisting the 

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same (including, without limitation, reasonable attorneys’ fees, charges and disbursements and costs of suit) (collectively, “Claims”)
arising out of or in connection with compliance of the Legal Requirements, and Tenant shall indemnify, defend, hold and save Landlord harmless from and against any and all Claims arising out of or in connection with any failure of the Premises
(including, but not limited to, the Building Infrastructure) to comply with any Legal Requirement. 
 8. Holding Over. If, with
Landlord’s express written consent, Tenant retains possession of the Premises after the termination of the Term, (i) unless otherwise agreed in such written consent, such possession shall be subject to immediate termination by Landlord at
any time, (ii) all of the other terms and provisions of this Lease (including, without limitation, the adjustment of Base Rent pursuant to Section 4 hereof) shall remain in full force and effect (excluding any expansion or renewal
option or other similar right or option) during such holdover period, (iii) Tenant shall continue to pay Base Rent in the amount payable upon the date of the expiration or earlier termination of this Lease, and (iv) all other payments
shall continue under the terms of this Lease. If Tenant remains in possession of the Premises after the expiration or earlier termination of the Term without the express written consent of Landlord, (A) Tenant shall become a tenant at
sufferance upon the terms of this Lease except that the monthly base rental shall be equal to 150% of Base Rent in effect during the last 30 days of the Term, and (B) Tenant shall be responsible for all damages suffered by Landlord resulting
from or occasioned by Tenant’s holding over (including consequential damages if Landlord has advised Tenant in advance of any particular consequential damages that Landlord may incur or suffer as a result of Tenant’s holding over,
including, without limitation, consequential damages that Landlord may incur or suffer by reason of Landlord’s inability to lease the Premises or deliver occupancy to a particular tenant or sell the Project or deliver occupancy to a particular
buyer pursuant to a signed lease or agreement of sale). No holding over by Tenant, whether with or without consent of Landlord, shall operate to extend this Lease except as otherwise expressly provided, and this Section 8 shall not be
construed as consent for Tenant to retain possession of the Premises. Acceptance by Landlord of Rent after the expiration of the Term or earlier termination of this Lease shall not result in a renewal or reinstatement of this Lease. 
 9. Taxes. 
 (a) Landlord shall pay,
and shall charge to Tenant as part of Operating Expenses, all real estate taxes, levies, assessments and governmental charges of any kind assessed upon the Project (collectively referred to as “Taxes”) imposed by any federal, state,
regional, municipal, local or other governmental authority or agency, including, without limitation, quasi-public agencies (collectively, “Governmental Authority”) during the Term, including, without limitation, all Taxes:
(i) imposed on or measured by or based, in whole or in part, on rent payable to Landlord under this Lease and/or from the rental by Landlord of the Project or any portion thereof, or (ii) based on the square footage, assessed value or
other measure or evaluation of any kind of the Premises or the Project, or (iii) assessed or imposed by or on the operation or maintenance of any portion of the Premises or the Project, including parking, or (iv) assessed or imposed by, or
at the direction of, or resulting from statutes or regulations, or interpretations thereof, promulgated by, any Governmental Authority, or (v) imposed as a license or other fee on Landlord’s business of leasing space in the Project.
Landlord or Tenant (subject to the provisions of this Section 9) may contest by appropriate legal proceedings the amount, validity, or application of any Taxes or liens securing Taxes. Taxes shall not include (A) any net income
taxes imposed on Landlord (unless such net income taxes are in substitution for any Taxes payable hereunder); (B) any franchise, gross receipts, excise, corporation, capital levy, excess profits, revenue, inheritance, devolution, gift, estate,
payroll or stamp tax, by any Governmental Authority imposed or howsoever designated; and (C) any tax upon the sale, transfer, and/or assignment of the title or estate of Landlord that at any time may be assessed against or become a lien upon
the Premises or the leasehold estate therein or the rent accruing therefrom (but excluding any increase in real property taxes resulting from, or arising out of, such sale, transfer, or assignment). If any such Tax is levied or assessed directly
against Tenant, then Tenant shall be responsible for and shall pay the same at such times and in such manner as the taxing authority shall require. Tenant shall pay, prior to delinquency, any and all Taxes levied or assessed against any personal
property or trade fixtures placed by Tenant in the Premises, whether levied or assessed against Landlord or Tenant. If any Taxes on Tenant’s personal property or trade fixtures are levied against Landlord or Landlord’s property, Landlord
shall have the right, but not the obligation, to pay such Taxes. The amount of any such payment by Landlord shall be charged to Tenant as part of the Operating Expenses. 

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 (b) Tenant shall pay prior to delinquency all taxes and other charges assessed, levied, or imposed
upon Tenant’s use and occupancy of the Premises or upon the personal property, fixtures, furnishings, equipment, and other property owned by Tenant or leased to Tenant under this Lease and located in the Premises (including, but not limited to,
the Building Infrastructure [as defined below]) regardless of whether any such property constitutes real or personal property. Tenant shall remit to Landlord any state and/or local sales and use taxes applicable to the fixtures, furnishings,
equipment, and other personal property leased to Tenant hereunder (including, but not limited to, the Building Infrastructure) in such a manner that Landlord will be able to pay such taxes to the applicable authority not less than ten (10) days
before delinquency. If Tenant determines that any such fixtures, furnishings, equipment, or other property leased to Tenant hereunder (including, but not limited to, the Building Infrastructure) are excluded or exempt from any state and/or local
sales and use taxes, Tenant shall deliver to Landlord a written certification stating such exemption and written evidence supporting it both in form and substance required by applicable Legal Requirements and reasonably satisfactory to Landlord. At
Landlord’s request, such certification shall be updated in writing and delivered to Landlord. 
 (c) If Tenant desires to protest or
contest any assessment or reassessment for Taxes, or the validity thereof, or of any change in assessments or rates (collectively, a “Tax Contest”), Tenant shall request Landlord to do so. If Landlord declines to do so within 30
days after receipt of such request, Tenant shall then have the right, by appropriate proceedings, to initiate the Tax Contest by so notifying Landlord provided that no Default then exists under this Lease and provided further that during the
pendency of the Tax Contest, (i) Landlord is not subjected to any liability, fine, or penalty for non-payment, (ii) the Tax Contest stays the enforcement of the assessment or reassessment for Taxes, and (iii) the delay in complying
with the assessment or reassessment for Taxes does not subject Landlord to possible loss or damage or the Project to possible foreclosure or loss. In any Tax Contest undertaken hereunder, Tenant may act in its own name and/or in the name of Landlord
and Landlord shall, at Tenant’s request and expense, cooperate with Tenant in any way that Tenant may reasonably require in connection with the Tax Contest provided such cooperation is in compliance with the Legal Requirements. Any costs
incurred by Landlord in connection with the Tax Contest (including, but not limited to, reasonable attorneys’ fees and consultants expenses) shall form a part of the Operating Expenses and shall be reimbursed by Tenant as part thereof. Any Tax
Contest conducted by Tenant hereunder shall be at Tenant’s sole cost and expense and if interest or rate changes become payable with respect to the Taxes solely as the result of the Tax Contest, Tenant shall pay such interest or rate changes as
part of the Operating Expenses. Tenant shall provide any security required by any Legal Requirement. Tenant shall be solely responsible for any penalties, interest, or late charges imposed on Landlord for the Taxes. On the termination of any Tax
Contest, Tenant shall promptly pay to Landlord the amount of the Taxes as provided herein as finally determined in the Tax Contest, the payment of which may have been deferred during the prosecution of the Tax Contest. If any Tax Contest by Tenant
shall result in the reduction or avoidance of such assessment or rate increase, Tenant shall be entitled to receive or retain Tenant’s Share of the amount of such reduced or avoided increase in Taxes attributable to the Term. 
 10. Parking. Tenant shall have an exclusive license to park in the parking areas located within the Project, subject to Landlord’s reasonable
rules and regulations and all matters of record. Landlord shall not be responsible for enforcing Tenant’s parking rights against any third parties. 
 11. Utilities, Services. 
 (a) Tenant shall be responsible for providing water, electricity, heat,
light, power, telephone, sewer, and other utilities (including gas and fire sprinklers to the extent the Project is plumbed for such services), refuse and trash collection and janitorial services to the Premises (collectively,
“Utilities”). Tenant shall pay directly to the Governmental Authority or Utility provider, prior to delinquency, the cost of all Utilities used on the Premises, all maintenance charges for Utilities, and any storm sewer charges or
other similar charges for Utilities imposed by any Governmental Authority or Utility provider, and any 

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taxes, penalties, surcharges or similar charges thereon. No interruption or failure of Utilities, from any cause whatsoever other than Landlord’s
willful misconduct, shall result in eviction or constructive eviction of Tenant, termination of this Lease or the abatement of Rent. Landlord shall have no duty or obligation to provide any Utilities to the Premises, but Landlord shall reasonably
cooperate with Tenant (without any out of pocket cost or expense to Landlord) by executing any forms or certificates to extend any Utilities to the Premises, which forms or certificates shall be reasonably acceptable to Landlord in both form and
substance. Any such Utilities extended to the Premises shall be installed subsurface, shall minimize any intrusive impact on the Project, and in all events shall not diminish the value, marketability, or utility of the Project. 
 (b) An emergency generator is located within the Project and Tenant shall have the exclusive right to use the generator to provide emergency back-up
electrical power to the Premises. Tenant, at its sole cost, shall contract with a reputable and qualified third party to maintain the emergency generator as per the manufacturer’s standard maintenance guidelines. Tenant shall deliver a true and
complete copy of such contract to Landlord. Landlord shall have no obligation to provide Tenant with operational emergency generators or back-up power or to supervise, oversee or confirm that the third party maintaining the emergency generator is
maintaining it as per the manufacturer’s standard guidelines or otherwise. During any period of replacement, repair or maintenance of the emergency generator when the emergency generator is not operational, including any delays thereto due to
the inability to obtain parts or replacement equipment, Landlord shall have no obligation to provide Tenant with an alternative back-up generator or generators or alternative sources of back-up power. Tenant expressly acknowledges and agrees that
Landlord does not guaranty that such emergency generator will be operational at all times or that emergency power will be available to the Premises when needed. Tenant shall be responsible for maintaining, repairing, and replacing the fuel tank
(“Fuel Tank”) that provides fuel to the generator. Tenant, at its cost, shall comply with all applicable Legal Requirements that may now or hereafter be applicable to the area in which the Fuel Tank is located or to the use,
operation, repair, removal, maintenance, and replacement of the Fuel Tank. The applicable Legal Requirements include, but are not limited to, Legal Requirements (a) requiring that Tenant obtain the necessary permits for the installation, use,
operation, repair, removal, maintenance, and replacement of the Fuel Tank, (b) prohibiting oil or petroleum pollution, (c) requiring the person discharging or permitting the discharging of oil or petroleum or participating in the discharge
or spilling of oil or petroleum to report such discharge or spill to the proper Governmental Authorities, (d) requiring the removal of spilled oil or petroleum, and (e) requiring certain inspections, gauging, and recordkeeping. Tenant
shall pay all costs, expenses, claims, fines, penalties, and damages that may in any manner arise out of or be imposed because of the failure of Tenant to comply with this Section. Tenant shall indemnify, defend, and hold harmless Landlord and its
officers, members, directors, employees, managers, employees, agents, and contractors from all claims, injuries, damages, costs, expenses, losses, and liabilities (including, but not limited to, attorneys’ fees) arising from Tenant’s
failure to comply with this Section. Each party shall promptly give notice to the other of any notice of violation received by each party. Tenant, at its sole cost, shall maintain, repair, and keep in good condition the Fuel Tank and all related
piping, venting, and metering devices. 
 12. Alterations and Tenant’s Property. Any alterations, additions, or improvements made
to the Premises by or on behalf of Tenant (“Alterations”) shall be subject to Landlord’s prior written consent, which may be given or withheld in Landlord’s sole discretion if any such Alteration affects the structure or
Building Systems or the Building Infrastructure, but which shall otherwise not be unreasonably withheld or delayed. Tenant may construct Alterations in the Premises that do not affect the structure, the Building Systems, the Building Infrastructure,
or the exterior of the Building without Landlord’s prior approval if the aggregate cost of all such work in any 12 month period does not exceed $150,000 (a “Notice-Only Alteration”), provided Tenant notifies Landlord in writing
of such intended Notice-Only Alteration, and such notice shall be accompanied by plans, specifications, work contracts, and such other information concerning the nature and cost of the Notice-Only Alteration as may be reasonably requested by
Landlord, which notice and accompanying materials shall be delivered to Landlord not less than 10 business days in advance of any proposed construction. If Landlord approves any Alterations, Landlord may, as part of Landlord’s written
approval, impose such reasonable conditions on Tenant in connection with the commencement, performance and completion of such Alterations as Landlord may deem appropriate in Landlord’s reasonable discretion. Any request for approval shall be in

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writing, delivered not less than 10 business days in advance of any proposed construction, and accompanied by plans, specifications, bid proposals, work
contracts, the impact (if any) such alterations may have on the Building Infrastructure, and such other information concerning the nature and cost of the alterations as may be reasonably requested by Landlord, including the identities and mailing
addresses of all persons performing work or supplying materials. Landlord’s right to review plans and specifications and to monitor construction shall be solely for its own benefit, and Landlord shall have no duty to ensure that such plans and
specifications or construction comply with applicable Legal Requirements. Tenant shall cause, at its sole cost and expense, all Alterations to comply with insurance requirements and with Legal Requirements and shall implement at its sole cost and
expense any alteration or modification required by Legal Requirements as a result of any Alterations. Tenant shall pay to Landlord, as Additional Rent within 10 business days after receipt of any invoice an amount equal to 5% of the cost of the
Alterations, which cost individually or in the aggregate over $150,000, to cover Landlord’s overhead and expenses for plan review, coordination, scheduling and supervision (such 5% charge, however, shall not apply to the Tenant Improvements
made pursuant to the Work Letter) . Before Tenant begins any Alteration, Landlord may post on and about the Premises notices of non-responsibility pursuant to applicable Legal Requirements. Tenant shall reimburse Landlord for, and indemnify and hold
Landlord harmless from, any expense incurred by Landlord by reason of faulty work done by Tenant or its contractors, delays caused by such work, or inadequate cleanup. 
 Tenant shall make arrangements reasonably satisfactory to Landlord to assure payment for the completion of all Alterations work free and clear of liens, and shall provide (and cause each contractor or subcontractor to
provide) certificates of insurance for workers’ compensation and other coverage in amounts and from an insurance company satisfactory to Landlord protecting Landlord against liability for personal injury or property damage during construction.
Upon completion of any Alterations, Tenant shall deliver to Landlord: (i) sworn statements setting forth the names of all contractors and subcontractors who did the work and final lien waivers from all such contractors and subcontractors; and
(ii) “as built” plans for any such Alteration. 
 Other than (i) the items, if any, listed on Exhibit F attached
hereto, (ii) any items agreed by Landlord and Tenant in writing to be included on Exhibit F in the future, and (iii) any trade fixtures, machinery, equipment and other personal property not paid for out of the TI Fund (as defined in
the Work Letter) which may be removed without material damage to the Premises, which damage shall be repaired (including capping or terminating utility hook-ups behind walls) by Tenant during the Term (collectively, “Tenant’s
Property”), all property of any kind paid for with the TI Fund, all Alterations, real property fixtures, built-in machinery and equipment, built-in casework and cabinets and other similar additions and improvements built into the Premises
so as to become an integral part of the Premises such as fume hoods that penetrate the roof or plenum area, built-in cold rooms, built-in warm rooms, walk-in cold rooms, walk-in warm rooms, deionized water systems, glass washing equipment,
autoclaves, chillers, built-in plumbing, electrical and mechanical equipment and systems, and any power generator and transfer switch (collectively, “Installations”) shall be and shall remain the property of Landlord during the Term
and following the expiration or earlier termination of the Term, shall not be removed by Tenant at any time during the Term and shall remain upon and be surrendered with the Premises as a part thereof in accordance with Section 28
following the expiration or earlier termination of this Lease; provided, however, that Landlord shall, at the time its approval of such Installation is requested, notify Tenant if it has elected to cause Tenant to remove such
Installation upon the expiration or earlier termination of this Lease, at which time Tenant may withdraw its request to make Alterations. If Landlord so elects, Tenant shall remove such Installation by the expiration or earlier termination of this
Lease and restore any damage caused by or occasioned as a result of such removal, including, when removing any of Tenant’s Property which was plumbed, wired or otherwise connected to any of the Building Systems, capping off all such connections
behind the walls of the Premises and repairing any holes. During any such restoration period, Tenant shall pay Rent to Landlord as provided herein as if said space were otherwise occupied by Tenant. 
 During the Term, Tenant shall have the right to use the personal property owned by Landlord located on or about the Premises and identified in Exhibit
G attached hereto (collectively, “Building Infrastructure”). On or about the Commencement Date, Landlord shall deliver to Tenant a copy of a bill 

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of sale from Neose to Landlord conveying ownership of the Building Infrastructure to Landlord, which bill of sale shall identify Tenant as a third party
beneficiary thereto. Tenant, at its expense, shall maintain the Building Infrastructure in good order, repair, and condition during the Term. At the expiration or earlier termination of the Term, Tenant shall deliver, surrender, and return the
Building Infrastructure to Landlord in the condition in which it existed as of the Commencement Date, ordinary wear and tear excepted. Tenant shall not remove from the Premises or replace the Building Infrastructure at any time during the Term
without the prior written consent of Landlord, which consent may be granted or withheld in Landlord’s sole discretion. 
 As of the
Commencement Date, Landlord shall have delivered and Tenant acknowledges receipt of copies of the following: (a) operation, maintenance, cleaning, changeover, and metrology Standard Operating Procedures for the Building Infrastructure, and
(b) validation protocols and reports, including Installation Qualifications (“IQs”), Operations Qualifications (“OQs”), and process qualifications for cGMP Systems and Building Infrastructure installed on the
Premises. During the Term, Tenant shall (i) maintain during operation the cGMP Systems and Building Infrastructure in a validated state not less than the validated state as delivered to Tenant by Landlord, including maintenance of all Building
Infrastructure validation documentation (collectively, the “Validation Documentation”), revalidation of cGMP Systems and Building Infrastructure on a reasonable schedule, and calibration and maintenance of all cGMP Systems and Building
Infrastructure, (ii) notify Landlord in writing of any extended shutdown (i.e., a shutdown in excess of 90 days) or decommissioning of any cGMP Systems and Building Infrastructure (in the event of such a shutdown, Tenant shall decommission such
cGMP Systems and Building Infrastructure in accordance with the Surrender Plan (as defined below) and maintain Validation Documentation to enable a rapid start-up of the cGMP Systems and Building Infrastructure), (iii) notwithstanding any
contrary provision in this Lease, obtain Landlord’s approval (which approval shall not be unreasonably withheld, delayed, or conditioned) of any renovation to the cGMP Systems and Building Infrastructure, along with additional validation work
to support such renovation (including, but not limited to, IQs and OQs for new or renovated cGMP Systems and Building Infrastructure), and (iv) notify Landlord of any facility-related observations made by a Governmental Authority and
Tenant’s response thereto. Landlord and its agents shall have the right to inspect and copy any Validation Documentation (but with respect to those documents that contain Tenant’s confidential and/or proprietary information and/or are
specific to Tenant’s processes, Tenant shall have the right to redact that information from the Validation Documentation) and, on the expiration or earlier termination of this Lease, Tenant shall deliver the Validation Documentation (but with
respect to those documents that contain Tenant’s confidential and/or proprietary information and/or are specific to Tenant’s processes, Tenant shall have the right to redact that information from the Validation Documentation) to Landlord.
For purposes of this Lease, “cGMP Systems” means all Building Systems supporting the operation of a pharmaceutical manufacturing plant within the Premises. 
 If during the Term Tenant desires that it no longer needs to use any of the Building Infrastructure, Tenant shall so notify Landlord. Landlord shall
thereupon have the right, but not the obligation, to remove such Building Infrastructure from the Premises and sell or otherwise dispose of the same once Tenant has complied with its obligations under this Lease to decommission such Building
Infrastructure in accordance with the Surrender Plan. If Landlord so removes such Building Infrastructure, such Building Infrastructure shall no longer form a part of the Premises. If Landlord does not exercise its right to so remove such Building
Infrastructure, Tenant shall store such Building Infrastructure within the Premises and (i) mothball or decommission such Building Infrastructure in accordance with the Surrender Plan or as otherwise reasonably required by Landlord, and
(ii) develop procedures (subject to Landlord’s review and reasonable approval) to enable a rapid start-up of the cGMP Systems and Building Infrastructure to a normal state of operations. Such procedures shall include the requirement that
Tenant adhere to appropriate maintenance and metrology procedures during any period of mothballing. 
 13. Repairs to Building
Systems. In addition to Tenant’s obligations under Section 14 below, Tenant, at its expense, shall maintain all of the structural, exterior, and parking areas of the Project, including HVAC, plumbing, fire sprinklers, elevators
and all other building systems serving the Premises and other portions of the Project (“Building Systems”), in good repair (excluding reasonable wear and tear, insured casualty, and Taking), and, subject to Sections 17
(Insurance) and 18 

