Document:

EX-10.15

 Exhibit 10.15 

LEASE 
 by and between 

BMR-500 FAIRVIEW AVENUE LLC, 
 a
Delaware limited liability company 
 and 

NANOSTRING TECHNOLOGIES, INC., 
 a
Delaware corporation 
 500 Fairview Avenue North, Seattle, Washington 

 Table of Contents 

 

							
	1.		 Lease of Premises.
		 	2	  
			
	2.		 Basic Lease Provisions.
		 	2	  
			
	3.		 Term.
		 	6	  
			
	4.		 Possession and Commencement Date.
		 	6	  
			
	5.		 Condition of Premises.
		 	9	  
			
	6.		 Rentable Area.
		 	9	  
			
	7.		 Rent.
		 	10	  
			
	8.		 Rent Adjustments.
		 	11	  
			
	9.		 Operating Expenses.
		 	11	  
			
	10.		 Taxes on Tenant’s Property.
		 	18	  
			
	11.		 Security Deposit.
		 	19	  
			
	12.		 Use.
		 	22	  
			
	13.		 Rules and Regulations, CC&Rs, Parking Facilities; Common Area and Storage.
		 	25	  
			
	14.		 Project Control by Landlord.
		 	27	  
			
	15.		 Quiet Enjoyment.
		 	28	  
			
	16.		 Utilities and Services.
		 	28	  
			
	17.		 Alterations.
		 	33	  
			
	18.		 Repairs and Maintenance.
		 	36	  
			
	19.		 Liens.
		 	38	  
			
	20.		 Estoppel Certificate.
		 	39	  
			
	21.		 Hazardous Materials.
		 	39	  
			
	22.		 Odors and Exhaust.
		 	42	  
			
	23.		 Insurance; Waiver of Subrogation.
		 	44	  
			
	24.		 Damage or Destruction.
		 	47	  
			
	25.		 Eminent Domain.
		 	50	  
			
	26.		 Surrender.
		 	51	  

  
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 27.
		  
 Holding Over.
		 	51	  
			
	28.		 Indemnification and Exculpation.
		 	52	  
			
	29.		 Assignment or Subletting.
		 	54	  
			
	30.		 Subordination and Attornment.
		 	59	  
			
	31.		 Defaults and Remedies.
		 	60	  
			
	32.		 Bankruptcy.
		 	66	  
			
	33.		 Brokers.
		 	66	  
			
	34.		 Definition of Landlord.
		 	67	  
			
	35.		 Limitation of Landlord’s Liability.
		 	67	  
			
	36.		 Joint and Several Obligations. If more than one person or entity executes this Lease as Tenant, then:
		 	68	  
			
	37.		 Representations.
		 	69	  
			
	38.		 Confidentiality.
		 	69	  
			
	39.		 Notices.
		 	70	  
			
	40.		 Miscellaneous.
		 	70	  
			
	41.		 Options to Extend Term.
		 	73	  
			
	42.		 Right of First Refusal.
		 	75	  
			
	43.		 Right of First Offer.
		 	77	  
			
	45.		 Sales Tax.
		 	78	  

  
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 LEASE 

THIS LEASE (this “Lease”) is entered into as of this 22nd day of
December 2014 (the “Execution Date”), by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“Landlord”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”).

 RECITALS 
 A.
WHEREAS, Landlord leases certain real property located at 500 Fairview Avenue North, Seattle, Washington 98109 (as more particularly described on Exhibit A-1 attached hereto, the “Property”); and 

B. WHEREAS, Landlord intends to construct on the Property a building (the “Building”); and 

C. WHEREAS, Landlord wishes to lease to Tenant, and Tenant desires to lease from Landlord, certain premises located on the third floor of the
Building and storage space located on the mezzanine level of the Building (collectively, the “Premises”), pursuant to the terms and conditions of this Lease, as detailed below; and 

D. WHEREAS, an affiliate of Landlord, BMR-530 Fairview Avenue LLC (“530 Landlord”), owns certain real property located at 530
Fairview Avenue North, Seattle, Washington 98109 (the “Adjacent Property”), including the building located thereon (the “Adjacent Building”); and 