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(Restoration), shall be responsible for any uninsured losses and damages caused by Tenant, or by any of Tenant’s agents, servants, employees, invitees
and contractors (collectively, “Tenant Parties”). Tenant, at its expense, shall repair any losses and damages caused by Tenant or any Tenant Party to the extent not covered by insurance. Landlord reserves the right to stop Building
Systems services when necessary by reason of an accident or emergency that poses imminent harm or injury to property or person (and Landlord shall use commercially reasonable efforts under such exigent circumstances to notify Tenant of
Landlord’s intention to so stop such services), but Landlord shall have no responsibility or liability for failure to supply Building Systems services during any such period of interruption. Tenant waives its rights under any applicable Legal
Requirement to terminate this Lease or to make such repairs at Landlord’s expense and agrees that the parties’ respective rights with respect to such matters shall be solely as set forth herein. Repairs required as the result of fire,
earthquake, flood, vandalism, war, or similar cause of damage or destruction shall be controlled by Section 18. 
 14.
Tenant’s Repairs. In addition to Tenant’s obligations under Section 13 above, Tenant, at its expense, shall repair, replace and maintain in good condition all portions of the Premises (excluding reasonable wear and tear,
insured casualty, and Taking), including, without limitation, the roof, the structural components of the Building (including, but not limited to, footings, exterior walls, foundations, and structural steel columns and girders), entries, doors,
ceilings, interior windows, interior walls, and the interior side of demising walls. Such repair and replacement may include capital expenditures and repairs whose benefit may extend beyond the Term. Should Tenant fail to make any such repair or
replacement or fail to maintain the Premises, Landlord shall give Tenant notice of such failure. If Tenant fails to commence cure of such failure within 10 business days of Landlord’s notice, and thereafter diligently prosecute such cure to
completion, Landlord shall have the right, but not the obligation, to perform such work and shall be reimbursed by Tenant within 10 business days after demand therefor; provided, however, that if such failure by Tenant creates or could
create an emergency, Landlord may immediately commence cure of such failure and shall thereafter be entitled to recover the costs of such cure from Tenant. Subject to Sections 17 and 18, Tenant shall bear the full uninsured cost of any
repair or replacement to any part of the Project that results from damage caused by Tenant or any Tenant Party. 
 15. Mechanic’s
Liens. No work performed by Tenant pursuant to this Lease, whether in the nature of erection, construction, alteration or repair, shall be deemed to be for the immediate use and benefit of Landlord so that no mechanic’s or other lien shall
be allowed against the estate of Landlord by reason of any consent given by Landlord to Tenant to improve the Premises. Tenant shall place such contractual provisions in all contracts and subcontracts for Tenant’s improvements assuring Landlord
that no mechanic’s liens will be asserted against Landlord’s interest in the Premises or the property of which the Premises are a part. For improvements that cost in excess of $150,000, Tenant shall cause its general contractor to execute
and file a waiver of the right to file mechanics’ liens against the Premises, the Building, and the Project and Tenant shall provide Landlord with copies of all filed mechanics’ lien waivers before Landlord will authorize the commencement
of any work in the Premises. Landlord shall have the right to post and keep posted in the Premises notices of non-responsibility, or such other notices as Landlord may deem to be proper for the protection of Landlord’s interest in the Premises.
Tenant shall discharge, by bond or otherwise, any mechanic’s lien filed against the Premises or against the Project for work claimed to have been done for, or materials claimed to have been furnished to, Tenant within 10 business days after the
filing thereof, at Tenant’s sole cost and shall otherwise keep the Premises and the Project free from any liens arising out of work performed, materials furnished or obligations incurred by Tenant. Should Tenant fail to discharge any lien
described herein, Landlord shall have the right, but not the obligation, to pay such claim or post a bond or otherwise provide security to eliminate the lien as a claim against title to the Project and the cost thereof shall be due from Tenant as
Additional Rent. If Tenant shall lease or finance the acquisition of office equipment, furnishings, or other personal property of a removable nature utilized by Tenant in the operation of Tenant’s business, Tenant warrants that any Uniform
Commercial Code Financing Statement filed as a matter of public record by any lessor or creditor of Tenant will upon its face or by exhibit thereto indicate that such Financing Statement is applicable only to removable personal property of Tenant
located within the Premises. In no event shall the address of the Project be furnished on the statement without qualifying language as to applicability of the lien only to removable personal property, located in an identified suite held by Tenant.

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 16. Indemnification. Tenant hereby indemnifies and agrees to defend, save and hold Landlord
harmless from and against any and all Claims for injury or death to persons or damage to property occurring within or about the Premises, arising directly or indirectly out of use or occupancy of the Premises (including, but not limited to, the
Building Infrastructure) or a breach or default by Tenant in the performance of any of its obligations hereunder, unless caused solely by the willful misconduct or gross negligence of Landlord. Landlord shall not be liable to Tenant for, and Tenant
assumes all risk of damage to, personal property (including, without limitation, loss of records kept within the Premises). Tenant further waives any and all Claims for injury to Tenant’s business or loss of income relating to any such damage
or destruction of personal property (including, without limitation, any loss of records). Landlord shall not be liable for any damages arising from any act, omission or neglect of any tenant in the Project or of any other third party. 
 17. Insurance. Landlord shall maintain all risk property and, if applicable, sprinkler damage insurance covering the full replacement cost of the
Project (including, but not limited to, the Building Infrastructure). Landlord shall further procure and maintain commercial general liability insurance with a single loss limit of not less than $2,000,000 for bodily injury and property damage with
respect to the Project. Landlord may, but is not obligated to, maintain such other insurance and additional coverages as it may deem necessary, including, but not limited to, flood, environmental hazard and earthquake, loss or failure of building
equipment, errors and omissions, rental loss during the period of repair or rebuilding, workers’ compensation insurance and fidelity bonds for employees employed to perform services and insurance for any improvements installed by Tenant or
which are in addition to the standard improvements customarily furnished by Landlord without regard to whether or not such are made a part of the Project. All such insurance shall be included as part of the Operating Expenses. The Project may be
included in a blanket policy (in which case the cost of such insurance allocable to the Project will be determined by Landlord based upon the insurer’s cost calculations). Tenant shall also reimburse Landlord for any increased premiums or
additional insurance which Landlord reasonably deems necessary as a result of Tenant’s use of the Premises. 
 Tenant, at its sole cost
and expense, shall maintain during the Term: all risk property insurance with business interruption and extra expense coverage, covering the full replacement cost of all property and improvements installed or placed in the Premises by Tenant at
Tenant’s expense; workers’ compensation insurance with no less than the minimum limits required by law; employer’s liability insurance with such limits as required by law; and commercial general liability insurance, with a minimum
limit of not less than $5,000,000 per occurrence for bodily injury and property damage with respect to the Premises. The commercial general liability insurance policy shall name Landlord and Alexandria Real Estate Equities, Inc., and its and their
respective members, officers, directors, employees, managers, agents, invitees and contractors (collectively, “Landlord Parties”), as additional insureds. The commercial general liability insurance policy shall insure on an
occurrence and not a claims-made basis; shall be issued by an insurance company which has a rating of not less than policyholder rating of A and financial category rating of at least Class X in “Best’s Insurance Guide”; shall not be
cancelable for nonpayment of premium unless 30 days prior written notice shall have been given to Landlord from the insurer; contain a hostile fire endorsement and a contractual liability endorsement; and provide primary coverage to Landlord (any
policy issued to Landlord providing duplicate or similar coverage shall be deemed excess over Tenant’s policies). Copies of such policies (if requested by Landlord), or certificates of insurance showing the limits of coverage required hereunder
and showing Landlord as an additional insured, along with reasonable evidence of the payment of premiums for the applicable period, shall be delivered to Landlord by Tenant upon commencement of the Term and upon each renewal of said insurance.
Tenant’s policy may be a “blanket policy” with an aggregate per location endorsement which specifically provides that the amount of insurance shall not be prejudiced by other losses covered by the policy. Tenant shall, at least 5
business days prior to the expiration of such policies, furnish Landlord with renewal certificates. 
 In each instance where insurance is to
name Landlord as an additional insured, Tenant shall upon written request of Landlord also designate and furnish certificates so evidencing Landlord as additional insured to: (i) any lender of Landlord holding a security interest in the Project
or any portion thereof, and (ii) any management company retained by Landlord to manage the Project. 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 14 
  

 The property insurance obtained by Landlord and Tenant shall include a waiver of subrogation by the
insurers and all rights based upon an assignment from its insured, against Landlord or Tenant, and their respective officers, directors, employees, managers, agents, invitees and contractors (“Related Parties”), in connection with
any loss or damage thereby insured against. Neither party nor its respective Related Parties shall be liable to the other for loss or damage caused by any risk insured against under property insurance required to be maintained hereunder, and each
party waives any claims against the other party, and its respective Related Parties, for such loss or damage. The failure of a party to insure its property shall not void this waiver. Landlord and its respective Related Parties shall not be liable
for, and Tenant hereby waives all claims against such parties for, business interruption and losses occasioned thereby sustained by Tenant or any person claiming through Tenant resulting from any accident or occurrence in or upon the Premises or the
Project from any cause whatsoever. If the foregoing waivers shall contravene any law with respect to exculpatory agreements, the liability of Landlord or Tenant shall be deemed not released but shall be secondary to the other’s insurer.

 Landlord may require insurance policy limits to be raised to conform with requirements of Landlord’s lender, if any. 
 18. Restoration. If, at any time during the Term, the Project or the Premises are totally destroyed or substantially damaged by a fire or other
casualty, Tenant shall promptly notify Landlord of such fire or casualty. Within 60 days after the date of such destruction or damage, Landlord shall notify Tenant as to the amount of time Landlord reasonably estimates it will take to restore the
Project or the Premises, as applicable (the “Restoration Period”). If the Restoration Period is estimated to exceed 12 months (the “Maximum Restoration Period”), either party may, by notice to the other party within
10 days after the date of such notification by Landlord, elect to terminate this Lease as of the date that is 60 days after the date of such destruction or damage. Unless either party so elects to terminate this Lease, Landlord shall, subject to
receipt of sufficient insurance proceeds (with any deductible to be treated as a current Operating Expense), promptly restore the Premises (excluding the improvements installed by Tenant or by Landlord and paid for by Tenant), subject to delays
arising from the collection of insurance proceeds, from Force Majeure events or as needed to obtain any license, clearance or other authorization of any kind required to enter into and restore the Premises issued by any Governmental Authority having
jurisdiction over the use, storage, handling, treatment, generation, release, disposal, removal or remediation of Hazardous Materials (as defined in Section 30) in, on or about the Premises (collectively referred to herein as
“Hazardous Materials Clearances”); provided, however, that if repair or restoration of the Premises is not substantially complete as of the end of the Maximum Restoration Period or, if longer, the Restoration Period,
Tenant may terminate this Lease by notice to Landlord given any time after the expiration of the Maximum Restoration Period (but before the substantial completion of the repair or restoration of the Premises), in which event Landlord shall be
relieved of its obligation to make such repairs or restoration and this Lease shall terminate as of the date that is 75 days after the later of: (i) discovery of such damage or destruction, or (ii) the date all required Hazardous Materials
Clearances are obtained, but Landlord shall retain any Rent paid and the right to any Rent payable by Tenant prior to such election by Landlord or Tenant. 
 If (a) the Premises shall be damaged by fire or other casualty thereby causing the Premises to be inaccessible or (b) the Premises shall be partially damaged by fire or other casualty, then Rent shall be
abated in the proportion that the untenantable area of the Premises bears to the total area of the Premises, for the period from the date of such damage or destruction or receipt of the Hazardous Materials Clearances, if later, to the date the
damage or destruction shall be substantially repaired or restored; provided, however, that if Tenant reoccupies a portion of the Premises during the period the restoration work is taking place and before the date that the Premises are
substantially repaired or restored, Rent allocable to such reoccupied portion, based upon the proportion that the area of the reoccupied portion of the Premises bears to the total area of the Premises, shall be payable by Tenant from and after the
date of such occupancy. 
 Tenant, at its expense and once Landlord has substantially completed its restoration work, shall promptly perform,
subject to delays arising from the collection of insurance proceeds, from Force Majeure (as defined in Section 34) events or to obtain Hazardous Material Clearances, all repairs or restoration 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 15 
  

 
not required to be done by Landlord and shall promptly re-enter the Premises and commence doing business in accordance with this Lease. Notwithstanding the
foregoing, Landlord or Tenant may terminate this Lease if the Premises are damaged during the last 1 year of the Term and Landlord reasonably estimates that it will take more than 2 months to repair such damage, or if insurance proceeds are not
available for such restoration. Rent shall be abated from the date all required Hazardous Material Clearances are obtained until the Premises are repaired and restored, in the proportion which the area of the Premises, if any, which is not usable by
Tenant bears to the total area of the Premises, unless Landlord provides Tenant with other space during the period of repair that is suitable for the temporary conduct of Tenant’s business. Such abatement shall be the sole remedy of Tenant, and
except as provided in this Section 18, Tenant waives any right to terminate the Lease by reason of damage or casualty loss. 
 The provisions of this Lease, including this Section 18, constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, or any other portion
of the Project, and any statute or regulation which is now or may hereafter be in effect shall have no application to this Lease or any damage or destruction to all or any part of the Premises or any other portion of the Project, the parties hereto
expressly agreeing that this Section 18 sets forth their entire understanding and agreement with respect to such matters. 
 19.
Condemnation. If the whole or any material part of the Premises or the Project is taken for any public or quasi-public use under governmental law, ordinance, or regulation, or by right of eminent domain, or by private purchase in lieu thereof
(a “Taking” or “Taken”), and the Taking would in Landlord’s reasonable judgment either prevent or materially interfere with the Permitted Use, then upon written notice by Landlord or Tenant to the other this
Lease shall terminate and Rent shall be apportioned as of said date. If Tenant disagrees with Landlord’s judgment, such disagreement shall be resolved pursuant to the provisions of Section 19(a) and (b) below. If part of
the Premises shall be Taken, and this Lease is not terminated as provided above, Landlord shall promptly restore the Premises and the Project as nearly as is commercially reasonable under the circumstances to their condition prior to such partial
Taking and the rentable square footage of the Building, the rentable square footage of the Premises, Tenant’s Share of Operating Expenses and the Rent payable hereunder during the unexpired Term shall be reduced to such extent as may be
equitable, fair, and reasonable under the circumstances. Upon any such Taking, Landlord shall be entitled to receive the entire price or award from any such Taking without any payment to Tenant, and Tenant hereby assigns to Landlord Tenant’s
interest, if any, in such award. Tenant shall have the right, to the extent that same shall not diminish Landlord’s award, to make a separate claim against the condemning authority (but not Landlord) for such compensation as may be separately
awarded or recoverable by Tenant for moving expenses and damage to Tenant’s trade fixtures, if a separate award for such items is made to Tenant. Tenant hereby waives any and all rights it might otherwise have pursuant to any provision of state
law to terminate this Lease upon a partial Taking of the Premises or the Project. 
 If the condemning authority should Take only the right
to possession for a fixed period of time or for the duration of an emergency or other temporary condition, then, notwithstanding anything provided in the preceding paragraph, this Lease shall continue in full force and effect without any abatement
of Rent (except as hereinafter described), but the amounts payable by the condemning authority with respect to any period of time before the expiration or earlier termination of this Lease shall be paid by the condemning authority to Landlord and
the condemning authority shall be considered a subtenant of Tenant. If the amounts payable hereunder by the condemning authority are paid in monthly installments, Landlord shall apply the amount of such installments, or as much thereof as may be
necessary for the purpose, toward the Rent for that period, and Tenant shall pay to Landlord any deficiency between the monthly amount thus paid by the condemning authority and the Rent, while Landlord shall retain any excess of the amount of the
award over the Rent. Notwithstanding anything to the contrary contained herein, if the condemning authority’s possession pursuant to this Section 19 prevents Tenant from using the Premises for the Permitted Use, then Tenant’s
Base Rent and Additional Rent shall be abated during such temporary taking. 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 16 
  

 (a) If Tenant reasonably and in good faith disagrees with Landlord’s judgment that the Taking
either prevents or materially interferes with the Permitted Use as set forth in this Section 19, Tenant shall notify Landlord in writing within 10 days after the date of Landlord’s judgment with a reasonably detailed basis for
Tenant’s position. Landlord and Tenant shall then meet within 7 days thereafter and make a good faith attempt to mutually appoint a single Arbitrator (and defined below) to determine whether the Taking either prevents or materially interferes
with the Permitted Use. If Landlord and Tenant are unable to agree upon a single Arbitrator, then each shall, by written notice delivered to the other within 10 days after the meeting, select an Arbitrator. If either party fails to timely give
notice of its selection for an Arbitrator, the other party’s position shall govern the issue of whether the Taking either prevents or materially interferes with the Permitted Use. The 2 Arbitrators so appointed shall, within 5 business days
after their appointment, appoint a third Arbitrator. If the 2 Arbitrators so selected cannot agree on the selection of the third Arbitrator within the time above specified, then either party, on behalf of both parties, may request such appointment
of such third Arbitrator by application to any state court of general jurisdiction in Pennsylvania, upon 10 days prior written notice to the other party of such intent. 
 (b) The decision of the Arbitrator(s) shall be made within 30 days after the appointment of a single Arbitrator or the third Arbitrator, as applicable. The decision of the single Arbitrator shall be final and binding
upon the parties. The decision of a majority of the Arbitrators in a 3 Arbitrator panel shall be final and binding on the parties. Each party shall pay the fees and expenses of the Arbitrator appointed by or on behalf of such party and the fees and
expenses of the third Arbitrator shall be borne equally by both parties. For purposes of this Section, an “Arbitrator” means any person appointed by or on behalf of either party or appointed pursuant to the provisions hereof and:
(i) shall be (A) a member of the American Institute of Real Estate Appraisers with not less than 10 years of experience in the appraisal of improved office and high tech industrial real estate in the greater Philadelphia, Pennsylvania
metropolitan area, or (B) a licensed commercial real estate broker with not less than 15 years experience representing landlords and/or tenants in the leasing of high tech or life sciences space in the greater Philadelphia, Pennsylvania
metropolitan area, (ii) devoting substantially all of their time to professional appraisal or brokerage work, as applicable, at the time of appointment and (iii) be in all respects impartial and disinterested. 
 20. Events of Default. Each of the following events shall be a default (“Default”) by Tenant under this Lease: 
 (a) Payment Defaults. Tenant shall fail to pay any installment of Rent or any other payment hereunder when due; provided, however,
that Landlord will give Tenant notice and an opportunity to cure any failure to pay Rent within 5 business days of any such notice not more than once in any 12 month period and Tenant agrees that such notice shall be in lieu of and not in addition
to, or shall be deemed to be, any notice required by any applicable Legal Requirement. 
 (b) Insurance. Any insurance required to be
maintained by Tenant pursuant to this Lease shall be canceled or terminated or shall expire or shall be reduced or materially changed, or Landlord shall receive a notice of nonrenewal of any such insurance and Tenant shall fail to obtain replacement
insurance at least 20 days before the expiration of the current coverage. 
 (c) Abandonment. Tenant shall abandon the Premises.

 (d) Insolvency Events. Tenant shall: (A) make a general assignment for the benefit of creditors; (B) commence any case,
proceeding or other action seeking to have an order for relief entered on its behalf as a debtor or to adjudicate it a bankrupt or insolvent, or seeking reorganization, arrangement, adjustment, liquidation, dissolution or composition of it or its
debts or seeking appointment of a receiver, trustee, custodian or other similar official for it or for all or of any substantial part of its property (collectively a “Proceeding for Relief”); (C) become the subject of any
Proceeding for Relief which is not dismissed within 90 days of its filing or entry; or (D) be dissolved or otherwise fail to maintain its legal existence (if Tenant, guarantor or surety is a corporation, partnership or other entity).

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 17 
  

 (e) Other Defaults. Tenant shall fail to comply with any provision of this Lease other than
those specifically referred to in this Section 20, and, except as otherwise expressly provided herein, such failure shall continue for a period of 20 days after written notice thereof from Landlord to Tenant. 
 Any notice given under Section 20(e) hereof shall: (i) specify the alleged default, (ii) demand that Tenant cure such default,
(iii) be in lieu of, and not in addition to, or shall be deemed to be, any notice required under any provision of applicable law, and (iv) not be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise in such
notice; provided that if the nature of Tenant’s default pursuant to Section 20(e) is such that it cannot be cured by the payment of money and reasonably requires more than 20 days to cure, then Tenant shall not be deemed to
be in default if Tenant commences such cure within said 20 day period and thereafter diligently prosecutes the same to completion; provided, however, that such cure shall be completed no later than 45 days from the date of
Landlord’s notice. 
 21. Landlord’s Remedies. 
 (a) General. Upon a Default by Tenant hereunder, Landlord may, without waiving or releasing any obligation of Tenant hereunder, make such payment
or perform such act. All sums so paid or incurred by Landlord, together with interest thereon, from the date such sums were paid or incurred, at the annual rate equal to 12% per annum or the highest rate permitted by law (the “Default
Rate”), whichever is less, shall be payable to Landlord on demand as additional Rent. Nothing herein shall be construed to create or impose a duty on Landlord to mitigate any damages resulting from Tenant’s Default hereunder.

 (b) Late Payment Rent. Late payment by Tenant to Landlord of Rent and other sums due will cause Landlord to incur costs not
contemplated by this Lease, the exact amount of which will be extremely difficult and impracticable to ascertain. Such costs include, but are not limited to, processing and accounting charges and late charges that may be imposed on Landlord under
any Mortgage covering the Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within 5 business days after the date such payment is due, Tenant shall pay to Landlord an additional sum of 6% of the overdue Rent
as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs Landlord will incur by reason of late payment by Tenant. In addition to the late charge, Rent not paid when due shall bear interest at
the Default Rate from the 5th business day after the date due until paid. 
 (c) Acceleration of Rent. At any time following a Default, Landlord may declare the entire amount of Rent calculated on the current rate being
paid by Tenant, and other sums that in Landlord’s reasonable determination would become due and payable during the remainder of the Term, discounted to present value by using a reasonable discount rate selected by Landlord, to be due and
payable immediately. Upon such acceleration of such amounts, Tenant agrees to pay the same at once, together with all Rent and other amounts theretofore due, at Landlord’s address as provided herein; provided, however, that such
payment shall not constitute a penalty or forfeiture but shall constitute liquidated damages for Tenant’s failure to comply with the terms and provisions of this Lease (Landlord and Tenant agreeing that Landlord’s actual damages in such an
event are impossible to ascertain and that the amount set forth above is a reasonable estimate thereof). Upon making such payment, Tenant shall receive from Landlord all rents received by Landlord from other tenants renting the Premises during the
Term, provided that the monies to which Tenant shall so become entitled shall in no event exceed the entire amount actually paid by Tenant to Landlord pursuant to the preceding sentence, less all of Landlord’s costs and expenses (including,
without limitation, documented brokerage and attorneys’ fees and expenses) incurred in connection with or in any way related to termination of this Lease, eviction of Tenant and the reletting of the Premises. The acceptance of such payment by
Landlord shall not constitute a waiver of rights or remedies to Landlord for any failure of Tenant thereafter occurring to comply with any term, provision, condition, or covenant of this Lease. 
 (d) Re-Entry. Landlord shall have the right, immediately or at any time thereafter, without further notice to Tenant (unless otherwise provided
herein), to enter the Premises, without terminating this Lease or being guilty of trespass, and do any and all acts as Landlord may deem necessary, proper or 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 18 
  

 
convenient to cure such default, for the account and at the expense of Tenant, any notice to quit or notice of Landlord’s intention to re-enter being
hereby expressly waived, and Tenant agrees to pay to Landlord as Additional Rent all damage and/or expense incurred by Landlord in so doing, including interest at the Default Rate, from the due date until the date payment is received by Landlord. No
reentry or taking possession of the Premises by Landlord shall be construed as an election on its part to terminate this Lease unless a written notice of such intention be given to Tenant or unless the termination thereof be decreed by a court of
competent jurisdiction. Notwithstanding that Landlord may have reentered and/or relet the Premises without termination, Landlord may at any time thereafter elect to terminate this Lease for any previous breach. 
 (e) Termination. Landlord shall have the right to terminate this Lease and Tenant’s right to possession of the Premises and, in accordance
with applicable Legal Requirements, take possession of the Premises and remove Tenant, any occupant and any property therefrom, without being guilty of trespass and without relinquishing any rights of Landlord against Tenant, any notice to quit, or
notice of Landlord’s intention to re-enter being hereby expressly waived. Landlord shall be entitled to recover damages from Tenant for all amounts covenanted to be paid during the remainder of the Term (except for the period of any holdover by
Tenant, in which case the amounts stated in Section 8 herein shall apply), together with (i) all expenses of any proceedings (including, but not limited to, documented attorneys’ fees) which may be necessary in order for
Landlord to recover possession of the Premises, (ii) the expenses of the re-renting of the Premises (including, but not limited to, any commissions paid to any real estate agent, advertising expense and the costs of such alterations, repairs,
replacements or modifications that Landlord, in its sole judgment, considers advisable and necessary for the purpose of re-renting), and (iii) interest computed at the Default Rate from the due date until paid; provided, however,
that there shall be credited against the amount of such damages all amounts received by Landlord from such re-renting of the Premises, with any overage being refunded to Tenant. Landlord shall in no event be liable in any way whatsoever for failure
to re-rent the Premises or, if the Premises are re-rented, for failure to collect the rent thereof under such re-renting and Tenant expressly waives any duty of Landlord to mitigate damages. No act or thing done by Landlord shall be deemed to be an
acceptance of a surrender of the Premises, unless Landlord shall execute a written agreement of surrender with Tenant. Tenant’s liability hereunder shall not be terminated by the execution of a new lease of the Premises by Landlord, unless that
new lease expressly so states. Tenant agrees to pay to Landlord, upon demand, the amount of damages herein provided after the amount of such damages for any month shall have been ascertained; provided, however, that any expenses
incurred by Landlord shall be deemed to be a part of the damages for the month in which they were incurred. Separate actions may be maintained each month or at other times by Landlord against Tenant to recover the damages then due, without waiting
until the end of the term of this Lease to determine the aggregate amount of such damages. Tenant hereby expressly waives any and all rights of redemption granted by or under any present or future laws in the event of Tenant being evicted or being
dispossessed for any cause, or in the event of Landlord obtaining possession of the Premises by reason of the violation by Tenant of any of the covenants and conditions of this Lease. 
 (f) Lien for Rent. Upon any uncured default by Tenant in the payment of Rent or other amounts owed hereunder, Landlord shall have a lien upon the
property of Tenant in the Premises for the amount of such unpaid amounts, and Tenant hereby specifically waives any and all exemptions allowed by law. In such event, Tenant shall not remove any of Tenant’s property from the Premises except with
the prior written consent of Landlord, and Landlord shall have the right and privilege, at its option, to take possession of all Tenant’s property in the Premises, to store the same on the Premises, or to remove it and store it in such place as
may be selected by Landlord, at Tenant’s risk and expense. If Tenant fails to redeem the personal property so seized, by payment of whatever sum may be due Landlord hereunder (including all storage costs), Landlord shall have the right, after
twenty (20) days written notice to Tenant of its intention to do so, to sell such personal property so seized at public or private sale and upon such terms and conditions as may appear advantageous to Landlord, and after the payment of all
proper charges incident to such sale, apply the proceeds thereof to the payment of any balance due to Landlord on account of rent or other obligations of Tenant pursuant to this Lease. If there shall then remain in the hands of Landlord any balance
realized from the sale of said personal property, the same shall be paid over to Tenant. The exercise of the foregoing remedy by Landlord shall not relieve or discharge Tenant 

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from any deficiency owed to Landlord which Landlord has the right to enforce pursuant to any of the provisions of this Lease. Tenant shall also be liable for
all expenses incident to the foregoing process, including any auctioneer or attorney’s fees or documented commissions. At Tenant’s request, Landlord shall subordinate its lien rights as set forth in this paragraph to the lien, operation,
and effect of any bona fide third party equipment financing pursuant to a subordination agreement in form and substance reasonably acceptable to Landlord. Such subordination shall be limited to specific items of equipment and shall not be in the
form of a blanket lien subordination. 
 (g) Waiver of Notice to Quit. Tenant further waives the right to any notices to quit as may
be specified in the Landlord and Tenant Act of Pennsylvania, Act of April 6, 1951, as amended, or any similar or successor provision of law, and agrees that five (5) days notice shall be sufficient in any case where a longer period may be
statutorily specified. 
 (h) Judgment by Confession. In addition to, and not in lieu of any of the foregoing rights granted to
Landlord: 
 THE FOLLOWING PARAGRAPHS SET FORTH WARRANTS OF AUTHORITY FOR A PROTHONOTARY, CLERK OF COURT, OR ATTORNEY TO CONFESS JUDGMENT AGAINST TENANT.

 (i) CONFESSION OF JUDGMENT - POSSESSION. TENANT COVENANTS AND AGREES THAT IF THERE IS A DEFAULT OR THIS LEASE
IS TERMINATED OR THE TERM OR ANY EXTENSIONS OR RENEWALS THEREOF IS TERMINATED OR EXPIRES, THEN, AND IN ADDITION TO THE RIGHTS AND REMEDIES SET FORTH IN THE IMMEDIATELY PRECEDING SUBSECTION, LANDLORD MAY, WITHOUT LIMITATION, CAUSE JUDGMENTS IN
EJECTMENT FOR POSSESSION OF THE PREMISES TO BE ENTERED AGAINST TENANT AND, FOR THOSE PURPOSES, TENANT HEREBY GRANTS THE FOLLOWING WARRANT OF ATTORNEY: (I) TENANT HEREBY IRREVOCABLY AUTHORIZES AND EMPOWERS ANY PROTHONOTARY, CLERK OF COURT,
ATTORNEY OF ANY COURT OF RECORD AND/OR LANDLORD (AS WELL AS SOMEONE ACTING FOR LANDLORD) IN ANY AND ALL ACTIONS COMMENCED FOR RECOVERY OF POSSESSION OF THE PREMISES TO APPEAR FOR TENANT AND CONFESS OR OTHERWISE ENTER JUDGMENT IN EJECTMENT FOR
POSSESSION OF THE PREMISES AGAINST TENANT AND ALL PERSONS CLAIMING DIRECTLY OR INDIRECTLY BY, THROUGH, OR UNDER TENANT, AND THEREUPON A WRIT OF POSSESSION MAY FORTHWITH ISSUE AND BE SERVED, WITHOUT ANY PRIOR NOTICE, WRIT, OR PROCEEDING WHATSOEVER;
(II) IF, FOR ANY REASON AFTER THE FOREGOING ACTION OR ACTIONS SHALL HAVE BEEN COMMENCED, IT SHALL BE DETERMINED THAT POSSESSION OF THE PREMISES SHOULD REMAIN IN OR BE RESTORED TO TENANT, LANDLORD SHALL HAVE THE RIGHT TO COMMENCE ONE OR MORE FURTHER
ACTIONS AS HEREINBEFORE SET FORTH TO RECOVER POSSESSION OF THE PREMISES INCLUDING, WITHOUT LIMITATION, APPEARING FOR TENANT AND CONFESSING OR OTHERWISE ENTERING JUDGMENT FOR POSSESSION OF THE PREMISES AS HEREINBEFORE SET FORTH. 
 THE UNDERSIGNED TENANT ACKNOWLEDGES THAT IT FULLY UNDERSTANDS THE CONFESSIONS OF JUDGMENT CONTAINED IN THE PRECEDING PARAGRAPH HEREOF AND THAT THE
LANDLORD TENANT RELATIONSHIP CREATED HEREBY IS COMMERCIAL IN NATURE AND THAT THE UNDERSIGNED WAIVES ANY RIGHT TO A HEARING THAT WOULD OTHERWISE BE A CONDITION TO LANDLORD’S OBTAINING THE JUDGMENTS AUTHORIZED BY THE PREVIOUS PARAGRAPH.

  

									
	SIGNATURE:	 	  	 		 	DATE:	 	  

 TENANT HEREBY ACKNOWLEDGES THAT BY AGREEING TO THE FOREGOING CONFESSION OF JUDGMENT AND WARRANT OF ATTORNEY,
TENANT WAIVES THE RIGHT TO NOTICE AND A PRIOR JUDICIAL PROCEEDING TO DETERMINE ITS RIGHTS AND LIABILITIES, AND FURTHER ACKNOWLEDGES THAT LANDLORD MAY, ON DEFAULT BY TENANT UNDER THIS LEASE, SUBJECT TO SUCH NOTICE REQUIREMENTS, IF ANY, AS ARE HEREIN
EXPRESSLY PROVIDED, OBTAIN A JUDGMENT AGAINST TENANT FOR POSSESSION OF THE PREMISES WITHOUT ANY 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 20 
  

 
OPPORTUNITY OF TENANT TO RAISE ANY DEFENSE, SETOFF, COUNTERCLAIM OR OTHER CLAIM THAT TENANT MAY HAVE, AND THAT TENANT KNOWINGLY, VOLUNTARILY AND
INTELLIGENTLY GRANTS LANDLORD THE FOREGOING RIGHT TO CONFESS JUDGMENT AND WARRANT OF ATTORNEY AS AN EXPLICIT AND MATERIAL PART OF THE CONSIDERATION BARGAINED FOR BETWEEN TENANT AND LANDLORD. IN GRANTING THESE WARRANTS OF ATTORNEY TO CONFESS JUDGMENT
AGAINST TENANT, TENANT HEREBY KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY, UNCONDITIONALLY WAIVES ANY AND ALL RIGHTS TENANT HAS OR MAY HAVE FOR HEARING UNDER THE RESPECTIVE CONSTITUTIONS AND LAWS OF THE UNITED STATES AND THE COMMONWEALTH OF
PENNSYLVANIA. TENANT CERTIFIES THAT IT HAS BEEN REPRESENTED BY (OR HAS HAD THE OPPORTUNITY TO BE REPRESENTED) AT THE SIGNING OF THIS LEASE AND IN THE GRANTING OF THIS CONFESSION OF JUDGMENT AND WARRANT OF ATTORNEY BY INDEPENDENT LEGAL COUNSEL,
SELECTED OF ITS OWN FREE WILL, AND THAT IT HAS HAD THE OPPORTUNITY TO DISCUSS THE CONFESSION OF JUDGMENT AND WARRANT OF ATTORNEY WITH COUNSEL. TENANT FURTHER CERTIFIES THAT IT HAS READ AND UNDERSTANDS THE MEANING AND EFFECT OF THE FOREGOING
CONFESSION OF JUDGMENT AND WARRANT OF ATTORNEY. 
  

									
	SIGNATURE	 	  	 		 	DATE:	 	  

 (ii) IN ANY ACTION TO CONFESS JUDGMENT IN EJECTMENT, LANDLORD SHALL FIRST CAUSE
TO BE FILED IN SUCH ACTION AN AFFIDAVIT MADE BY IT OR SOMEONE ACTING FOR IT SETTING CONCLUSIVE EVIDENCE, AND IF A TRUE COPY OF THIS LEASE (AND OF THE TRUTH OF THE COPY SUCH AFFIDAVIT SHALL BE SUFFICIENT EVIDENCE) BE FILED IN SUCH ACTION, IT SHALL
NOT BE NECESSARY TO FILE THE ORIGINAL AS A WARRANT OF ATTORNEY, ANY RULE OF COURT, CUSTOM, OR PRACTICE TO THE CONTRARY NOTWITHSTANDING. TENANT HEREBY WAIVES AND RELEASES TO LANDLORD, AND TO ANY AND ALL ATTORNEYS WHO MAY APPEAR FOR LANDLORD, ALL
PROCEDURAL ERRORS IN ANY PROCEEDINGS TAKEN BY LANDLORD, WHETHER BY VIRTUE OF THE WARRANTS OF ATTORNEY CONTAINED IN THIS LEASE OR NOT, STAY OF EXECUTION AND EXTENSION OF TIME OF PAYMENT, ALL LAWS EXEMPTING REAL OR PERSONAL PROPERTY FROM EXECUTION AND
ALL LIABILITY THEREFOR, AND NO BENEFIT OF EXEMPTION WILL BE CLAIMED UNDER AND BY VIRTUE OF ANY EXEMPTION LAW NOW IN FORCE OR WHICH MAY HEREAFTER BE PASSED. 
 (i) No Waiver by Landlord. No delay or forbearance by Landlord in exercising any right or remedy hereunder, or Landlord’s undertaking or performing any act or matter that is not expressly required to be
undertaken by Landlord shall be construed, respectively, to be a waiver of Landlord’s rights or to represent any agreement by Landlord to undertake or perform such act or matter thereafter. Waiver by Landlord of any breach by Tenant of any
covenant or condition herein contained (which waiver shall be effective only if so expressed in writing by Landlord) or failure by Landlord to exercise any right or remedy in respect of any such breach shall not constitute a waiver or relinquishment
for the future of Landlord’s right to have any such covenant or condition duly performed or observed by Tenant, or of Landlord’s rights arising because of any subsequent breach. Landlord’s receipt and acceptance of any payment from
Tenant that is tendered not in conformity with the provisions of this Lease or following a Default (regardless of any endorsement or notation on any check or any statement in any letter accompanying any payment) shall not operate as an accord and
satisfaction or a waiver of the right of Landlord to recover any payments then owing by Tenant which are not paid in full, or act as a bar to the termination of this Lease and the recovery of the Premises because of Tenant’s previous default.

 (j) Other Remedies. In addition to the foregoing, Landlord, at its option, without further notice or demand to Tenant, shall have
all other rights and remedies provided at law or in equity. 
 22. Assignment and Subletting. 
 (a) General Prohibition. Without Landlord’s prior written consent subject to and on the conditions described in this Section 22,
Tenant shall not, directly or indirectly, voluntarily or by operation of law, assign this Lease or sublease the Premises or any part thereof or mortgage, pledge, or 

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hypothecate its leasehold interest or grant any concession or license within the Premises, and any attempt to do any of the foregoing shall be void and of no
effect. If Tenant is a corporation, partnership or limited liability company, the shares or other ownership interests thereof which are not actively traded upon a stock exchange or in the over-the-counter market, a transfer or series of transfers
whereby 25% or more of the issued and outstanding shares or other ownership interests of such corporation are, or voting control is, transferred (but excepting transfers upon deaths of individual owners) from a person or persons or entity or
entities which were owners thereof at time of execution of this Lease to persons or entities who were not owners of shares or other ownership interests of the corporation, partnership or limited liability company at time of execution of this Lease,
shall be deemed an assignment of this Lease requiring the consent of Landlord as provided in this Section 22. Notwithstanding the foregoing, any public offering of shares or other ownership interest in Tenant shall not be deemed an
assignment. 
 (b) Permitted Transfers. If Tenant desires to assign, hypothecate or otherwise transfer this Lease or sublet the
Premises other than pursuant to a Permitted Assignment (as defined below, then at least 10 business days, but not more than 90 business days, before the date Tenant desires the assignment or sublease to be effective (the “Assignment
Date”), Tenant shall give Landlord a notice (the “Assignment Notice”) containing such information about the proposed assignee or sublessee, including the proposed use of the Premises and any Hazardous Materials proposed to
be used, stored, handled, treated, generated in or released or disposed of from the Premises, the Assignment Date, any relationship between Tenant and the proposed assignee or sublessee, and all material terms and conditions of the proposed
assignment or sublease, including a copy of any proposed assignment or sublease in its final form, and such other information as Landlord may deem reasonably necessary or appropriate to its consideration whether to grant its consent. Landlord may,
by giving written notice to Tenant within 15 business days after receipt of the Assignment Notice: (i) grant such consent, (ii) refuse such consent, in its reasonable discretion, without unreasonable conditions or delays (provided that
Landlord shall further have the right to review and approve or disapprove the proposed form of sublease prior to the effective date of any such subletting), or (iii) terminate this Lease as of the Assignment Date if the space described in the
Assignment Notice is all or substantially all of the Project (an “Assignment Termination”). If Landlord delivers notice of its election to exercise an Assignment Termination, Tenant shall have the right to withdraw such Assignment
Notice by written notice to Landlord of such election within 10 business days after Landlord’s notice electing to exercise the Assignment Termination. If Tenant withdraws such Assignment Notice, this Lease shall continue in full force and
effect. If Tenant does not withdraw such Assignment Notice, this Lease, and the term and estate herein granted, shall terminate as of the Assignment Date with respect to the space described in such Assignment Notice. No failure of Landlord to
exercise any such option to terminate this Lease, or to deliver a timely notice in response to the Assignment Notice, shall be deemed to be Landlord’s consent to the proposed assignment, sublease or other transfer. Tenant shall reimburse
Landlord for all of Landlord’s reasonable and documented out-of-pocket expenses in connection with its consideration of any Assignment Notice. 
 Landlord, Tenant, and Neose have executed and delivered a Consent to Property Access Agreements of even date herewith, a true and complete copy of which is attached hereto as Exhibit H. 
 In addition, Tenant shall have the right to assign this Lease, upon 30 days prior written notice to Landlord but without obtaining Landlord’s prior
written consent, to a corporation or other entity which is a successor-in-interest to Tenant, by way of merger, consolidation or corporate reorganization, or by the purchase of all or substantially all of the assets or the ownership interests of
Tenant provided that (i) such merger or consolidation, or such acquisition or assumption, as the case may be, is for a good business purpose and not principally for the purpose of transferring the Lease, and (ii) the net worth (as
determined in accordance with generally accepted accounting principles (“GAAP”)) of the assignee is not less than the net worth (as determined in accordance with GAAP) of Tenant as of the date of Tenant’s most current quarterly
or annual financial statements, and (iii) such assignee shall agree in writing to assume all of the terms, covenants and conditions of this Lease arising after the effective date of the assignment (a “Permitted Assignment”).