E. WHEREAS, Tenant currently leases space in the Adjacent Building (the “Adjacent Building Premises”) pursuant to that
certain Lease by and between Tenant and 530 Landlord dated as of October 19, 2007 (as the same has been, or might hereafter be, amended, amended and restated, supplemented or modified from time to time, the “Adjacent Building
Lease”); and 
 F. WHEREAS, 530 Landlord and Tenant have entered into that certain Seventh Amendment to Lease dated of even date
herewith (the “Adjacent Building Lease Amendment”), amending the Adjacent Building Lease, as more particularly set forth in the Adjacent Building Lease Amendment. 

  
 - 1 - 

 AGREEMENT 

NOW, THEREFORE, Landlord and Tenant, in consideration of the mutual promises contained herein and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 
 1. Lease of Premises. 

1.1 Effective on the Term Commencement Date (as defined below), Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the
Premises, consisting of the space located on the third floor of the Building shown on Exhibit A-2 attached hereto, together with the storage space located on the mezzanine level of the Building shown on Exhibit A-3 attached hereto (the
“Storage Space”), including any exclusive shafts, cable runs, mechanical spaces and rooftop areas, for use by Tenant in accordance with the Permitted Use (as defined below) and no other uses. The Property, the Adjacent Property, and
all landscaping, parking facilities, private drives and other improvements and appurtenances related thereto, including the Building, the Adjacent Building and any other buildings located on the Property or the Adjacent Property, are hereinafter
collectively referred to as the “Project.” All portions of the Building that are from time to time designated by Landlord as being for the non-exclusive use of the tenants of the Building only, and not the tenants of the Project
generally, such as service corridors, stairways, elevators, public restrooms and public lobbies (all to the extent located in the Building), are hereinafter referred to as “Building Common Area.” All portions of the Project that are
from time to time designated by Landlord and 530 Landlord as being for the non-exclusive use of tenants of the Project generally, including driveways, sidewalks, parking areas, landscaped areas, service corridors, stairways, elevators, public
restrooms and public lobbies (but excluding Building Common Area and areas from time to time designated by 530 Landlord as being for the use of tenants of the Adjacent Property only), are hereinafter referred to as “Project Common
Area.” The Building Common Area and Project Common Area are collectively referred to herein as “Common Area.” 
 2. Basic Lease
Provisions. For convenience of the parties, certain basic provisions of this Lease are set forth herein. The provisions set forth herein are subject to the remaining terms and conditions of this Lease and are to be interpreted in light of such
remaining terms and conditions. 
 2.1 This Lease shall take effect upon the Execution Date and, except as specifically otherwise provided
within this Lease, each of the provisions hereof shall be binding upon and inure to the benefit of Landlord and Tenant from the date of execution and delivery hereof by all parties hereto. 

  
 - 2 - 

 2.2 In the definitions below, each current Rentable Area (as defined below) is expressed in
square feet. Rentable Area and “Tenant’s Pro Rata Share” are both subject to adjustment as provided in this Lease. 
  

			
	 Definition or Provision
	 	 Means the Following (As of the Term

Commencement Date)

	Approximate Rentable Area of Premises*	 	19,927 square feet
	Approximate Rentable Area of Building*	 	122,702 square feet
	Approximate Rentable Area of Project*	 	223,820 square feet
	Tenant’s Pro Rata Share of Building*	 	16.24%
	Tenant’s Pro Rata Share of Project*	 	8.90%

  

	* Note:	Subject to adjustment based upon the Rentable Area of the Premises as of the Term Commencement Date; however, in no event shall the Rentable Area of the Premises increase as of the Term Commencement Date unless due
to a change in the outer dimensions of the exterior walls of the Building from those shown on the current plans for the Building. 