 In the case of an assignment or subletting requiring Landlord’s prior written consent, Landlord shall not unreasonably withhold,
delay, or condition such consent. Among other reasons, it shall be 

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reasonable for Landlord to withhold its consent in any of these instances: (1) the proposed assignee or subtenant is a governmental agency that
distributes governmental or other payments, benefits, or information to persons who personally appear at the Premises or is an agency whose use of the Premises would be inconsistent with the Permitted Use; (2) in Landlord’s reasonable
judgment, the use of the Premises by the proposed assignee or subtenant would entail any alterations that would materially lessen the value of the leasehold improvements in the Premises, or would require increased services by Landlord; (3) in
Landlord’s reasonable judgment, the proposed assignee or subtenant lacks the creditworthiness to support the financial obligations it will incur under the proposed assignment or sublease; (4) the character, reputation, or business of the
proposed assignee or subtenant is inconsistent with the type and quality of the first class nature of the Building; (5) Landlord has experienced previous defaults by or is in litigation with the proposed assignee or subtenant; (6) the use
of the Premises by the proposed assignee or subtenant will violate any applicable Legal Requirement; or (7) the assignment or sublease is prohibited by Landlord’s lender. 
 (c) Additional Conditions. As a condition to any such assignment or subletting, whether or not Landlord’s consent is required, Landlord may
require: 
 (i) that any assignee or subtenant agree, in writing at the time of such assignment or subletting, that if
Landlord gives such party notice that Tenant is in default under this Lease, such party shall thereafter make all payments otherwise due Tenant directly to Landlord, which payments will be received by Landlord without any liability except to credit
such payment against those due under the Lease, and any such third party shall agree to attorn to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, in no event shall Landlord or
its successors or assigns be obligated to accept such attornment; and 
 (ii) A list of Hazardous Materials, certified by the
proposed assignee or sublessee to be true and correct, which the proposed assignee or sublessee intends to use, store, handle, treat, generate in or release or dispose of from the Premises, together with copies of all documents relating to such use,
storage, handling, treatment, generation, release or disposal of Hazardous Materials by the proposed assignee or subtenant in the Premises or on the Project, prior to the proposed assignment or subletting, including, without limitation: permits;
approvals; reports and correspondence; storage and management plans; plans relating to the installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has
given its written consent to do so, which consent may be withheld in Landlord’s sole and absolute discretion); and all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any
storage tanks installed in, on or under the Project for the closure of any such tanks. Neither Tenant nor any such proposed assignee or subtenant is required, however, to provide Landlord with any portion(s) of the such documents containing
information of a proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. 
 (d) No Release of Tenant, Sharing of Excess Rents. Notwithstanding any assignment or subletting, Tenant shall at all times remain fully and primarily responsible and liable for the payment of Rent and for compliance with all of
Tenant’s other obligations under this Lease. If the Rent due and payable by a sublessee or assignee (or a combination of the rental payable under such sublease or assignment plus any bonus or other consideration therefor or incident thereto in
any form) exceeds the sum of the Rent payable under this Lease (minus the amount of the Rent payable under this Section) and actual and reasonable brokerage fees, legal costs and any design or construction fees directly related to and required
pursuant to the terms of any such sublease) (“Excess Rent”), then Tenant shall be bound and obligated to pay Landlord as Additional Rent hereunder 50% of such Excess Rent within 10 business days following receipt thereof by Tenant.
If Tenant shall sublet the Premises or any part thereof, Tenant hereby immediately and irrevocably assigns to Landlord, as security for Tenant’s obligations under this Lease, all rent from any such subletting, and Landlord as assignee and as
attorney-in-fact for Tenant, or a receiver for Tenant appointed on Landlord’s application, may collect such rent and apply it toward Tenant’s obligations under this Lease; except that, until the occurrence of a Default, Tenant shall have
the right to collect such rent. 

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 (e) No Waiver. The consent by Landlord to an assignment or subletting shall not relieve Tenant
or any assignees of this Lease or any sublessees of the Premises from obtaining the consent of Landlord to any further assignment or subletting nor shall it release Tenant or any assignee or sublessee of Tenant from full and primary liability under
the Lease. The acceptance of Rent hereunder, or the acceptance of performance of any other term, covenant, or condition thereof, from any other person or entity shall not be deemed to be a waiver of any of the provisions of this Lease or a consent
to any subletting, assignment or other transfer of the Premises. 
 (f) Prior Conduct of Proposed Transferee. Notwithstanding any
other provision of this Section 22, if (i) the proposed assignee or sublessee of Tenant has been required by any prior landlord, lender or Governmental Authority to take remedial action in connection with Hazardous Materials
contaminating a property, where the contamination resulted from such party’s action or use of the property in question, (ii) the proposed assignee or sublessee is subject to an enforcement order issued by any Governmental Authority in
connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a required reporting to any Governmental Authority), or
(iii) because of the existence of a pre-existing environmental condition in the vicinity of or underlying the Project, the risk that Landlord would be targeted as a responsible party in connection with the remediation of such pre-existing
environmental condition would be materially increased or exacerbated by the proposed use of Hazardous Materials by such proposed assignee or sublessee, Landlord shall (A) have the absolute right to refuse to consent to any assignment or
subletting to any such party involving clauses (ii) or (iii) above, and (B) not unreasonably refuse its consent to any assignment or subletting to any such party involving clause (i) above. 
 23. Estoppel Certificate. Tenant shall, within 15 business days of written notice from Landlord, execute, acknowledge and deliver a statement in
writing in any form reasonably requested by a proposed lender or purchaser, (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease as so
modified is in full force and effect) and the dates to which the rental and other charges are paid in advance, if any, (ii) acknowledging that there are not any uncured defaults on the part of Landlord hereunder, or specifying such defaults if
any are claimed, and (iii) setting forth such further information with respect to the status of this Lease or the Premises as may be reasonably requested thereon. Any such statement may be relied upon by any prospective purchaser or
encumbrancer of all or any portion of the real property of which the Premises are a part. Tenant’s failure to deliver such statement within such time shall, at the option of Landlord, be conclusive upon Tenant that the Lease is in full force
and effect and without modification except as may be represented by Landlord in any certificate prepared by Landlord and delivered to Tenant for execution. 
 24. Quiet Enjoyment. So long as no Defaults exist, Tenant shall, subject to the terms of this Lease, at all times during the Term, have peaceful and quiet enjoyment of the Premises against any person claiming
by, through or under Landlord. 
 25. Prorations. All prorations required or permitted to be made hereunder shall be made on the basis
of a 360 day year and 30 day months. 
 26. Rules and Regulations. Tenant shall, at all times during the Term and any extension
thereof, comply with all reasonable rules and regulations at any time or from time to time established by Landlord covering use of the Premises and the Project. The current rules and regulations are attached hereto as Exhibit E. If there is
any conflict between said rules and regulations and other provisions of this Lease, the terms and provisions of this Lease shall control. Landlord shall not have any liability or obligation for the breach of any rules or regulations by other tenants
in the Project and shall not enforce such rules and regulations in a discriminatory manner. 
 27. Subordination. This Lease and the
estate, interest, and rights hereby created are subject and subordinate at all times to the lien of any Mortgage placed upon the Premises or any estate or interest therein, and to all renewals, modifications, consolidations, replacements, and
extensions of the 

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same, and any substitutes therefor, without the necessity of any further instrument or act on the part of Tenant; provided, however that so
long as there is no Default hereunder, Tenant’s right to possession of the Premises shall not be disturbed by the Holder of any such Mortgage. Tenant agrees, at the election of the Holder of any such Mortgage, to attorn to any such Holder.
Tenant agrees upon demand to execute, acknowledge and deliver such instruments, confirming such subordination, and such instruments of attornment as shall be requested by any such Holder, provided any such instruments contain appropriate
non-disturbance provisions assuring Tenant’s quiet enjoyment of the Premises as set forth in Section 24 hereof. Notwithstanding the foregoing, any such Holder may at any time subordinate its Mortgage to this Lease, without
Tenant’s consent, by notice in writing to Tenant, and thereupon this Lease shall be deemed prior to such Mortgage without regard to their respective dates of execution, delivery or recording and in that event such Holder shall have the same
rights with respect to this Lease as though this Lease had been executed prior to the execution, delivery and recording of such Mortgage and had been assigned to such Holder. As of the Commencement Date, the Project is not subject to the lien of any
Mortgage. On Tenant’s written request, Landlord shall use its commercially reasonable efforts (but with no obligation to pay any out-of-pocket fees or sums) to obtain from any Holder of a first lien Mortgage at any time hereafter during the
Term covering any or all of the Project or the Premises a non-disturbance agreement on Holder’s standard form in favor of Tenant assuring Tenant’s quiet enjoyment of the Premises as set forth in Section 24 hereof. The term
“Mortgage” whenever used in this Lease shall be deemed to include deeds of trust, security assignments and any other encumbrances, and any reference to the “Holder” of a Mortgage shall be deemed to include the
beneficiary under a Mortgage. 
 28. Surrender. Upon the expiration of the Term or earlier termination of Tenant’s right of
possession and upon the earlier or extended shutdown of CGMP Systems or Building Infrastructure under Section 12, Tenant shall surrender the Premises (including, but not limited to, the Building Infrastructure) to Landlord in the same
condition as received, subject to any Alterations or Installations permitted by Landlord to remain in the Premises, free of Hazardous Materials brought upon, kept, used, stored, handled, treated, generated in, or released or disposed of from, the
Premises by any person other than a Landlord Party (collectively, “Tenant HazMat Operations”) and released of all Hazardous Materials Clearances, broom clean, ordinary wear and tear and casualty loss and condemnation covered by
Sections 18 and 19 excepted. At least 3 months prior to the surrender of the Premises, Tenant shall deliver to Landlord a narrative description of the actions proposed (or required by any Governmental Authority) to be taken by Tenant
in order to surrender the Premises (including any Installations permitted by Landlord to remain in the Premises as well as the Building Infrastructure) at the expiration or earlier termination of the Term, free from any residual impact from the
Tenant HazMat Operations and otherwise released for unrestricted use and occupancy (the “Surrender Plan”). Such Surrender Plan shall be accompanied by a current listing of (i) all Hazardous Materials licenses and permits held
by or on behalf of any Tenant Party with respect to the Premises, and (ii) all Hazardous Materials used, stored, handled, treated, generated, released or disposed of from the Premises, and shall be subject to the review and approval of
Landlord’s environmental consultant. In connection with the review and approval of the Surrender Plan, upon the request of Landlord, Tenant shall deliver to Landlord or its consultant such additional non-proprietary information concerning
Tenant HazMat Operations as Landlord shall request. On or before such surrender, Tenant shall deliver to Landlord evidence that the approved Surrender Plan shall have been satisfactorily completed and Landlord shall have the right, subject to
reimbursement at Tenant’s expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises (including, but not limited to, the Building Infrastructure) and perform such additional procedures as may be deemed
reasonably necessary to confirm that the Premises (including, but not limited to, the Building Infrastructure) are, as of the effective date of such surrender or early termination of the Lease, free from any residual impact from Tenant HazMat
Operations. Tenant shall reimburse Landlord, as Additional Rent, for the actual out-of pocket expense incurred by Landlord for Landlord’s environmental consultant to review and approve the Surrender Plan and to visit the Premises and verify
satisfactory completion of the same, which cost shall not exceed $3,000. Landlord shall have the unrestricted right to deliver such Surrender Plan and any report by Landlord’s environmental consultant with respect to the surrender of the
Premises (including, but not limited to, the Building Infrastructure) to third parties. 

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 If Tenant shall fail to prepare or submit a Surrender Plan approved by Landlord, or if Tenant shall
fail to complete the approved Surrender Plan, or if such Surrender Plan, whether or not approved by Landlord, shall fail to adequately address any residual effect of Tenant HazMat Operations in, on or about the Premises, Landlord shall have the
right to take such actions as Landlord may deem reasonable or appropriate to assure that the Premises and the Project (including, but not limited to, the Building Infrastructure) are surrendered free from any residual impact from Tenant HazMat
Operations, the cost of which actions shall be reimbursed by Tenant as Additional Rent, without regard to the limitation set forth in the first paragraph of this Section 28. 
 Tenant shall immediately return to Landlord all keys and/or access cards to parking, the Project, restrooms or all or any portion of the Premises
furnished to or otherwise procured by Tenant. Any Tenant’s Property, Alterations and property not so removed by Tenant as permitted or 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/or disposition of such property. All obligations of Tenant hereunder not fully performed as of the termination of the
Term, including the obligations of Tenant under Section 30 hereof, shall survive the expiration or earlier termination of the Term, including, without limitation, indemnity obligations, payment obligations with respect to Rent and
obligations concerning the condition and repair of the Premises. 
 29. Waiver of Jury Trial. TENANT AND LANDLORD WAIVE ANY RIGHT TO
TRIAL BY JURY OR TO HAVE A JURY PARTICIPATE IN RESOLVING ANY DISPUTE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHERWISE, BETWEEN LANDLORD AND TENANT ARISING OUT OF THIS LEASE OR ANY OTHER INSTRUMENT, DOCUMENT, OR AGREEMENT EXECUTED OR DELIVERED IN
CONNECTION HEREWITH OR THE TRANSACTIONS RELATED HERETO. 
 30. Environmental Requirements. 
 (a) Prohibition/Compliance/Indemnity. Tenant shall not cause or permit any Hazardous Materials (as hereinafter defined) to be brought upon, kept,
used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises or the Project in violation of applicable Environmental Requirements (as hereinafter defined) by Tenant or any Tenant Party. If Tenant breaches the
obligation stated in the preceding sentence, or if the presence of Hazardous Materials in the Premises during the Term or any holding over results in contamination of the Premises, the Project or any adjacent property or if contamination of the
Premises, the Project or any adjacent property by Hazardous Materials brought into, kept, used, stored, handled, treated, generated in or about, or released or disposed of from, the Premises by anyone other than Landlord and Landlord’s
employees, agents and contractors otherwise occurs during the Term or any holding over, Tenant hereby indemnifies and shall defend and hold Landlord, its officers, directors, employees, agents and contractors harmless from any and all actions
(including, without limitation, remedial or enforcement actions of any kind, administrative or judicial proceedings, and orders or judgments arising out of or resulting therefrom), costs, claims, damages (including, without limitation, punitive
damages and damages based upon diminution in value of the Premises or the Project, or the loss of, or restriction on, use of the Premises or any portion of the Project), expenses (including, without limitation, attorneys’, consultants’ and
experts’ fees, court costs and amounts paid in settlement of any claims or actions), fines, forfeitures or other civil, administrative or criminal penalties, injunctive or other relief (whether or not based upon personal injury, property
damage, or contamination of, or adverse effects upon, the environment, water tables or natural resources), liabilities or losses (collectively, “Environmental Claims”) which arise during or after the Term as a result of such
contamination. This indemnification of Landlord by Tenant includes, without limitation, costs incurred in connection with any investigation of site conditions or any cleanup, treatment, remedial, removal, or restoration work required by any federal,
state or local Governmental Authority because of Hazardous Materials present in the air, soil or ground water above, on, or under the Premises. Without limiting the foregoing, if the presence of any Hazardous Materials on the Premises, the Project
or any adjacent property caused or permitted by Tenant or any Tenant Party results in any contamination of the Premises, the Project or any adjacent property, Tenant shall promptly take all actions at its sole expense and in accordance with
applicable Environmental Requirements as are necessary to return the Premises, 

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the Project or any adjacent property to the condition existing prior to the time of such contamination, provided that Landlord’s approval of such action
shall first be obtained, which approval shall not unreasonably be withheld so long as such actions would not potentially have any material adverse long-term or short-term effect on the Premises or the Project. 
 (b) Business. Landlord acknowledges that it is not the intent of this Section 30 to prohibit Tenant from using the Premises for the
Permitted Use. Tenant may operate its business according to prudent industry practices so long as the use or presence of Hazardous Materials is strictly and properly monitored according to all then applicable Environmental Requirements. As a
material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord prior to the Commencement Date a list identifying each type of Hazardous Materials to be brought upon,
kept, used, stored, handled, treated, generated on, or released or disposed of from, the Premises (other than Hazardous Material contained in products customarily used by tenants in de minimus quantities for ordinary cleaning and office purposes)
and setting forth any and all governmental approvals or permits required in connection with the presence, use, storage, handling, treatment, generation, release or disposal of such Hazardous Materials on or from the Premises (“Hazardous
Materials List”). Tenant shall deliver to Landlord an updated Hazardous Materials List at least once a year and shall also deliver an updated list before any new Hazardous Material is brought onto, kept, used, stored, handled, treated,
generated on, or released or disposed of from, the Premises (other than Hazardous Material contained in products customarily used by tenants in de minimus quantities for ordinary cleaning and office purposes). Tenant shall deliver to Landlord true
and correct copies of the following documents (the “Haz Mat Documents”) relating to the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials within 30 days after the Commencement Date, or if
unavailable at that time, concurrent with the receipt from or submission to a Governmental Authority: permits; approvals; reports and correspondence; storage and management plans, notice of violations of any Legal Requirements; plans relating to the
installation of any storage tanks to be installed in or under the Project (provided, said installation of tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent may be withheld in Landlord’s
sole and absolute discretion); all closure plans or any other documents required by any and all federal, state and local Governmental Authorities for any storage tanks installed in, on or under the Project for the closure of any such tanks; and a
Surrender Plan (to the extent surrender in accordance with Section 28 cannot be accomplished in 3 months). Tenant is not required, however, to provide Landlord with any portion(s) of the Haz Mat Documents containing information of a
proprietary nature which, in and of themselves, do not contain a reference to any Hazardous Materials or hazardous activities. It is not the intent of this Section to provide Landlord with information which could be detrimental to Tenant’s
business should such information become possessed by Tenant’s competitors. 
 (c) Tenant Representation and Warranty. Tenant
hereby represents and warrants to Landlord that (i) neither Tenant nor any of its legal predecessors has been required by any prior landlord, lender or Governmental Authority at any time to take remedial action in connection with Hazardous
Materials contaminating a property which contamination was permitted by Tenant or such predecessor or resulted from Tenant’s or such predecessor’s action or use of the property in question, and (ii) Tenant is not subject to any
enforcement order issued by any Governmental Authority in connection with the use, storage, handling, treatment, generation, release or disposal of Hazardous Materials (including, without limitation, any order related to the failure to make a
required reporting to any Governmental Authority). If this representation and warranty provided by Tenant is knowingly false, Landlord shall have the right to terminate this Lease in the exercise of its sole and absolute discretion. 
 (d) Testing. Landlord shall have the right, upon 10 business days written notice to Tenant, to conduct annual tests of the Premises to determine
whether any contamination of the Premises or the Project has occurred as a result of Tenant’s use. Tenant shall be required to pay the cost of such annual test of the Premises; provided, however, that if Tenant conducts its own
tests of the Premises using third party contractors and test procedures acceptable to Landlord which tests are certified to Landlord, Landlord shall accept such tests in lieu of the annual tests to be paid for by Tenant. In addition, at any time,
and from time to time, prior to the expiration or earlier termination of the Term, Landlord shall have the right to conduct appropriate tests of the Premises and the Project to determine if contamination has 

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occurred as a result of Tenant’s use of the Premises. In connection with such testing, upon the request of Landlord, Tenant shall deliver to Landlord or
its consultant such non-proprietary information concerning the use of Hazardous Materials in or about the Premises by Tenant or any Tenant Party. If contamination has occurred for which Tenant is liable under this Section 30, Tenant
shall pay all costs to conduct such tests. If no such contamination is found, Landlord shall pay the costs of such tests (which shall not constitute an Operating Expense). Landlord shall provide Tenant with a copy of all third party,
non-confidential reports and tests of the Premises made by or on behalf of Landlord during the Term without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and
satisfactorily remediate any environmental conditions identified by such testing in accordance with all Environmental Requirements. Landlord’s receipt of or satisfaction with any environmental assessment in no way waives any rights which
Landlord may have against Tenant. 
 (e) Underground Tanks. If underground or other storage tanks storing Hazardous Materials located
on the Premises or the Project are used by Tenant or are hereafter placed on the Premises or the Project by Tenant, Tenant shall install, use, monitor, operate, maintain, upgrade and manage such storage tanks, maintain appropriate records, obtain
and maintain appropriate insurance, implement reporting procedures, properly close any underground storage tanks, and take or cause to be taken all other actions necessary or required under applicable state and federal Legal Requirements, as such
now exists or may hereafter be adopted or amended in connection with the installation, use, maintenance, management, operation, upgrading and closure of such storage tanks. 
 (f) Tenant’s Obligations. Tenant’s obligations under this Section 30 shall survive the expiration or earlier termination of
the Lease. During any period of time after the expiration or earlier termination of this Lease required by Tenant or Landlord to complete the removal from the Premises of any Hazardous Materials (including, without limitation, the release and
termination of any licenses or permits restricting the use of the Premises and the completion of the approved Surrender Plan), Tenant shall continue to pay the full Rent in accordance with this Lease for any portion of the Premises not relet by
Landlord in Landlord’s sole discretion, which Rent shall be prorated daily. 
 (g) Definitions. As used herein, the term
“Environmental Requirements” means all applicable present and future statutes, regulations, ordinances, rules, codes, judgments, orders or other similar enactments of any Governmental Authority regulating or relating to health,
safety, or environmental conditions on, under, or about the Premises or the Project, or the environment, including without limitation, the following: the Comprehensive Environmental Response, Compensation and Liability Act; the Resource Conservation
and Recovery Act; and all state and local counterparts thereto, and any regulations or policies promulgated or issued thereunder. As used herein, the term “Hazardous Materials” means and includes any substance, material, waste,
pollutant, or contaminant listed or defined as hazardous or toxic, or regulated by reason of its impact or potential impact on humans, animals and/or the environment under any Environmental Requirements, asbestos and petroleum, including crude oil
or any fraction thereof, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel (or mixtures of natural gas and such synthetic gas). As defined in Environmental Requirements, Tenant is and shall be deemed to be the
“operator” of Tenant’s “facility” and the “owner” of all Hazardous Materials brought on the Premises by Tenant or any Tenant Party, and the wastes, by-products, or residues generated,
resulting, or produced therefrom. As used herein, “Tenant Party” or Tenant Parties” means and includes Tenant’s agents, servants, employees, invitees and contractors. 
 31. Tenant’s Remedies/Limitation of Liability. Landlord shall not be in default hereunder unless Landlord fails to perform any of its
obligations hereunder within 30 days after written notice from Tenant specifying such failure (unless such performance will, due to the nature of the obligation, require a period of time in excess of 30 days, then after such period of time as is
reasonably necessary provided Landlord diligently performs its obligations to completion). Upon any default by Landlord, Tenant shall give notice by registered or certified mail to any Holder of a Mortgage covering the Premises and Tenant shall
offer such Holder a reasonable opportunity to cure the default, including time to obtain possession of the Project by power of sale or a judicial action if such should prove necessary to effect a cure; provided Landlord shall have furnished
to Tenant in writing the names and addresses of all such persons who are to receive such notices. All obligations of Landlord hereunder shall be construed as covenants, not 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 28 
  

 
conditions; and, except as may be otherwise expressly provided in this Lease, Tenant may not terminate this Lease for breach of Landlord’s obligations
hereunder. 
 All obligations of Landlord under this Lease will be binding upon Landlord only during the period of its ownership of the
Premises and not thereafter. The term “Landlord” in this Lease shall mean only the owner for the time being of the Premises. Upon the transfer by such owner of its interest in the Premises, such owner shall thereupon be released and
discharged from all obligations of Landlord thereafter accruing, but such obligations shall be binding during the Term upon each new owner for the duration of such owner’s ownership. 
 32. Inspection and Access. Landlord and its agents, representatives, and contractors may enter the Premises to inspect the Premises (including,
but not limited to, the Building Infrastructure) and to make such repairs as may be required or permitted pursuant to this Lease and for any other business purpose during normal business hours on not less than 48 hours advance written notice (except
in the case of emergencies in which case no such notice shall be required and such entry may be at any time) for the purpose of effecting any such repairs, inspecting the Premises, showing the Premises to prospective purchasers and, during the last
year of the Term, to prospective tenants; provided, however, that Landlord, its agents, representatives and contractors shall take all commercially reasonable efforts to minimize any disturbance to Tenant or any interruption of
Tenant’s business. Landlord may erect a suitable sign on the Premises stating the Premises are available to let or that the Project is available for sale. Landlord may grant easements, make public dedications, and create restrictions on or
about the Premises, provided that no such easement, dedication, designation or restriction materially, adversely affects Tenant’s use or occupancy of the Premises for the Permitted Use. At Landlord’s request, Tenant shall execute
such instruments as may be necessary for such easements, dedications or restrictions. Tenant shall at all times, except in the case of emergencies, have the right to escort Landlord or its agents, representatives, contractors or guests while the
same are in the Premises, provided such escort does not materially and adversely affect Landlord’s access rights hereunder. 
 (a)
Landlord shall have the right to conduct annual property condition surveys of the Premises to determine Tenant’s compliance with Tenant’s obligations under this Lease to maintain in good working order and condition the Premises (including,
but not limited to, the Building Infrastructure). Tenant shall be required to reimburse Landlord, as Additional Rent, for the actual out-of pocket expense incurred by Landlord for such survey, which cost shall not exceed $5,000; provided,
however, that if such survey indicates that Tenant has complied with such obligations under this Lease, Tenant shall not be obligated to pay such cost in connection with such survey. Landlord shall provide Tenant with a copy of such survey
without representation or warranty and subject to a confidentiality agreement. Tenant shall, at its sole cost and expense, promptly and satisfactorily repair any conditions identified in the corrective action portion of such survey so that the
Premises and the Building Infrastructure are restored to good working order and condition as required by the terms and conditions of this Lease. Landlord’s receipt of or satisfaction with any survey in no way waives any rights that Landlord may
have against Tenant. 
 33. Security. Tenant acknowledges and agrees that security devices and services, if any, while intended to
deter crime may not in given instances prevent theft or other criminal acts and that Landlord is not providing any security services with respect to the Premises. Tenant agrees that Landlord shall not be liable to Tenant for, and Tenant waives any
claim against Landlord with respect to, any loss by theft or any other damage suffered or incurred by Tenant in connection with any unauthorized entry into the Premises or any other breach of security with respect to the Premises. Tenant shall be
solely responsible for the personal safety of Tenant’s officers, employees, agents, contractors, guests and invitees while any such person is in, on or about the Premises and/or the Project. Tenant shall at Tenant’s cost obtain insurance
coverage to the extent Tenant desires protection against such criminal acts. 
 34. Force Majeure. Landlord shall not be responsible
or liable for delays in the performance of its obligations hereunder when caused by, related to, or arising out of acts of God, strikes, lockouts, or other labor disputes, embargoes, quarantines, weather, national, regional, or local disasters,
calamities, or catastrophes, inability to obtain labor or materials (or reasonable substitutes therefor) at reasonable 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 29 
  

 
costs or failure of, or inability to obtain, utilities necessary for performance, governmental restrictions, orders, limitations, regulations, or controls,
national emergencies, delay in issuance or revocation of permits, enemy or hostile governmental action, terrorism, insurrection, riots, civil disturbance or commotion, fire or other casualty, and other causes or events beyond the reasonable control
of Landlord (“Force Majeure”). 
 35. Brokers. Landlord and Tenant each represents and warrants that it has not dealt
with any broker, agent or other person (collectively, “Broker”) in connection with this transaction and that no Broker brought about this transaction, other than Studley, Inc. (“Tenant’s Broker”) Landlord and
Tenant each hereby agree to indemnify and hold the other harmless from and against any claims by any Broker, other than Tenant’s Broker, claiming a commission or other form of compensation by virtue of having dealt with Tenant or Landlord, as
applicable, with regard to this leasing transaction. Tenant shall cause Neose to pay any commission due and owing to Tenant’s Broker, it being understood and agreed that Landlord has no liability, obligation, or responsibility for the payment
of any commission to Tenant’s Broker. Tenant shall indemnify and hold Landlord harmless from and against any claims by Tenant’s Broker with regard to this leasing transaction. 
 36. Limitation on Landlord’s Liability. NOTWITHSTANDING ANYTHING SET FORTH HEREIN OR IN ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT TO
THE CONTRARY: (A) LANDLORD SHALL NOT BE LIABLE TO TENANT OR ANY OTHER PERSON FOR (AND TENANT AND EACH SUCH OTHER PERSON ASSUME ALL RISK OF) LOSS, DAMAGE OR INJURY, WHETHER ACTUAL OR CONSEQUENTIAL TO: TENANT’S PERSONAL PROPERTY OF EVERY
KIND AND DESCRIPTION, INCLUDING, WITHOUT LIMITATION TRADE FIXTURES, EQUIPMENT, INVENTORY, SCIENTIFIC RESEARCH, SCIENTIFIC EXPERIMENTS, LABORATORY ANIMALS, PRODUCT, SPECIMENS, SAMPLES, AND/OR SCIENTIFIC, BUSINESS, ACCOUNTING AND OTHER RECORDS OF
EVERY KIND AND DESCRIPTION KEPT AT THE PREMISES AND ANY AND ALL INCOME DERIVED OR DERIVABLE THEREFROM; (B) THERE SHALL BE NO PERSONAL RECOURSE TO LANDLORD FOR ANY ACT OR OCCURRENCE IN, ON OR ABOUT THE PREMISES OR ARISING IN ANY WAY UNDER THIS
LEASE OR ANY OTHER AGREEMENT BETWEEN LANDLORD AND TENANT WITH RESPECT TO THE SUBJECT MATTER HEREOF AND ANY LIABILITY OF LANDLORD HEREUNDER SHALL BE STRICTLY LIMITED SOLELY TO LANDLORD’S INTEREST IN THE PROJECT OR ANY PROCEEDS FROM SALE OR
CONDEMNATION THEREOF AND ANY INSURANCE PROCEEDS PAYABLE IN RESPECT OF LANDLORD’S INTEREST IN THE PROJECT OR IN CONNECTION WITH ANY SUCH LOSS; AND (C) IN NO EVENT SHALL ANY PERSONAL LIABILITY BE ASSERTED AGAINST ANY OF LANDLORD’S
OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS. UNDER NO CIRCUMSTANCES SHALL LANDLORD OR ANY OF LANDLORD’S OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR CONTRACTORS BE LIABLE FOR INJURY TO TENANT’S BUSINESS OR FOR ANY LOSS OF INCOME OR
PROFIT THEREFROM. 
 37. Severability; Entire Agreement. If any clause or provision of this Lease is illegal, invalid or unenforceable
under present or future laws, then and in that event, it is the intention of the parties hereto that the remainder of this Lease shall not be affected thereby. It is also the intention of the parties to this Lease that in lieu of each clause or
provision of this Lease that is illegal, invalid or unenforceable, there be added, as a part of this Lease, a clause or provision as similar in effect to such illegal, invalid or unenforceable clause or provision as shall be legal, valid and
enforceable. This Lease, including the exhibits attached hereto, constitutes the entire agreement between Landlord and Tenant pertaining to the subject matter hereof and supersedes all prior agreements, understandings, letters of intent,
negotiations, and discussions, whether oral or written, of the parties, and there are no warranties, representations, or other agreements, express or implied, made to either party by the other party in connection with the subject matter hereof
except as specifically set forth herein or in the documents delivered pursuant hereto or in connection herewith. 
 38. Signs; Exterior
Appearance. Tenant shall have the right to perform or permit any of the following subject to the Legal Requirements and with Landlord’s prior written consent (which consent shall not be unreasonably withheld, delayed, or conditioned):
(i) attach any awnings, exterior lights, 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 30 
  

 
decorations, balloons, flags, pennants, banners, painting or other projection to any outside wall of the Project, (ii) coat or otherwise sunscreen the
interior or exterior of any windows, or (iii) paint, affix or exhibit on any part of the Premises or the Project any signs, notices, window or door lettering, placards, decorations, or advertising media of any type which can be viewed from the
exterior of the Premises. 
 39. Right to Extend Term. Tenant shall have the right to extend the Term of the Lease upon the following
terms and conditions: 
 (a) Extension Rights. Tenant shall have 2 consecutive rights (each, an “Extension Right”) to
extend the term of this Lease for 5 years each (each, an “Extension Term”) on the same terms and conditions as this Lease (other than Base Rent and the TI Allowance) by giving Landlord written notice of its election to exercise each
Extension Right at least 12 months prior, and no earlier than 18 months prior, to the expiration of the Base Term of the Lease or the expiration of any prior Extension Term. 
 Base Rent shall be adjusted on the commencement date of such Extension Term and on each anniversary of the commencement of such Extension Term by multiplying the Base Rent payable immediately before such adjustment by
the Rent Adjustment Percentage applicable to the Extension Term (i.e., 4%) and adding the resulting amount to the Base Rent payable immediately before such adjustment. 
 (b) Rights Personal. Extension Rights are personal to Tenant and are not assignable without Landlord’s consent, which may be granted or withheld in Landlord’s sole discretion separate and apart from any
consent by Landlord to an assignment of Tenant’s interest in the Lease. 
 (c) Exceptions. Notwithstanding anything set
forth above to the contrary, Extension Rights shall not be in effect and Tenant may not exercise any of the Extension Rights: 
 (i) during any period of time that Tenant is in Default under any provision of this Lease; or 
 (ii) if Tenant has
been in Default under any provision of this Lease 3 or more times, whether or not the Defaults are cured, during the 12 month period immediately prior to the date that Tenant intends to exercise an Extension Right, whether or not the Defaults are
cured. 
 (d) No Extensions. The period of time within which any Extension Rights may be exercised shall not be extended or enlarged
by reason of Tenant’s inability to exercise the Extension Rights. 
 (e) Termination. The Extension Rights shall terminate and be
of no further force or effect even after Tenant’s due and timely exercise of an Extension Right, if, after such exercise, but prior to the commencement date of an Extension Term, (i) Tenant fails to timely cure any default by Tenant under
this Lease; or (ii) Tenant has Defaulted 3 or more times during the period from the date of the exercise of an Extension Right to the date of the commencement of the Extension Term, whether or not such Defaults are cured. 
 40. Miscellaneous. 
 (a)
Notices. All notices or other communications between the parties shall be in writing and shall be deemed duly given upon delivery or refusal to accept delivery by the addressee thereof if delivered in person, or upon actual receipt if
delivered by reputable overnight guaranty courier, addressed and sent to the parties at their addresses set forth above. Landlord and Tenant may from time to time by written notice to the other designate another address for receipt of future
notices. 
 (b) Joint and Several Liability. If and when included within the term “Tenant,” as used in this
instrument, there is more than one person or entity, each shall be jointly and severally liable for the obligations of Tenant. 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 31 
  

 (c) Recordation. Neither this Lease nor a memorandum of lease shall be filed by or on behalf
of Tenant in any public record. Landlord may prepare and file, and upon request by Landlord Tenant will execute, a memorandum of lease. 
 (d) Interpretation. The normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall not be employed in the interpretation of this Lease or any exhibits or amendments hereto.
Words of any gender used in this Lease shall be held and construed to include any other gender, and words in the singular number shall be held to include the plural, unless the context otherwise requires. The captions inserted in this Lease are for
convenience only and in no way define, limit or otherwise describe the scope or intent of this Lease, or any provision hereof, or in any way affect the interpretation of this Lease. 
 (e) Not Binding Until Executed. The submission by Landlord to Tenant of this Lease shall have no binding force or effect, shall not constitute an
option for the leasing of the Premises, nor confer any right or impose any obligations upon either party until execution of this Lease by both parties. 
 (f) Limitations on Interest. It is expressly the intent of Landlord and Tenant at all times to comply with applicable law governing the maximum rate or amount of any interest payable on or in connection with
this Lease. If applicable law is ever judicially interpreted so as to render usurious any interest called for under this Lease, or contracted for, charged, taken, reserved, or received with respect to this Lease, then it is Landlord’s and
Tenant’s express intent that all excess amounts theretofore collected by Landlord be credited on the applicable obligation (or, if the obligation has been or would thereby be paid in full, refunded to Tenant), and the provisions of this Lease
immediately shall be deemed reformed and the amounts thereafter collectible hereunder reduced, without the necessity of the execution of any new document, so as to comply with the applicable law, but so as to permit the recovery of the fullest
amount otherwise called for hereunder. 
 (g) Choice of Law. Construction and interpretation of this Lease shall be governed by the
internal laws of the state in which the Premises are located, excluding any principles of conflicts of laws. 
 (h) Time. Time is of
the essence as to the performance of each party’s obligations under this Lease. 
 (i) Incorporation by Reference. All exhibits
and addenda attached hereto are hereby incorporated into this Lease and made a part hereof. If there is any conflict between such exhibits or addenda and the terms of this Lease, such exhibits or addenda shall control. 
 (j) Hazardous Activities. Notwithstanding any other provision of this Lease, Landlord, for itself and its employees, agents and contractors,
reserves the right to refuse to perform any repairs or services in any portion of the Premises which, pursuant to Tenant’s routine safety guidelines, practices or custom or prudent industry practices, require any form of protective clothing or
equipment other than safety glasses. In any such case, Tenant shall contract with parties who are acceptable to Landlord, in Landlord’s reasonable discretion, for all such repairs and services, and Landlord shall, to the extent required,
equitably adjust Tenant’s Share of Operating Expenses in respect of such repairs or services to reflect that Landlord is not providing such repairs or services to Tenant. 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 32 
  

 (k) Confidentiality. As used in this Lease, “Tenant Information” means any of
Tenant’s proprietary or confidential information that is provided or disclosed to Landlord, whether printed, written, verbal, electronic, on computer disk, CAD, photographic or otherwise and that (i) is labeled as “confidential,”
“proprietary,” or with a similar legend; (ii) is identified as confidential or proprietary at the time of disclosure; or (iii) Landlord knew or should have known under the circumstances was considered confidential or proprietary
to Tenant. However, the definition of Tenant Information excludes any information that: (A) is now, or in the future becomes, public knowledge other than through the acts or omissions of Landlord; (B) was in Landlord’s possession free
of any obligation of confidence at the time it was disclosed by Tenant; or (C) is received by Landlord from another person or entity who is under no obligation of confidentiality to Tenant to keep the same confidential. 
 (I) Subject to the exclusions and exceptions in this Section 40(k), Landlord agrees to keep any such Tenant Information in strict confidence
using the same degree of care that Landlord uses to protect its own confidential information, and to not disclose, divulge, or communicate Tenant Information to any person or entity, except to Landlord’s affiliates, agents, employees,
investors, counsel, and financial advisors who have a need to know such information. Landlord may also disclose certain Tenant Information, without violating this Section 40(k), to the extent the disclosure is reasonably necessary
(A) for Landlord to enforce its rights or defend itself under this Lease; (B) for submissions to any Governmental Authority; (C) for purposes of administering this Lease; (D) in connection with Landlord’s ownership of the
Project; or (E) for compliance with a valid order of a court or other Governmental Authority or with any Legal Requirement. 
 (II) Any
Tenant Information obtained by Landlord shall not confer any rights or interests in the Tenant Information to Landlord or anyone else. All Tenant Information and any trade secret rights related thereto, are and remain the exclusive and absolute
property of Tenant. If Landlord, or anyone else for whom Landlord is liable breaches or attempts to breach the provisions of this Section 40(k), the injury to Tenant will be irreparable and money damages may not be an adequate remedy. In
such event, Tenant shall be entitled, in addition to all remedies available at law or in equity, to seek to obtain from any court of competent jurisdiction an injunction prohibiting Landlord or such other person from any further breach or attempted
breach of this Section 40(k). 
 [Signatures on next page] 

 102 Witmer Road/Auxilium Pharmaceuticals, Inc. - Page 33 
  

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

							
	 TENANT:
  
 AUXILIUM PHARMACEUTICALS, INC.,
 a Delaware
corporation

		
	By:	 	/s/ James E. Fickenscher
	Its:	 	Chief Financial Officer
	
	 LANDLORD:
  
 ARE-PA REGION NO. 6, LLC,
 a Delaware limited liability
company

		
	By:	 	 ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
 a
Delaware limited partnership,
 managing member

			
		 	By:	 	 ARE-QRS CORP.,
 a Maryland
corporation,
 general partner

			
		 		 	By /s/ Jennifer J.
Pappas                            ,
		 		 	Vice President and Assistant Secretary  

			
	Net/Gross Multi-Tenant Office/Laboratory	  	Street Address/Tenant - Page 1

  