2.3 Initial monthly and annual installments of base rent (“Base Rent”) for the Premises (excluding the Storage Space) as of
the Term Commencement Date, subject to adjustment under this Lease: 
  

															
	 Dates
	  	Square Feet
of Rentable
Area*	 	  	 Base Rent per Square

Foot of Rentable Area
	  	Monthly
Base Rent*	 	  	Annual Base
Rent*	 
	 Months 1 - 3
	  	 	19,927	  	  	 Abated in accordance

with Section 7.1 below
	  	$	0.00	  	  	$	1,031,222.25	  
	 Months 4 - 12
	  	 	19,927	  	  	$51.75 annually	  	$	85,935.19	  	  			

  

	* Note:	Subject to adjustment based upon the Rentable Area of the Premises as of the Term Commencement Date as provided in Section 2.2 above. 

  
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 Initial monthly and annual installments of base rent (“Base Rent”) for the Storage Space as of
the Term Commencement Date, subject to adjustment under this Lease: 
  

															
	 Dates
	  	Square Feet
of Rentable
Area	 	  	 Base Rent per Square

Foot of Rentable Area
	  	Monthly
Base Rent*	 	  	Annual Base
Rent*	 
	 Months 1 - 3
	  	 	1,614	  	  	 Abated in accordance

with Section 7.1 below
	  	$	0.00	  	  	$	29,052.00	  
	 Months 4 - 12
	  	 	1,614	  	  	$18.00 annually	  	$	2,421.00	  	  

 2.4 Estimated Term Commencement Date: April 1, 2016, subject to extension as set forth in
Section 4.1 below. 
 2.5 Estimated Term Expiration Date: March 31, 2026. 

2.6 Security Deposit: One (1) month of Base Rent for the first (1st) month
during which Base Rent is actually due for the entire Premises and Base Rent is not in abatement, subject to increase in accordance with the terms hereof. 

2.7 Permitted Use: Office and laboratory use and light manufacturing use in compliance with Applicable Laws (as hereinafter defined) (except
that the Storage Space shall be used solely for storage of equipment and personal property, excluding any Hazardous Materials), all in conformity with all federal, state, municipal and local laws, codes, ordinances, rules and regulations of
Governmental Authorities (as defined below), committees, associations, or other regulatory committees, agencies or governing bodies having jurisdiction over the Premises, the Building, the Property, the Project, Landlord or Tenant, including both
statutory and common law and hazardous waste rules and regulations (“Applicable Laws”). 
  

			
	2.8 Address for Rent Payment:	  	
		
		  	 BMR-500 FAIRVIEW AVENUE LLC
 Attention Entity
251
 P.O. Box 511387
 Los Angeles, California
90051-7942

  
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	2.9 Address for Notices to Landlord:		
		
			 BMR-500 FAIRVIEW AVENUE LLC
 17190 Bernardo
Center Drive
 San Diego, California 92128
 Attn: Vice
President, Real Estate Legal

		
	2.10 Address for Notices to Tenant:		
		
			 NANOSTRING TECHNOLOGIES, INC.
 530 Fairview
Avenue North, Suite 2000
 Seattle, Washington 98109
 Attn:
Wayne Burns, Senior Vice President, Operations/Administration

		
			with a copy to:
		
			 NANOSTRING TECHNOLOGIES, INC.
 530 Fairview
Avenue North, Suite 2000
 Seattle, Washington 98109
 Attn:
General Counsel

		
	2.11 Address for Invoices to Tenant:		
		
			 NANOSTRING TECHNOLOGIES, INC.
 530 Fairview
Avenue North, Suite 2000
 Seattle Washington 98109
 Attn:
Accounts Payable

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

 

			
	Exhibit A-1		Property
		
	Exhibit A-2		Premises (excluding Storage Space)
		