 EXHIBIT A TO LEASE 
 DESCRIPTION OF PREMISES 

 

 

			
	Net/Gross Multi-Tenant Office/Laboratory	  	Street Address/Tenant - Page 1

  

 EXHIBIT B TO LEASE 
 DESCRIPTION OF PROJECT 
 Metes and Bounds description of Unit 30, Block 60A, APN #
36-00-11954-016, lands now or formerly Neose Technologies, Inc., Horsham Township, Montgomery County, Commonwealth of Pennsylvania as described on the ALTA/ACSM Land Title Survey prepared by Control Point Associates, Inc., dated August 8, 2006,
File No. CP97002.02 as follows: 
 BEGINNING at a concrete monument along the Northeasterly legal right-of-way of Witmer Road (a.k.a. T-405, 60.00 feet wide
right-of-way), at its intersection with the dividing line between Unit 30, Block 60A, APN #36-00-11954-016, Lands now or formerly Neose Technologies, Inc., and Unit 1, Block 60A, APN #36-00-11954-025, Lands now or formerly Liberty Property Limited
Partnership, and from said point of beginning running, thence; 
 1. along the northeasterly legal right-of-way line of Witmer Road, North 23 degrees 42
minutes 10 seconds West, a distance of 376.11 feet to a point, thence; 
 2. along the dividing line between Unit 30, Block 60A, APN # 36-00-11954-016, and
Unit 29, Block 60A, APN # 36-00-11954-007, Lands now or formerly Liberty Property Limited Partnership, North 44 degrees 49 minutes 22 seconds East, a distance of 428.99 feet to a railroad spike, thence; 
 3. along the dividing line between Unit 30, Block 60A, APN # 36-00-11954-016 and Unit 22, Block 60A, APN # 36-00-10235-052, Lands now or formerly Liberty Property
Limited Partnership, South 45 degrees 10 minutes 38 seconds East, a distance of 350.00 feet to a concrete monument; 
 4. along the dividing line between
Unit 30, Block 60A, APN #36-00-11954-016 and Unit 1, Block 60A, APN # 35-00-11954-025, South 44 degrees 49 minutes 22 seconds West, a distance of 566.68 feet to a concrete monument on the northeasterly legal right-of-way of Witmer Road and the point
and place of beginning. 
 Containing 174,242 square feet or 4.000 acres, more or less. 
 TOGETHER WITH easements as set forth in Easement Agreement between Liberty Property Limited Partnership, a Pennsylvania limited partnership and Neose Technologies, Inc., a Delaware corporation, dated January 24,
2002 and recorded January 30, 2002 in the Office of the Recorder of Deeds in and for the County of Montgomery, Pennsylvania in Deed Book 5393 at Page 2346. 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	FAS
System #	  	Equipment
Tag #	  	FAS
Tag #	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	Serial Number
	1a	  	2,203	  	AE-5048	  	01425	  	5/31/2005	  	GE Infrastructure Sensing	  	Kaye Validator 2000	  	Trailer	  	504030
	1a	  	N/A	  	AU-1000	  		  		  	GETINGE	  	AUTOCLAVE/STERILIZER	  	413	  	#N/A
	1a	  	1,535	  	BSC-1000	  	01005	  	8/11/2003	  	Thermo Forma	  	Bio Safe Cabinet-4 ft.	  	Pilot Plant - Rm 361	  	100902-3088
	1a	  	1,534	  	BSC-1001	  	00630	  	8/11/2003	  	Thermo Forma	  	Bio Safe Cabinet-4 ft.	  	Pilot Plant - Rm 362	  	100902-3085
	1a	  	1,944	  	BSC-1002	  	01258	  	7/31/2004	  	Thermo Forma	  	Bio Safety Cabinet-4ft	  	PP 169A	  	101603-03865
	1a	  	1,945	  	BSC-1003	  	01322	  	7/31/2004	  	Thermo Forma	  	Bio Safety Cabinet-4ft	  	PP - Rm 358	  	101603-03866
	1a	  	1,119	  	BSC-2000	  	00695	  	1/31/2002	  	ThermoForma	  	6ft Bio Safety Cabinet	  	PP- Room 316	  	0
	1a	  	1,117	  	BSC-2700	  	00696	  	1/31/2002	  	ThermoForma	  	6ft Bio Safety Cabinet	  	Room 324	  	22539
	1a	  	1,116	  	BSC-3000	  	00697	  	1/31/2002	  	ThermoForma	  	6ft Bio Safety Cabinet	  	PP Room 335	  	0
	1a	  	1,120	  	BSC-304	  	00694	  	1/31/2002	  	ThermoForma	  	4ft Bio Safety Cabinet	  	Room 304	  	22536 2070
	1a	  	1,115	  	BSC-3700	  	00698	  	1/31/2002	  	ThermoForma	  	6ft Bio Safety Cabinet	  	Room 341	  	22539
	1a	  	1,521	  	DW-0001	  	00621	  	7/11/2003	  	Lancer USA Inc	  	Glassware washing machine	  	Common Area 413	  	3E042738
	1a	  	1,522	  	DW-0002	  	00622	  	7/11/2003	  	Lancer USA Inc	  	Glassware washing machine	  	Common Area 413	  	3E042737
	1a	  	530	  	H-0003	  	00962	  		  	Labconco	  	Fisher Scientific-BioHood 6 ft Purif -6	  	Lab 9	  	0
	1a	  	N/A	  	H-0004	  		  		  	6 Foot	  	Biosafety Cabinet	  	Lab 1	  	#N/A
	1a	  	N/A	  	H-0005	  		  		  	6 Foot	  	Biosafety Cabinet	  	Lab 1	  	#N/A
	1a	  	N/A	  	H-0007	  		  		  	Labconco, 4 Foot	  	Biosafety Cabinet	  	Lab 10	  	#N/A
	1a	  	N/A	  	H-0010	  		  		  	Labconco	  	BIOLOGICAL SAFETY CABINET	  	Lab 8	  	010615620G
	1a	  	N/A	  	H-0011	  		  		  	Labconco	  	BIOLOGICAL SAFETY CABINET	  	Lab 8	  	010615613G
	1a	  	693	  	H-1009	  	00146	  	2/29/2000	  	ThermoQuest	  	Bio Safe Cabinet	  	WR LAB 4 ROOM 132	  	23855-339
	1a	  	682	  	ML-03	  	00127	  	1/28/2000	  	FTS Kinetics	  	Lyostar, LS 00013a (lyophilizer)	  	Rm 304	  	Neose # ML-003
	1a	  	1,450	  	PK-1850	  	00560	  	1/1/2003	  	Techniserv	  	CIP System	  	utility rm	  	PK1850
	1a	  	1,448	  	PK-1910	  	00561	  	1/1/2003	  	Steris	  	Clean Steam Generator	  	Utility rm	  	COA41480/PK1910
	1a	  	1,451	  	PK-1950	  	00556	  	1/1/2003	  	Techniserv	  	SIP System	  	PP 318	  	0
	1a	  	N/A	  	PN-01	  	n/a	  		  	Process Network	  	Plant SCADA Network, Domain Server,	  	327	  	
	1a	  	N/A	  	RP-1720	  		  		  	Fristam Pump	  	3 hp, 1750 rpm, 60+ gpm	  	308	  	none
	1a	  	N/A	  	RP-1990	  	N/A	  		  	Fristam Pump	  	3 hp, 1750 rpm, 60+ gpm	  	322	  	none
	1a	  	1,449	  	ST-1910	  	00553	  	1/1/2003	  	Steris	  	Autoclave	  	Rm #321	  	0
	1a	  	N/A	  	Z-100	  		  		  	1-Tank, w/ HX & 2 Pumps	  	Portable CIP skid	  	171	  	2005059
	1a	  	N/A	  	Z-101	  		  		  	1-Tank, w/ HX & 2 Pumps	  	Portable CIP skid	  	Rock Road	  	1054701

  

 Page 1 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	FAS
System #	  	Equipment
Tag #	  	FAS
Tag #	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	Serial Number
	1a	  	N/A	  	Z-1046	  		  		  	Gas Cylinders, Auto Change-	  	Oxygen System	  	Outside	  	n/a
	1a	  	N/A	  	Z-1049	  		  		  	O2 Deward, Auto Change-over	  	Liquid Oxygen Skid	  	Outside	  	n/a
	2a	  	N/A	  	AG-1020	  		  		  		  	High Shear Agitator	  	Portable	  	#N/A
	2a	  	1,860	  	AG-1600	  	00506	  	1/1/2003	  	Lightnin	  	Mixer Attachments-see sys 1500 & 1859	  	PP 309	  	R0237425501 &
401
	2a	  	1,500	  	AG-1700	  	00504	  	1/1/2003	  	Lightnin	  	Mixer Attachments-see sys 1859 & 1860	  	PP 308	  	R0237425501 &
401
	2a	  	N/A	  	AG-2000	  		  		  		  	Mix Tank Agitator	  	362	  	#N/A
	2a	  	N/A	  	AG-2001	  		  		  		  	Lightnin Agitator	  	Portable	  	#N/A
	2a	  	N/A	  	AG-2002	  		  		  		  	Lightnin Agitator	  	Portable	  	#N/A
	2a	  	N/A	  	AG-2003	  		  		  		  	Lightnin Agitator	  	Portable	  	#N/A
	2a	  	1,580	  	CF-1009	  	00759	  	10/23/2003	  	Separation Equipment	  	Sorvall RC-3C Plus w/H6000A Rotor	  	Pilot Plant - Rm 320	  	9500399
	2a	  	2,176	  	CF-1012	  	01429	  	3/3/2005	  	Block Scientific	  	Sorvall RC-3C Plus centrifuge w/6x1 L rotor	  	PP RM 362	  	0
	2a	  	1,445	  	CF-2500	  	00524	  	1/1/2003	  	Alfa Laval	  	Centrifuge #1-GMP Facility-CF2500	  	PP RM 326	  	7217 /
7219/4115645
	2a	  	1,595	  	CF-2700	  	00776	  	10/31/2003	  	Alfa Laval	  	LAPX 404	  	PP ROOM 320	  	4126585
	2a	  	1,446	  	CF-3500	  	00541	  	1/1/2003	  	Alfa Laval	  	Centrifuge #2-GMP Facility -CF3500	  	PP 339	  	7218/7220/4115482
	2a	  	N/A	  	F-803	  		  		  	10” diam, 38.5” High	  	Meissner Filter Housing	  	Portable	  	1627
	2a	  	N/A	  	FH-1001	  		  		  	CUNO	  	filter housing	  	Lab 5	  	#N/A
	2a	  	N/A	  	FH-1002	  		  		  	16” diam	  	CUNO Depth Filter	  	Portable	  	#N/A
	2a	  	N/A	  	FH-1004	  		  		  	12” diam	  	CUNO Depth Filter	  	Portable	  	#N/A
	2a	  	N/A	  	FH-1007	  		  		  	12” diam	  	CUNO Depth Filter	  	Portable	  	#N/A
	2a	  	N/A	  	FH-1009	  	N/A	  		  	8” Diam x 27” High	  	20” Millipore Filter housing	  	167	  	5072
	2a	  	1,453	  	P-2450	  	00527	  	1/1/2003	  	APV USA	  	Homogenizer	  	PP 326	  	1-01-302
	2a	  	1,461	  	P-2450	  	00529	  	1/1/2003	  	Allegheny Bradford	  	Cooling Exchanger	  	PP 326	  	2783880
	2a	  	N/A	  	R-100	  		  		  		  	1L reactor	  	168	  	WA42401397
	2a	  	N/A	  	R-105	  		  		  		  	4L reactor	  	168	  	WA42401397
	2a	  	N/A	  	R-200	  		  		  	1250L, jacketed, agitated	  	Reactor	  	302	  	none
	2a	  	1,456	  	R-2100	  	00515	  	1/1/2003	  	B. Braun Biotech	  	20L Fermenter R2100	  	PP ROOM 320	  	1654-15A
	2a	  	1,455	  	R-2200	  	00516	  	1/1/2003	  	B. Braun Biotech	  	200L Fermenter-R2200	  	PP 320	  	1655-200A
	2a	  	1,457	  	R-2300	  	00519	  	1/1/2003	  	B. Braun Biotech	  	2000L Fermenter-R2300	  	PP 320	  	1656-2000A
	2a	  	1,459	  	R-3100	  	00532	  	1/1/2003	  	B. Braun Biotech	  	20L Fermenter R3100	  	PP 337	  	1567-15A
	2a	  	1,458	  	R-3200	  	00535	  	1/1/2003	  	B. Braun Biotech	  	200L Fermenter-R3200	  	PP RM 337	  	1658-200A

  

 Page 2 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	FAS
System #	  	Equipment
Tag #	  	FAS
Tag #	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	Serial Number
	2a	  	1,454	  	R-3300	  	00536	  	1/1/2003	  	B. Braun Biotech	  	2000L Fermenter-R3300	  	PP RM 337	  	1659-2000A
	2a	  	N/A	  	R-500	  		  		  	300L, jacketed, agitated	  	Reactor	  	302	  	n/a
	2a	  	1753	  	SI-0004	  	00964	  		  	New Brunswick	  	Fisher-(2) shakers model C-25KC incubat	  	Lab 5	  	lab1-
890265684
	2a	  	1,106	  	SI-0010	  	00304	  	1/17/2002	  	B. Braun Biotech	  	Incubating Shaking Cabinets- (3 of the	  	COMMON AREA 413	  	2208012500274
	2a	  	1,854	  	SI-0011	  	00305	  	1/17/2002	  	B. Braun Biotech	  	Incubating Shaking Cabinets- (3 of the	  	COMMON AREA 413	  	108012500283
	2a	  	1,855	  	SI-0012	  	00306	  	1/17/2002	  	B. Braun Biotech	  	Incubating Shaking Cabinets- (3 of the	  	COMMON AREA 413	  	
	2a	  	1,022	  	SI-0015	  	00568	  	9/27/2001	  	B. Braun Biotech	  	Incubating Shaking Cabinet	  	PP-rm 316	  	409012500280
	2a	  	1,869	  	SI-0018	  	00751	  	10/15/2003	  	B. Braun Biotech	  	Certomat IS benchtop incubating shaker	  	Rm 361 - PP	  	00101/03,
00102/03
	2a	  	1,575	  	SI-0019	  	01080	  	10/15/2003	  	B. Braun Biotech	  	Certomat IS benchtop incubating shaker	  	PP Rm 362,	  	00101/03,
00102/03
	2a	  	1,475	  	TK-1430	  	00549	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK 1430	  	PP ROOM 302	  	8689-4-2-1
	2a	  	1,479	  	TK-1510	  	00554	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank TK-1510	  	PP 312	  	2479785
	2a	  	1,471	  	TK-1515	  	00545	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank TK-1515	  	PP ROOM 312	  	2479786
	2a	  	1,470	  	TK-1520	  	00544	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK 1520	  	PP 312	  	2479694
	2a	  	1,473	  	TK-1525	  	00547	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK 1525	  	pp room 312	  	2479695
	2a	  	1,466	  	TK-1550	  	00514	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank TK-1550	  	PP 312	  	8689-4-2-2
	2a	  	1,474	  	TK-1555	  	00548	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank TK-1555	  	PP MOBILE	  	8689-4-2-3
	2a	  	1,472	  	TK-1560	  	00546	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank TK-1560	  	PP 312	  	8689-4-3-1
	2a	  	1,478	  	TK-1565	  	00552	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK 1565	  	PP 322	  	8689-4-3-2
	2a	  	1,463	  	TK-1600	  	00507	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank TK-1600	  	PP ROOM 307	  	2479665
	2a	  	1,462	  	TK-1700	  	00505	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-1700, 200L Atmospheric Ve	  	PP 308	  	2479634
	2a	  	N/A	  	TK-2001	  		  		  		  	Mixtainer	  	Portable	  	none
	2a	  	N/A	  	TK-2002	  		  		  		  	Mixtainer	  	Portable	  	none
	2a	  	N/A	  	TK-202	  		  		  	STAINLESS FABRICATION	  	HOLDING TANK	  	Lab 5	  	3822
	2a	  	N/A	  	TK-203	  		  		  	3000L, jacketed, agitated	  	Reactor	  	171	  	3822
	2a	  	1,467	  	TK-2400	  	00522	  	1/1/2003	  	Allegheny Bradford	  	Tank-TK2400	  	PP 320	  	8689-5-1-1
	2a	  	1,468	  	TK-2600	  	00528	  	1/1/2003	  	Allegheny Bradford	  	STATIONARY Tank-TK 2600	  	PP RM 326	  	8689-5-1-2
	2a	  	1,469	  	TK-3400	  	00537	  	1/1/2003	  	Allegheny Bradford	  	Tank-TK-3400	  	PP RM 337	  	2479755
	2a	  	N/A	  	TK-5004	  		  		  		  	Mixtainer	  	Portable	  	n/a
	2a	  	N/A	  	TK-502	  		  		  	500L, jacketed, agitated	  	Reactor	  	171	  	n/a
	2a	  	N/A	  	TK-503	  		  		  	1000L, jacketed, agitated	  	Reactor	  	171	  	n/a

  

 Page 3 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	FAS
System #	  	Equipment
Tag #	  	FAS
Tag #	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	Serial Number
	2a	  	N/A	  	TK-517	  		  		  	600L, jacketed, agitated	  	Reactor	  	169	  	n/a
	2a	  	1,465	  	TK-620	  	00513	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK620 Portable Vessel	  	PP Mobile	  	2479693
	2a	  	1,464	  	TK-630	  	00512	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK630-Portable Vessel	  	PP ROOM 312	  	8689-4-1-1
	2a	  	1,477	  	TK-631	  	00551	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank-TK-631 250L Portable Vess	  	PP 312	  	8689-4-1-2
	2a	  	1,476	  	TK-632	  	00550	  	1/1/2003	  	Allegheny Bradford	  	Portable Tank, 250L Portable Vessel TK-	  	PP 312	  	8689-4-1-3
	2a	  	N/A	  	TK-801A	  		  		  	4,000 L, Jacketed w/ agitator	  	Reactor	  	169	  	E32702
	2a	  	N/A	  	TK-801B	  		  		  	4,000 L, Jacketed w/ agitator	  	Reactor	  	169	  	E32702
	2a	  	2,206	  	X-5041	  	01431	  	6/30/2005	  	Microfluidics	  	Low air consumption microfluidizer process	  	PP	  	0
	2a	  	1,423	  	Z-1006	  	00661	  	3/19/2003	  	Millipore	  	Pellicon Assembly	  	Pilot Plant -320	  	SKID Z1006
	2a	  	1,249	  	Z-1008	  	00557	  	6/19/2002	  	Cuno Filtration Sales	  	Cunocheck 2 Integrity tester	  	PP PORTABLE	  	MC0057
	2a	  	1,345	  	Z-1009	  	00387	  	11/25/2002	  	Amersham Biosciences	  	6mm std gradient bioprocess system	  	PP Room 171	  	1054701
	2a	  	1,538	  	Z-1011	  	00972	  	8/31/2003	  	Amersham Bioscience	  	Akta Pilot w/ control-see notes	  	Pilot Plant - mobile	  	0109 3298
	2a	  	1,541	  	Z-1011	  	00974	  	8/31/2003	  	Amersham Bioscience	  	FRAC 950	  	Pilot Plant - rm 171	  	0109 3115
	2a	  	1,542	  	Z-1012	  	00969	  	8/31/2003	  	Amersham Biosciences	  	AKTA Pilot w/control	  	Pilot Plant - mobile	  	0109 3295
	2a	  	1,539	  	Z-1012	  	00971	  	8/31/2003	  	Amersham Bioscience	  	Akta Pilot w/ control	  	Pilot Plant - mobile	  	0109 3296
	2a	  	1,544	  	Z-1012	  	00973	  	8/31/2003	  	Amersham	  	Frac 950	  	Pilot Plant - mobile	  	0109 2786
	2a	  	1,600	  	Z-1018	  	00782	  	11/30/2003	  	Stainless Technology	  	30L Atmospheric Single Wall Tank	  	Pilot Plant - Mobile	  	6073
	2a	  	1,570	  	Z-1018	  	01014	  	9/30/2003	  	Millipore Corporation	  	Pellicon 2 SS holder assembly	  	Pilot Plant - Rm 167	  	N/A
	2a	  	N/A	  	Z-1024	  		  		  	20L Tk, Mini flat sheet holder &	  	Small TFF Skid	  	171	  	n/a
	2a	  	N/A	  	Z-1029	  		  		  	20L Tk, Mini flat sheet holder &	  	TFF Skid (Small)	  	169A	  	n/a
	2a	  	1,657	  	Z-1031	  	01116	  	2/29/2004	  	Fisher	  	Labscale TFF System 115V	  	Pilot Plant - Rm 358	  	P4BN3896015
	2a	  	1,691	  	Z-1032	  	01220	  	4/21/2004	  	Amersham Biosciences Corp	  	Akta Purifier 100—see sys 1895	  	Pilot Plant Rm 169A	  	01118766,
01118419
	2a	  	1,540	  	Z-1039	  	00970	  	8/31/2003	  	Amersham Bioscience	  	FRAC 950	  	Pilot Plant -RM 171	  	0109 2780
	2a	  	1,715	  	Z-1039	  	01223	  	5/31/2004	  	Amersham Biosciences	  	Akta purifier 100-see sys 1928	  	Pilot Plant - Rm 171	  	01129910,
01129977
	2a	  	1,744	  	Z-1040	  	01222	  	6/30/2004	  	Amersham Biosciences	  	6mm Standard Gradient Bioprocess System	  	Pilot Plant - Rm 171	  	1131299
	2a	  	N/A	  	Z-1048	  		  		  	mini TFF holder, peristaltic	  	10K TFF Skid	  	358	  	n/a
	2a	  	479	  	Z-1100A	  	00376	  		  		  	B. Braun Biotech Inc.- 2 biostat C 15L	  	WR LAB 5a Room 135A	  	00257/96,
00256/96
	2a	  	1,751	  	Z-1100B	  	00377	  		  		  	B. Braun Biotech Inc.- 2 biostat C 15L	  	WR LAB 5a Room 135A	  	00257/96,
00256/96
	2a	  	953	  	Z-1100C	  	00383	  	5/11/2001	  	B. Braun Biotech	  	Keofit Sample Valve, Biostat-see sys 18	  	WR LAB 5	  	01010/97,
01008/97
	2a	  	992	  	Z-1100E	  	00289	  	7/18/2001	  	B. Braun Biotech	  	Fermenter	  	WR LAB 5a Room 135A	  	04087/01

  

 Page 4 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	 FAS
 System #
	  	 Equipment
 Tag #
	  	 FAS
 Tag #
	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	 Serial Number

	2a	  	993	  	Z-1100F	  	00290	  	7/18/2001	  	B. Braun Biotech	  	Fermenter-see notes tab-BIOSTAT C-15	  	Lab 5A	  	04088/01
	2a	  	994	  	Z-1100K	  	00384	  	7/18/2001	  	B. Braun Biotech	  	Fermenter-biostat C15	  	Lab 5	  	0414a/01
	2a	  	1,137	  	Z-119	  	00912	  	2/14/2002	  	Millipore Corporation	  	Labscale TFF System	  	WR Lab 3	  	
	2a	  	650	  	Z-1200	  	00733	  		  	ALLEGHENY BRADFORD	  	ALLEGHENY BRADFORD-150L FERME	  	WR LAB 5	  	0
	2a	  	1,133	  	Z-1200A	  	00772	  	2/28/2002	  	Allegheny Bradford Corp	  	150L ASME code Fermentor with mixer ass	  	Lab 5	  	0
	2a	  	649	  	Z-1300	  	00732	  		  	ALLEGHENY BRADFORD	  	ALLEGHENY BRADFORD-1000L FERM	  	WR LAB 5	  	0
	2a	  	N/A	  	Z-203PC/
MT03	  	00160	  		  		  	CONTROLLER	  	Lab 5	  	3241-1-1
	3a	  	N/A	  	AE-1013-1	  		  		  	YSI	  	ANALYZER	  	Lab 8	  	#N/A
	3a	  	912	  	AE-1022	  	00259	  	4/4/2001	  	Fisher Scientific	  	Spectrophotometer	  	WR LAB 6 Room 135	  	3FGD037003
	3a	  	1,302	  	AE-1029	  	00986	  	9/25/2002	  	Fisher Scientific	  	Thermo-spectronic genesys 20 spectropho	  	PP-Rm 316	  	neose # AE-1029
	3a	  	1,536	  	AE-1041	  	00648	  	8/31/2003	  	Guava Technologies	  	Guava PCA System-see sys 1866	  	PP 362	  	GTI-0300372, DPDL831
	3a	  	1,568	  	AE-1042	  	01019	  	9/30/2003	  	Fisher Scientific	  	Gensys 5 spectophotometer package	  	Pilot Plant - Rm 361	  	3V8F157005
	3a	  	1,723	  	AE-1051	  	01231	  	6/16/2004	  	Guava Technologies	  	Guava PCA System	  	Pilot Plant - Rm 337	  	GTI-0400438
	3a	  	1,956	  	AE-1055	  	01343	  	8/31/2004	  	Cambrex Bio Science	  	Channel Reader w/ incubator UV Genrc	  	Lab 1 QC	  	1919188
	3a	  	1,696	  	Agilent1	  	01165	  	4/30/2004	  	Agilent Technologies	  	Micro Vacuum Degasser	  	WR Lab 9 - Rm 146	  	JP40714634
	3a	  	1,693	  	Agilent1	  	01167	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC System with Cerity Software P	  	WR Lab 9 - Rm 146	  	
	3a	  	1,896	  	Agilent1	  	01168	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC System with Cerity Soft Packg	  	WR Lab 9 - Rm 146	  	
	3a	  	1,897	  	Agilent1	  	01169	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC Sys w/ Cerity Soft Packg-see	  	WR Lab 9 - Rm 146	  	
	3a	  	1,898	  	Agilent1	  	01170	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC Sys w/ Cerity Soft Packg-sys	  	WR Lab 9 - Rm 146	  	
	3a	  	1,899	  	Agilent1	  	01171	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC Sys w/ Cerity Soft Packg-see	  	WR Lab 9 - Rm 146	  	
	3a	  	1,703	  	Agilent1	  	01172	  	4/30/2004	  	Agilent Technologies	  	GMP Stand alone Bundle Cerity, IQ/OQ	  	WR Lab 9 - Rm 146	  	FRB40801S1
	3a	  	1,697	  	Agilent2	  	01166	  	4/30/2004	  	Agilent Technologies	  	Micro Vacuum Degasser	  	Lab 9 - Rm 146	  	JP40714765
	3a	  	1,694	  	Agilent2	  	01173	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC System with Cerity Software P	  	WR Lab 9 - Rm 146	  	
	3a	  	1,900	  	Agilent2	  	01174	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC System with Cerity Soft Packg	  	WR Lab 9 - Rm 146	  	
	3a	  	1,901	  	Agilent2	  	01175	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC Sys w/ Cerity Soft Packg-see	  	WR Lab 9 - Rm 146	  	
	3a	  	1,903	  	Agilent2	  	01177	  	4/30/2004	  	Agilent Technologies	  	1100 HPLC Sys w/ Cerity Soft Packg-sys	  	WR Lab 9 - Rm 146	  	
	3a	  	765	  	CF-0149	  	00149	  	6/22/2000	  	Jouan	  	Centrifuge MR1812	  	WR LAB 4 Room 132	  	49709025
	3a	  	1,274	  	CF-1005	  	00709	  	8/13/2002	  	Fisher Scientific	  	Marathon 16km microcentrifuge	  	WR LAB 6 Room 135B	  	207N0037
	3a	  	N/A	  	CF-1006	  		  		  	Benchtop	  	Centrifuge	  	337	  	04004
	3a	  	1,553	  	CF-1007	  	01020	  	9/18/2003	  	Fisher Scientific	  	Eppendorf Centrifuge 541R w/o Rotor 115	  	Pilot Plant - Rm 316	  	5426-07848

  

 Page 5 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	 FAS
 System #
	  	 Equipment
 Tag #
	 	 FAS
 Tag #
	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	Serial Number
	3a	  	N/A	  	CF-1010	 		  		  	Benchtop	  	Centrifuge	  	361	  	#N/A
	3a	  	N/A	  	CF-1011	 		  		  	Benchtop	  	Centrifuge	  	362	  	#N/A
	3a	  	2,098	  	CF-1377	 	01377	  	10/31/2004	  	Amersham Biosciences Corp	  	Fraction Collector 200	  	Cold Room	  	1130435
	3a	  	1,643	  	EDAS-290	 	01114	  	1/31/2004	  	Fisher	  	EDAS 290 EPI Win 110V, Demo Unit	  	WR Lab 9 ROOM 132	  	EKT03201771
	3a	  	730	  	EV-522	 	00129	  	4/24/2000	  	Pope Scientific	  	Liquid pump distilbate POPE (see also F	  	Room 168	  	0
	3a	  	526	  	EV-522	 	00977	  		  		  	Pope Scientific, Inc.-addition to FAS #	  	PP-Rm 168	  	0
	3a	  	265	  	FD-0965	 	00965	  		  		  	Fisher - Freeze Dryer (Labconco)	  	Common Lab Area 413	  	#N/A
	3a	  	N/A	  	FP-100	 		  		  	SIM AMINCO	  	CELL PRESS	  	413	  	#N/A
	3a	  	N/A	  	FPLC-1	 		  		  	AMERSHAM	  	HPLC SYSTEM - FPLC	  	Lab 3	  	#N/A
	3a	  	1,313	  	FPLC-2	 	00375	  	10/11/2002	  	Amersham Biosciences Corp	  	AKTA fplc	  	WR Lab 3	  	1057859
	3a	  	2,124	  	HPLC-1370	 	01367	  	11/30/2004	  	Agilent Technologies	  	1100 Thermostatted Well-plate Sampler	  	Lab 7	  	DE43603782
	3a	  	2,125	  	HPLC-1370	 	01368	  	11/30/2004	  	Agilent Technologies	  	1100 Thermostatted column Compartment	  	Lab 7	  	DE43642389
	3a	  	2,126	  	HPLC-1370	 	01369	  	11/30/2004	  	Agilent Technologies	  	1100 Diode-array Detector	  	Lab 7	  	DE43623550
	3a	  	2,123	  	HPLC-1370	 	01370	  	11/30/2004	  	Agilent Technologies	  	1100 Binary Pump	  	Lab 7	  	DE43616461
	3a	  	1,576	  	KF-02	 	01078	  	10/23/2003	  	Fisher Scientific	  	KFD Titrino 758/B-20	  	WR LAB 9	  	10576598
	3a	  	729	  	M-01	 	00107	  	4/24/2000	  	Fisher Scientific	  	Microscope- Zeiss- Axiostar	  	Lab 1	  	33485
	3a	  	2,127	  	MFT03
(HPLC 1370	 	01371	  	11/30/2004	  	Agilent Technologies	  	HPLC 2D ChemStation S/W License Bundle	  	Lab 7	  	USU4390DW3
	3a	  	1,243	  	MI-200	 	00583	  	6/30/2002	  	Millipore Corporation	  	Milliflex Vacuum Filtration System	  	LAB 1	  	0
	3a	  	1,617	  	MPR-01	 	00787	  	12/16/2003	  	Molecular Devices	  	Spectramax Plus 384 microplate reader w	  	QC 147	  	MN03884
	3a	  	N/A	  	N/A	 		  		  	CENTRIFUGE	  	FISHER	  	Lab 6	  	51200419
	3a	  	1,671	  	OS-01	 	01150	  	3/31/2004	  	Fisher	  	Osmette Osmometer	  	WR Lab 9	  	HE0309B
	3a	  	1,625	  	P-2460	 	01113	  	12/31/2003	  	APV North America	  	APV1000 Laboratory Homogenizer	  	Lab 2	  	1-0.3785
	3a	  	661	  	PO-01	 	00945	  		  	VWR Scientific Products	  	VWR- polax 2L display polarimeter	  	QC 146	  	990223
	3a	  	N/A	  	QC01	 		  		  	Beckman	  	Beckman HPLC (Autosampler, detector,	  	Lab 9	  	252645
	3a	  	N/A	  	QC05-1	 		  		  	Dionex	  	Dionex HPLC (Autosampler, detector,	  	Lab 9	  	n/a
	3a	  	N/A	  	QC05-2	 		  		  	Dionex	  	Dionex HPLC (Autosampler, detector,	  	Lab 9	  	n/a
	3a	  	N/A	  	QC-15	 		  		  		  	AUTOSAMPLER	  	Lab 9	  	042/00821
	3a	  	855	  	RI-71	 	00818	  	1/18/2001	  	Beckman Coulter, Inc	  	Shodex Refractive Index Detector-RI-71,	  	WR LAB 9	  	
	3a	  	1,276	  	SB-100	 	00705	  	8/19/2002	  	Fisher Scientific	  	Sonic Dismembrator	  	WR LAB 6 Room 135b	  	FS1392
	3a	  	897	  	SDWATERS	 	00321	  	3/6/2001	  	Dell Direct Sales	  	Dell 866 mhz	  		  	F9D1D01

  

 Page 6 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	 FAS
 System #
	  	 Equipment
 Tag #
	  	 FAS
 Tag #
	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	 Serial Number

	3a	  	1,615	  	SP-0495	  	00495	  	12/31/2003	  	Digilab	  	U2810 UV/Vis Spectrophotometer	  	Lab 5	  	5860016
	3a	  	1,712	  	SP-1199	  	01199	  	5/27/2004	  	Amersham Biosciences	  	Ultrospec 4300 Pro, plum	  	WR Lab 3	  	80-2112-45
	3a	  	28	  	SS02	  	00994	  		  		  	Beckman Centrifuge & Rotors (2)	  	WR Lab 3	  	#N/A
	3a	  	N/A	  	TOC-01	  	00224	  		  	TOC	  	Sievers	  	Lab 9	  	01022453/AS928
	3a	  	685	  	UV-101	  	00902	  	1/31/2000	  	Shimadzu Scientific Instr	  	UV-Vis Detector Spectro	  	Lab 6	  	200505
	3a	  	N/A	  	V-512A	  		  		  	w/ distillation columns	  	Rotovap	  	168	  	US 53400689
	3a	  	N/A	  	V-513A	  		  		  	w/ distillation columns	  	Rotovap	  	168	  	US 53400689
	3a	  	895	  		  	00223	  	3/15/2001	  	Sievers Instruments Inc	  	Portable TOC Package Sievers Model 800-	  	WR LAB 9 Room 146	  	TOC0102-2453
	3a	  	1,826	  		  	00225	  	3/15/2001	  	Sievers Instruments Inc	  	Portable TOC Package Sievers Model 800-	  	LAB 9 Room 146	  	TOC0102-2453
	3a	  	N/A	  		  		  		  	FISHER	  	MICROSCOPE	  	Lab 5A	  	#N/A
	3a	  	N/A	  		  		  		  	WATERS	  	PHOTO DIODE ARRAY DETECTOR	  	Lab 8	  	#N/A
	6a	  	841	  	MT02	  	00985	  	11/17/2000	  	Dell Direct Sales	  	Dell 866Mhz GX110 mini tower	  	Lab 5a	  	61SF401
	6a	  	714	  		  	00021	  	3/9/2000	  	Copy-Quik	  	Ricoh Copier	  	Receptionist Area	  	57925
	6a	  	803	  		  	00024	  	8/24/2000	  	Copi-Quik	  	Digital Copier & Digital Feeder-Ricoh	  	Copy Room	  	59360
	6a	  	775	  		  	00096	  	6/30/2000	  	Universal Access	  	Compaq Server Rack	  	Server Room 190	  	0
	6a	  	1,808	  		  	00160	  	9/22/2000	  	Dell Direct Sales	  	Dell 733 Mhz-see sys 819	  	Room 135	  	GVZL101
	6a	  	829	  		  	00174	  	10/6/2000	  	Affiliated Business Solut	  	Fax Machine 3170	  	Reception Area	  	UYP18793
	6a	  	946	  		  	00209	  	4/13/2001	  	Dell Direct Sales	  	Dell 866 mhz	  	IT	  	5CX7H01
	6a	  	955	  		  	00244	  	5/17/2001	  	Hello Direct	  	Polycom Viewstation-see Notes tab	  	Conf Room B	  	0
	6a	  	1,064	  		  	00308	  	11/28/2001	  	Dell Marketing LP	  	Pentium III-see sys 1851	  	WR LAB 4 ROOM 132	  	3CC2011
	6a	  	1,251	  		  	00373	  		  	Parente Tech	  	Avaya Prologix Phone System-201 Witmer	  		  	
	6a	  	1,290	  		  	00389	  	8/1/2002	  	Vistacom	  	Soundstation for lunchroom	  	phonecloset-blackrac	  	0
	6a	  	1,405	  		  	00395	  	2/14/2003	  	CDW Computer Services	  	SCADA Rack Accessories	  	Server Room	  	0
	6a	  	848	  		  	00428	  	12/31/2000	  	Software House Inter	  	Server for Neose West	  	WR	  	D045DKH1K161
	6a	  	1,452	  		  	00566	  	1/1/2003	  	Techniserv	  	SCADA/BOP System	  	WR SERVER	  	0
	6a	  	1,275	  		  	00590	  	8/19/2002	  	CDW	  	CPQ EVO N800V 8/1.6 20GB Office XPP	  	P. Toland Trailer	  	5Y27KSQZW00J
	6a	  	1,546	  		  	00626	  	8/31/2003	  	ePlus Technologies	  	Cisco Catalyst 3550 24 10/100 inline po	  	Server Room	  	CAT0713Y0S3
	6a	  	1,127	  		  	00738	  	1/31/2002	  	Virtus Partners, LLC	  	HP Autoloader	  	WR Server Room	  	0
	6a	  	1,339	  		  	00918	  	10/30/2002	  	TrueTime, Inc	  	Synchronized network time server	  	server room	  	
	6a	  	625	  		  	00943	  		  	META CHEM TECHNOLOGIES	  	Canon Fax (admin area)	  	UYG34350	  	0

  

 Page 7 of 8 

			
	Witmer Road Property - Included Assets	  	Exhibit B

  

			
	Grouping Legend	  	
	1a General Building Infrastructure	  	
	2a Process Equipment	  	
	3a Lab Equipment	  	
	6a IT Equipment	  	

  

																	
	Group	  	 FAS
 System #
	  	 Equipment
 Tag #
	  	 FAS
 Tag #
	  	Acq Date	  	 Vendor
	  	 Description
	  	 Location
	  	Serial Number
	6a	  	1,648	  		  	01115	  	1/31/2004	  	Suppression Systems Inc	  	Fike SHP/Clean Agent Fire Suppression S	  	Server Room	  	0400885 - tank
	6a	  	1,273	  		  	1273NT	  	8/30/2002	  	B. Braun Biotech	  	PCI Bus Board	  		  	0
	6a	  	1,277	  		  	1277NT	  	8/30/2002	  	Rumsey Electric	  	RSLogix500 Programming Software	  	SCDA laptop	  	0
	6a	  	1,295	  		  	1295NT	  	9/18/2002	  	Rumsey Electric	  	SCADA Software	  	software	  	0
	6a	  	1,344	  		  	1344NT	  	11/11/2002	  	Ionics Instruments	  	Analog motherboard for model #400 TOC a	  	Computer Board	  	0
	6a	  	1,379	  		  	1379NT	  	12/31/2002	  	The MNM Group, Inc	  	Install Additional Cable trays, panels in new used in Room 190	  		  	0
	6a	  	1,588	  		  	1588NT	  	10/7/2003	  	ePlus Technology	  	Wireless Installation	  		  	0
	6a	  	1,641	  		  	1641NT	  	12/31/2003	  	CDW	  	APC Rack -mount LCD Monitor/Keyboard Drawr-Citrix-see #1605,16	  		  	0
	6a	  	776	  		  	776NT	  	6/30/2000	  	Associated Building	  	Projection Screen in Lunch Room	  		  	#N/A
	6a	  		  		  		  		  		  	One 4-port KVM switch	  	Room #190	  	
	6a	  		  		  		  		  		  	One 16-port KVM switch (SCADA Rack)	  	Room #190	  	
	6a	  		  		  		  		  		  	One APC UPS 3000	  	Room #190	  	
	6a	  		  		  		  		  		  	One APC Netshelter Wall Mounted Rack	  	Room #190	  	
	6a	  		  		  		  		  		  	One Cisco 3500-48 port switch (SCADA net	  	Room #190	  	FAB0549Q28Q
	6a	  		  		  		  		  		  	One Nextel BDA (actually owned by Nextel	  	Room #190	  	
	6a	  		  		  		  		  		  	Five Cisco Aironet 802.11 B access points	  	Distributed throughout	  	
	6a	  		  		  		  		  		  	Three AIR-ANT2012 and Two AIR-ANT59	  	Distributed throughout	  	
	6a	  		  		  		  		  		  	Two infrastructure racks and patch panels (c	  	Room #190	  	
	6a	  		  		  		  		  		  	One HP OfficeJet G95 (Fax/Scanner/Color Printer/Copier)	  		  	SG19E13TJ
	6a	  		  		  		  		  		  	One HP 2200D Black & White Laser Printer (includes a network card-	  		  	JPGG72421
	6a	  		  		  		  		  		  	One HP 2200D Black & White Printer (local printer)	  		  	CNDRC55654
	6a	  	1,144	  		  		  	2/11/2002	  	Rodata	  	Visual Concert-see notes tab-goes with FAS	  	Conf Rm B	  	0

  

 Page 8 of 8 

			
	Rules and Regulations	  	Street Address/Tenant - Page 1

  

 EXHIBIT C TO LEASE 
 THIS WORK LETTER (this “Work Letter”) is incorporated into that certain Lease (the “Lease”) dated as of
September 1, 2006 by and between ARE-PA REGION NO. 6, LLC, a Delaware limited liability company (“Landlord”), and AUXILIUM PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”). Any initially
capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
 1. General Requirements. 