	Exhibit A-3		Storage Space
		
	Exhibit B		Work Letter
		
	Exhibit B-1		Tenant Work Insurance Schedule
		
	Exhibit C		Acknowledgement of Term Commencement Date and Term Expiration Date
		
	Exhibit D		TI Allowance Reallocation Agreement
		
	Exhibit E		Form of Letter of Credit
		
	Exhibit F		Rules and Regulations

  
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 Exhibit G
		  
 Tenant’s Personal Property

		
	Exhibit H		Form of Estoppel Certificate
		
	Exhibit I		Landlord Improvements
		
	Exhibit I-1		Proposed Shaft Allocation Plans
		
	Exhibit I-2		Proposed Roof Allocation Plans
		
	Exhibit J		Form of Ground Lessor Recognition and Non-Disturbance Agreement
		
	Exhibit K		Form of Memorandum of Lease
		
	Exhibit L		Form of Termination of Memorandum of Lease

 3. Term. The actual term of this Lease (as the same may be extended pursuant to Article 41 hereof, and as the
same may be earlier terminated in accordance with this Lease, the “Term”) shall commence on the actual Term Commencement Date (as defined in Article 4) and end on the date that the ten (10)-year period commencing on the Term
Commencement Date expires (the “Term Expiration Date”), subject to earlier termination of this Lease as provided herein. 
 4.
Possession and Commencement Date. 
 4.1 The “Term Commencement Date” shall be the earlier of (a) the Estimated
Term Commencement Date and (b) the day the work described in the Work Letter (the “Tenant Improvements”) is Substantially Complete. Landlord shall reasonably endeavor to deliver the Premises to Tenant so Tenant can commence
construction of the Tenant Improvements no later than November 1, 2015, and the Estimated Term Commencement Date shall be extended on a day-for-day basis for each day after November 1, 2015 that Landlord fails to deliver the Premises to
Tenant (other than as a result of any delay caused by Tenant or its affiliates or their respective employees, contractors or agents). Notwithstanding anything to the contrary, if Landlord fails to deliver the Premises to Tenant in the condition
required by this Lease by January 1, 2016, then Tenant shall be entitled to a credit equal to one (1) day of Rent for every day after January 1, 2016 that Landlord fails to deliver the Premises to Tenant, which credits shall be
applied to Rent first owing after the initial three (3) months of abated Rent as set forth in Section 2.3. Tenant shall execute and deliver to Landlord written acknowledgment of the actual Term Commencement Date and the Term Expiration
Date within ten (10) Business Days after the Term Commencement Date, in the form attached as Exhibit C hereto. Failure to execute and deliver such acknowledgment, however, shall not affect the Term Commencement Date or Landlord’s or
Tenant’s liability hereunder. Failure by Tenant to obtain validation by any medical review board or other similar governmental licensing of the Premises required for the Permitted Use by Tenant shall not serve to extend the Term Commencement
Date. The term “Substantially Complete” or “Substantial Completion” means that the Tenant Improvements are substantially complete in accordance with the Approved Plans (as defined in the Work Letter), except for
minor punch list items. 

  
 - 6 - 

 4.2 Tenant shall cause the Tenant Improvements to be constructed in the Premises pursuant to the
Work Letter attached hereto as Exhibit B (the “Work Letter”) at a cost to Landlord not to exceed Two Million Five Hundred Ninety Thousand Five Hundred Ten and No/100 Dollars ($2,590,510.00) (based upon One Hundred Thirty and
No/100 Dollars ($130.00) per square foot of Rentable Area (as defined below)) of the Premises (excluding the Storage Space) (the “TI Allowance”). The TI Allowance may be applied to the costs of (m) construction,
(n) project review by Landlord (which fee shall equal two percent (2%) of the cost of the Tenant Improvements, including the TI Allowance, but shall not exceed Forty Thousand and No/100 Dollars ($40,000.00), (o) commissioning of
mechanical, electrical and plumbing systems by a licensed, qualified commissioning agent hired by Tenant, and review of such party’s commissioning report by a licensed, qualified commissioning agent hired by Landlord, (p) space planning,
architect, engineering and other related services performed by third parties unaffiliated with Tenant, (q) building permits and other taxes, fees, charges and levies by Governmental Authorities (as defined below) for permits or for inspections
of the Tenant Improvements, and (r) costs and expenses for labor, material, equipment and fixtures. In no event shall the TI Allowance be used for (v) the cost of work that is not authorized by the Approved Plans (as defined in the Work
Letter) or otherwise approved in writing by Landlord (which approval shall not be unreasonably withheld, conditioned or delayed), (w) payments to Tenant or any affiliates of Tenant, (x) the purchase of any furniture, personal property or
other non-building system equipment, (y) costs resulting from any default by Tenant of its obligations under this Lease or (z) costs that are recoverable by Tenant from a third party (e.g., insurers, warrantors, or tortfeasors).
Notwithstanding anything to the contrary in this Lease, Landlord shall not charge Tenant any plan or construction review, oversight, supervision, management or other similar fee in relation to the Tenant Improvements other than the amount set forth
in clause (n) above. In addition to the TI Allowance, Landlord shall contribute up to Two Thousand Nine Hundred Eighty-Nine and 05/100 Dollars ($2,989.05) (based upon 15/100 Dollars ($0.15) per square foot of Rentable Area of the Premises
(excluding the Storage Space) to pay the cost of developing a test fit plan for the Premises (the “Test Fit Allowance”), which shall be disbursed by Landlord in accordance with the Work Letter. 

4.3 Tenant shall have until the date that is one (1) year after the Term Commencement Date (the “TI Deadline”), to
expend the unused portion of the Test Fit Allowance and TI Allowance, after which date Landlord’s obligation to fund such costs shall expire. Notwithstanding the foregoing, if the cost of the tenant improvements to be performed by Tenant in the
Adjacent Building Premises in accordance with the Adjacent Building Lease Amendment (the “530 Tenant Improvements”) exceeds the amount of the tenant improvement allowance available for the 530 Tenant Improvements pursuant to the
Adjacent Building Lease Amendment, then Tenant shall have the right (the “TI Allowance Reallocation Right”) to reallocate a portion of any unused TI Allowance (the “Reallocated TI Allowance Amount”) to pay such
excess cost of constructing the 530 Tenant Improvements (subject to the limitations set 

  
 - 7 - 

 
forth in the Adjacent Building Lease Amendment), on the terms and conditions set forth in the TI Allowance Reallocation Agreement attached as Exhibit D hereto (the “TI Reallocation
Agreement”). Upon Tenant’s exercise of the TI Allowance Reallocation Right, the TI Allowance shall be permanently reduced by the Reallocated TI Allowance Amount, and Landlord shall have no further obligation to fund the Reallocated TI
Allowance Amount. 
 4.4 Tenant shall be solely responsible for any costs related to the Tenant Improvements in excess of the TI Allowance
(the “Excess Costs”). In no event shall any unused TI Allowance entitle Tenant to a credit against Rent payable under this Lease. If the amount of the Approved Budget is greater than the TI Allowance (plus any amount of the tenant
improvement allowance from the Adjacent Building Lease Amendment that is allocated to the costs of the Tenant Improvements pursuant to the TI Reallocation Agreement), but less than or equal to one hundred ten percent (110%) of the TI Allowance,
then Landlord shall first pay the entire TI Allowance, and after the TI Allowance (plus any amount of the tenant improvement allowance from the Adjacent Building Lease Amendment that is allocated to the costs of the Tenant Improvements pursuant to
the TI Reallocation Agreement) has been expended, Tenant shall pay the Excess Costs. If the amount of the Approved Budget (as defined in Exhibit B) exceeds one hundred ten percent (110%) of the TI Allowance (plus any amount of the tenant
improvement allowance from the Adjacent Building Amendment Lease that is allocated to the costs of the Tenant Improvements pursuant to the TI Reallocation Agreement), then Tenant shall deposit an amount equal to the Excess Costs with Landlord no
less than ten (10) Business Days before commencing work on the Tenant Improvements. In such case Tenant’s funds shall be disbursed by Landlord on a pari pasu basis with the TI Allowance as set forth in the attached Exhibit B.
Following disbursement of the TI Allowance and any Tenant funds deposited with Landlord, Tenant shall pay for all remaining Costs of the Work, within ten (10) Business Days after written notice from Landlord of the amount due from Tenant. At
the option of Landlord, amounts payable by Tenant pursuant to this paragraph shall be paid directly to Contractor or such other party as Landlord may reasonably designate in writing. 