(a) Tenant’s Authorized Representative. Tenant designates Michael Cowan (“Tenant’s Representative”) as the only
person authorized to act for Tenant pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any request, approval, inquiry or other communication (“Communication”) from or on behalf of Tenant in
connection with this Work Letter unless such Communication is in writing from Tenant’s Representative. Tenant may change either Tenant’s Representative at any time upon not less than 5 business days advance written notice to Landlord.

 (b) Landlord’s Authorized Representative. Landlord designates Lawrence J. Diamond and Vincent R. Ciruzzi (either such
individual acting alone, “Landlord’s Representative”) as the only persons authorized to act for Landlord pursuant to this Work Letter. Tenant shall not be obligated to respond to or act upon any request, approval, inquiry or
other Communication from or on behalf of Landlord in connection with this Work Letter unless such Communication is in writing from Landlord’s Representative. Landlord may change either Landlord’s Representative at any time upon not less
than 5 business days advance written notice to Tenant. 
 (c) Architects, Consultants and Contractors. Landlord and Tenant hereby
acknowledge and agree that the architect (the “TI Architect”) for the Tenant Improvements (as defined in Section 2(a) below), the general contractor and any subcontractors for the Tenant Improvements shall be selected by
Tenant, subject to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord shall be named a third party beneficiary of any contract entered into by Tenant with the TI Architect, any consultant,
any contractor or any subcontractor, and of any warranty made by any contractor or any subcontractor. 
 2. Tenant Improvements.

 (a) Tenant Improvements Defined. As used herein, “Tenant Improvements” shall mean all improvements to the Premises
desired by Tenant of a fixed and permanent nature. Other than funding the TI Allowance (as defined below) as provided herein, Landlord shall not have any obligation whatsoever with respect to the finishing of the Premises for Tenant’s use and
occupancy. 
 (b) Tenant’s Space Plans. Before performing any Tenant Improvements, Tenant shall deliver to Landlord schematic
drawings and outline specifications (the “TI Design Drawings”) detailing Tenant’s requirements for the Tenant Improvements. Not more than 5 business days thereafter, Landlord shall deliver to Tenant the written objections,
questions or comments of Landlord and the TI Architect with regard to the TI Design Drawings. Tenant shall cause the TI Design Drawings to be revised to address such written comments and shall resubmit said drawings to Landlord for approval within 7
business days thereafter. Such process shall continue until Landlord has approved the TI Design Drawings. 
 (c) Working Drawings. Not
later than 20 business days following the approval of the TI Design Drawings by Landlord, Tenant shall cause the TI Architect to prepare and deliver to Landlord for review and comment construction plans, specifications and drawings for the Tenant
Improvements (“TI Construction Drawings”), which TI Construction Drawings shall be prepared substantially in accordance with the TI Design Drawings. Tenant shall be solely responsible for ensuring that the TI Construction Drawings
reflect Tenant’s requirements for the Tenant Improvements. Landlord shall deliver its written comments on the TI Construction Drawings to Tenant not later than 5 business days after Landlord’s receipt of the same; provided,
however, that Landlord may not disapprove any matter that is consistent 

			
	Rules and Regulations	  	Street Address/Tenant - Page 2

  

 
with the TI Design Drawings. Tenant and the TI Architect shall consider all such comments in good faith and shall, within 20 business days after receipt,
notify Landlord how Tenant proposes to respond to such comments. Any disputes in connection with such comments shall be resolved in accordance with Section 2(d) hereof. Provided that the design reflected in the TI Construction Drawings is
consistent with the TI Design Drawings, Landlord shall approve the TI Construction Drawings submitted by Tenant. Once approved by Landlord, subject to the provisions of Section 4 below, Tenant shall not materially modify the TI Construction
Drawings except as may be reasonably required in connection with the issuance of the TI Permit (as defined in Section 3(a) below). 
 (d) Approval and Completion. If any dispute regarding the design of the Tenant Improvements is not settled within 10 business days after notice of such dispute is delivered by one party to the other, Tenant may make the final
decision regarding the design of the Tenant Improvements, provided (i) Tenant acts reasonably and such final decision is either consistent with or a compromise between Landlord’s and Tenant’s positions with respect to such dispute,
(ii) that all costs and expenses resulting from any such decision by Tenant shall be payable out of the TI Allowance (as defined in Section 4(b) below), and (iii) Tenant’s decision will not affect the base Building, structural
components of the Building or any Building Systems (in which case Landlord shall make the final decision). Any changes to the TI Construction Drawings following Landlord’s and Tenant’s approval of same requested by Tenant shall be
processed as provided in Section 4 hereof. 
 3. Performance of the Tenant Improvements. 
 (a) Commencement and Permitting of the Tenant Improvements. Tenant shall commence construction of the Tenant Improvements upon obtaining and
delivering to Landlord a building permit (the “TI Permit”) authorizing the construction of the Tenant Improvements consistent with the TI Construction Drawings approved by Landlord. The cost of obtaining the TI Permit shall be
payable from the TI Allowance. Landlord shall assist Tenant in obtaining the TI Permit. Prior to the commencement of the Tenant Improvements, Tenant shall deliver to Landlord a copy of any contract with Tenant’s contractors (including the TI
Architect), and certificates of insurance from any contractor performing any part of the Tenant Improvement evidencing industry standard commercial general liability, automotive liability, “builder’s risk”, and workers’
compensation insurance. Tenant shall cause the general contractor to provide a certificate of insurance naming Landlord, Alexandria Real Estate Equities, Inc., and Landlord’s lender (if any) as additional insureds for the general
contractor’s liability coverages required above. 
 (b) Selection of Materials, Etc. Where more than one type of material or
structure is indicated on the TI Construction Drawings approved by Tenant and Landlord, the option will be within Tenant’s reasonable discretion if the matter concerns the Tenant Improvements, and within Landlord’s sole and absolute
discretion if the matter concerns the structural components of the Building or any Building System. 
 (c) Tenant Liability. Tenant
shall be responsible for correcting any deficiencies or defects in the Tenant Improvements. 
 (d) Substantial Completion. Tenant
shall substantially complete or cause to be substantially completed the Tenant Improvements in a good and workmanlike manner, in accordance with the TI Permit subject, in each case, to Minor Variations and normal “punch list” items of a
non-material nature which do not interfere with the use of the Premises (“Substantial Completion” or “Substantially Complete”). Upon Substantial Completion of the Tenant Improvements, Tenant shall require the TI
Architect and the general contractor to execute and deliver, for the benefit of Tenant and Landlord, a Certificate of Substantial Completion in the form of the American Institute of Architects (“AIA”) document G704. For purposes of
this Work Letter, “Minor Variations” shall mean any modifications reasonably required: (i) to comply with all applicable Legal Requirements and/or to obtain or to comply with any required permit (including the TI Permit);
(ii) to comport with good design, engineering, and construction practices which are not material; or (iii) to make reasonable adjustments for field deviations or conditions encountered during the construction of the Tenant Improvements.

			
	Rules and Regulations	  	Street Address/Tenant - Page 3

  

 (e) Changes. Any changes requested by Tenant to the Tenant Improvements after the delivery and
approval by Landlord of the TI Design Drawings, shall be requested and instituted in accordance with the provisions of this Section 4 and shall be subject to the written approval of Landlord, which approval shall not be unreasonably withheld,
conditioned or delayed. 
 (f) Tenant’s Right to Request Changes. If Tenant shall request changes (“Changes”),
Tenant shall request such Changes by notifying Landlord in writing in substantially the same form as the AIA standard change order form or other form reasonably acceptable to Landlord (a “Change Request”), which Change Request shall
detail the nature and extent of any such Change. Such Change Request must be signed by Tenant’s Representative. Landlord shall review and approve or disapprove such Change Request within 7 business days thereafter, provided that Landlord’s
approval shall not be unreasonably withheld, conditioned or delayed. 
 (g) Implementation of Changes. If Landlord approves such
Change and Tenant deposits with Landlord any Excess TI Costs (as defined in Section 4(d) below) required in connection with such Change, Tenant may cause the approved Change to be instituted. If any TI Permit modification or change is required
as a result of such Change, Tenant shall promptly provide Landlord with a copy of such TI Permit modification or change. 
 4. Costs.

 (a) Budget For Tenant Improvements. Before the commencement of construction of the Tenant Improvements, Tenant shall obtain a
detailed breakdown, by trade, of the costs incurred or that will be incurred, in connection with the design and construction of the Tenant Improvements (the “Budget”), and deliver a copy of the Budget to Landlord for Landlord’s
approval, which approval shall not be unreasonably withheld or delayed. The Budget shall be based upon the TI Construction Drawings approved by Landlord and shall include a payment to Landlord of administrative rent (“Administrative
Rent”) in an amount equal to 2% of the total cost of the Tenant Improvements for monitoring and inspecting the construction of the Tenant Improvements, which sum shall be payable from the TI Allowance. Such Administrative Rent shall
include, without limitation, all out-of-pocket costs, expenses and fees incurred by or on behalf of Landlord arising from, out of, or in connection with, such monitoring of the construction of the Tenant Improvements, and shall be payable out of the
TI Allowance. If the Budget is greater than the TI Allowance, Tenant shall deposit with Landlord the difference, in cash, prior to the commencement of construction of the Tenant Improvements, for disbursement by Landlord as described in
Section 4(d). 
 (b) TI Allowance. Landlord shall provide to Tenant the following tenant improvement allowances (collectively,
the “TI Allowance”): 
 1. an “Initial Tenant Improvement Allowance” in the maximum amount
of $50 per rentable square foot in the Premises, or $2,500,000 in the aggregate, which shall, to the extent used, result in adjustments to the Base Rent as set forth in the Lease. The Initial Tenant Improvement Allowance shall be amortized over the
Term at an interest rate of 10% per annum; and 
 2. an “Additional Tenant Improvement Allowance” in the
maximum amount of $25 per rentable square foot in the Premises, or $1,250,000 in the aggregate, which shall, to the extent used, result in adjustments to the Base Rent as set forth in the Lease. The Additional Tenant Improvement Allowance shall be
amortized over the Term at an interest rate of 10.5% per annum. 
 Tenant shall have the right to prepay without penalty the unamortized portion of the
TI Allowance after the end of the initial 36 month period of the Term. Tenant shall provide Landlord at least 180 days’ prior written notice of Tenant’s desire and intent to so prepay the unamortized portion of the TI Allowance.

 Before commencing the Tenant Improvements, Tenant shall notify Landlord how much Additional Tenant Improvement Allowance Tenant has elected to receive
from Landlord. Such election shall be final and 

			
	Rules and Regulations	  	Street Address/Tenant - Page 4

  

 
binding on Tenant, and may not thereafter be modified without Landlord’s consent, which may be granted or withheld in Landlord’s sole and absolute
subjective discretion. The TI Allowance shall be disbursed in accordance with this Work Letter. 
 Tenant shall have no right to the use or benefit
(including any reduction to Base Rent) of any portion of the TI Allowance not required for the construction of (i) the Tenant Improvements described in the TI Construction Drawings approved pursuant to Section 2(d) or (ii) any Changes
pursuant to Section 3. Tenant shall have no right to any portion of the TI Allowance that is not disbursed before the last day of the month that is 24 months after the Commencement Date. 
 (c) Costs Includable in TI Allowance. The TI Allowance shall be used solely for the payment of design, permits and construction costs in
connection with the construction of the Tenant Improvements, including, without limitation, the cost of electrical power and other utilities used in connection with the construction of the Tenant Improvements, Tenant’s voice or data cabling,
the cost of preparing the TI Design Drawings and the TI Construction Drawings, validation and qualification costs (however, not more than an amount equal to 20% of the TI Allowance shall be used to pay any such validation and qualification costs),
all costs set forth in the Budget, including Landlord’s Administrative Rent, and the cost of Changes (collectively, “TI Costs”). Notwithstanding anything to the contrary contained herein, the TI Allowance shall not be used to
purchase any furniture, personal property or other non-Building System materials or equipment, including, but not be limited to, non-ducted biological safety cabinets and other scientific equipment not incorporated into the Tenant Improvements.

 (d) Excess TI Costs. Landlord shall have no obligation to bear any portion of the cost of any of the Tenant Improvements except to
the extent of the TI Allowance. If at any time and from time-to-time, the remaining TI Costs under the Budget exceed the remaining unexpended TI Allowance, Tenant shall deposit with Landlord, as a condition precedent to Landlord’s obligation to
complete the Tenant Improvements, 100% of the then current TI Cost in excess of the remaining TI Allowance (“Excess TI Costs”). If Tenant fails to deposit, or is late in depositing any Excess TI Costs with Landlord, Landlord shall
have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including, but not limited to, the right to interest at the Default Rate and the right to assess a late charge). For purposes of any litigation instituted with regard
to such amounts, those amounts will be deemed Rent under the Lease. The TI Allowance and Excess TI Costs is herein referred to as the “TI Fund.” Funds deposited by Tenant shall be the first thereafter disbursed to pay TI Costs.
Notwithstanding anything to the contrary set forth in this Section 4(d), Tenant shall be fully and solely liable for TI Costs and the cost of Minor Variations in excess of the TI Fund. If upon Substantial Completion of the Tenant Improvements
and the payment of all sums due in connection therewith there remains any undisbursed portion of the TI Fund, Tenant shall be entitled to such undisbursed TI Fund solely to the extent of any Excess TI Costs deposit Tenant has actually made with
Landlord. 
 (e) Payment for TI Costs. During the course of design and construction of the Tenant Improvements, Landlord shall pay TI
Costs once a month against a draw request in Landlord’s standard form, containing such certifications, lien waivers (including a conditional lien release for each progress payment and unconditional lien releases for the prior month’s
progress payments), inspection reports and other matters as Landlord customarily obtains, to the extent of Landlord’s approval thereof for payment, no later than 30 days following receipt of such draw request. Upon completion of the Tenant
Improvements (and prior to any final disbursement of the TI Fund), Tenant shall deliver to Landlord: (i) a list setting forth the names of all contractors and first tier subcontractors who did the work and final, unconditional lien waivers from
all such contractors and first tier subcontractors; (ii) as-built plans (one copy in print format and two copies in electronic CAD format) for such Tenant Improvements; (iii) a certification of substantial completion in Form AIA G704,
(iv) a certificate of occupancy for the Premises; and (v) copies of all operation and maintenance manuals and warranties affecting the Premises. 

			
	Rules and Regulations	  	Street Address/Tenant - Page 5

  

 5. Miscellaneous. 
 (a) Consents. Whenever consent or approval of either party is required under this Work Letter, that party shall not unreasonably withhold,
condition or delay such consent or approval, except as may be expressly set forth herein to the contrary. 
 (b) Modification. No
modification, waiver or amendment of this Work Letter or of any of its conditions or provisions shall be binding upon Landlord or Tenant unless in writing signed by Landlord and Tenant. 

			
	Rules and Regulations	  	Street Address/Tenant - Page 1

  

 EXHIBIT D TO LEASE 
 ACKNOWLEDGMENT OF COMMENCEMENT DATE 
 This ACKNOWLEDGMENT OF COMMENCEMENT
DATE is made as of this              day of                     , 2006,
between ARE-PA REGION NO. 6, LLC, a Delaware limited liability company (“Landlord”), and AUXILIUM PHARMACEUTICALS, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of the
Lease dated as of September 1, 2006 (the “Lease”), by and between Landlord and Tenant. Any initially capitalized terms used but not defined herein shall have the meanings given them in the Lease. 
 Landlord and Tenant hereby acknowledge and agree, for all purposes of the Lease, that the Commencement Date of the Base Term of the Lease is
                    , 2006, the “Rent Commencement Date is
                    ,
                    , and the expiration date of the Base Term of the Lease shall be midnight on
                    ,
                    . 
 IN
WITNESS WHEREOF, Landlord and Tenant have executed this ACKNOWLEDGMENT OF COMMENCEMENT DATE to be effective on the date first above written. 
  

							
	TENANT:
	
	AUXILIUM PHARMACEUTICALS, INC.,
a Delaware corporation,
		
	By:	 	  
	Its:	 	
	
	LANDLORD:
	
	ARE-PA REGION NO. 6, LLC,
a Delaware limited liability company
		
	By:	 	ALEXANDRIA REAL ESTATE EQUITIES, L.P.,
a Delaware limited partnership,
managing member
			
		 	By:	 	 ARE-QRS CORP.,
 a Maryland corporation,
 general partner

			
		 		 	By:                                      
                                        
 ,
		 		 	a                                      
                                        
       

			
	Rules and Regulations	  	Street Address/Tenant - Page 1

  

 EXHIBIT E TO LEASE 
 Rules and Regulations 
 1. The sidewalk, entries, and driveways of the
Project shall not be obstructed by Tenant, or any Tenant Party, or used by them for any purpose other than ingress and egress to and from the Premises. 
 2. Tenant shall not place any objects, including antennas, outdoor furniture, etc., in the parking areas, landscaped areas or other areas outside of its Premises, or on the roof of the Project. 
 3. Except for animals assisting the disabled, no animals shall be allowed in the offices, halls, or corridors in the Project. 
 4. Tenant shall not disturb the occupants of the Project or adjoining buildings by the use of any radio or musical instrument or by the making of loud or
improper noises. 
 5. Parking any type of recreational vehicles is specifically prohibited on or about the Project. Except for the overnight
parking of operative vehicles, no vehicle of any type shall be stored in the parking areas at any time. In the event that a vehicle is disabled, it shall be removed within 48 hours. There shall be no “For Sale” or other advertising signs
on or about any parked vehicle. All vehicles shall be parked in the designated parking areas in conformity with all signs and other markings. All parking will be open parking, and no reserved parking, numbering or lettering of individual spaces will
be permitted except as specified by Landlord. 
 6. Tenant shall maintain the Premises free from rodents, insects and other pests.

 7. Landlord reserves the right to exclude or expel from the Project any person who, in the judgment of Landlord, is intoxicated or under
the influence of liquor or drugs or who shall in any manner do any act in violation of the Rules and Regulations of the Project. 
 8. Tenant
shall not cause any unnecessary labor by reason of Tenant’s carelessness or indifference in the preservation of good order and cleanliness. Landlord shall not be responsible to Tenant for any loss of property on the Premises, however occurring,
or for any damage done to the effects of Tenant by the janitors or any other employee or person. 
 9. Tenant shall give Landlord prompt
notice of any defects in the water, lawn sprinkler, sewage, gas pipes, electrical lights and fixtures, heating apparatus, or any other service equipment affecting the Premises. 
 10. Tenant shall not permit the dumping of waste or refuse or permit any Hazardous Materials to be placed in any drainage system or sanitary system in or
about the Premises. 
 11. All moveable trash receptacles provided by the trash disposal firm for the Premises must be kept in the trash
enclosure areas, if any, provided for that purpose. 
 12. No auction, public or private, will be permitted on the Premises or the Project.

 13. No awnings shall be placed over the windows in the Premises except with the prior written consent of Landlord. 
 14. The Premises shall not be used for lodging, sleeping or cooking or for any immoral or illegal purposes or for any purpose other than that specified
in the Lease. No gaming devices shall be operated in the Premises. 

			
	Rules and Regulations	  	Street Address/Tenant - Page 2

  

 15. Tenant shall ascertain from Landlord the maximum amount of electrical current which can safely be
used in the Premises, taking into account the capacity of the electrical wiring in the Project and the Premises and the needs of other tenants, and shall not use more than such safe capacity. Landlord’s consent to the installation of electric
equipment shall not relieve Tenant from the obligation not to use more electricity than such safe capacity. 
 16. Tenant assumes full
responsibility for protecting the Premises from theft, robbery and pilferage. 
 17. Tenant shall not install or operate on the Premises any
machinery or mechanical devices of a nature not directly related to Tenant’s ordinary use of the Premises and shall keep all such machinery free of vibration, noise and air waves which may be transmitted beyond the Premises. 

 EXHIBIT F TO LEASE 
 TENANT’S PERSONAL PROPERTY 
 None except as set forth below: 

 EXHIBIT G TO LEASE 
 BUILDING INFRASTRUCTURE 

 EXHIBIT H TO LEASE 
 CONSENT TO PROPERTY ACCESS AGREEMENTS

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