4.5 Prior to entering upon the Premises, Tenant shall furnish to Landlord evidence satisfactory to Landlord that insurance coverages required
of Tenant under the provisions of Article 23 are in effect, and such entry shall be subject to all the terms and conditions of this Lease, provided that Tenant’s obligation to pay Rent or utilities shall not commence until the
Term Commencement Date; provided, however, if the Tenant Improvements are not substantially completed within seven (7) months following the date possession of the Premises has been delivered to Tenant by Landlord (with such seven (7) month
period subject to extension to the extent completion is delayed by Landlord’s actions or any failure to act where Landlord was obligated to act pursuant to this Lease), Landlord reserves the right to require Tenant to install a temporary meter
at Tenant’s expense to measure Tenant’s consumption of electricity in the Premises and Landlord may charge Tenant for the electricity so consumed. 

  
 - 8 - 

 4.6 Landlord and Tenant shall mutually agree upon the selection of the architect, engineer,
general contractor and major subcontractors, and Landlord and Tenant shall each participate in the review of the competitive bid process. Landlord shall not unreasonably withhold its consent, but may refuse to use any architects, consultants,
contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony. 
 5. Condition of Premises.
Subject to Landlord’s obligations under this Lease, Tenant acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty with respect to the condition of the Premises, the Building or the Project, or with
respect to the suitability of the Premises, the Building or the Project for the conduct of Tenant’s business. Tenant acknowledges that (a) it agrees to take the Premises in its condition “as is” as of the date that Landlord
delivers possession of the Premises to Tenant in the condition required by the terms of this Lease, subject only to Landlord’s obligations under this Lease (the “Delivery Date”), and (b) Landlord shall have no obligation
to alter, repair or otherwise prepare the Premises for Tenant’s occupancy or to pay for or construct any improvements to the Premises, except with respect to the TI Allowance, the Test Fit Allowance and as otherwise expressly stated in this
Lease. Tenant’s taking of possession of the Premises shall, except as otherwise agreed to in writing by Landlord and Tenant and subject to Landlord’s obligations hereunder, conclusively establish that the Premises, the Building and the
Project were at such time in good, sanitary and satisfactory condition and repair. At Landlord’s sole cost and expense, Landlord shall deliver the Premises to Tenant with the Premises’ base core and shell work described in the attached
Exhibit I completed and ready for the Tenant Improvements (the cost of which work shall not be deducted from the TI Allowance or passed through as an Operating Expense, whether completed before or after Tenant takes possession of the
Premises). Notwithstanding anything to the contrary, Landlord shall deliver the Premises to Tenant on the Delivery Date, free and clear of any Hazardous Materials in violation of Applicable Laws to the extent in effect and as interpreted and applied
as of the Delivery Date. 
 6. Rentable Area. 

6.1 The term “Rentable Area” shall reflect such areas as reasonably calculated by Landlord’s architect, as the same may
be reasonably adjusted from time to time by Landlord in consultation with Landlord’s architect to reflect commercially reasonable changes to the Premises, the Building or the Project, as applicable. 

6.2 The Rentable Area of the Building is generally determined by making separate calculations of Rentable Area applicable to each floor within
the Building and totaling the Rentable Area of all floors within the Building. The Rentable Area of a floor is computed by measuring to the outside finished surface of the permanent outer Building walls. The full area

  
 - 9 - 

 
calculated as previously set forth is included as Rentable Area, without deduction for columns and projections or vertical penetrations, including stairs, elevator shafts, flues, pipe shafts,
vertical ducts and the like, as well as such items’ enclosing walls. 
 6.3 The term “Rentable Area,” when applied to
the Premises, is that area equal to the usable area of the Premises, plus an equitable allocation of Rentable Area within the Building that is not then utilized or expected to be utilized as usable area, including that portion of the Building
devoted to corridors, equipment rooms, restrooms, elevator lobby, atrium and mailroom. 
 6.4 The Rentable Area of the Project is the total
Rentable Area of all buildings within the Project. 
 6.5 Review of allocations of Rentable Areas as between tenants of the Building and the
Project shall be made as frequently as Landlord reasonably deems appropriate, including in order to facilitate an equitable apportionment of Operating Expenses (as defined below). If such review is by a licensed architect and allocations are
certified by such licensed architect as being correct, then Tenant shall be bound by such certifications, absent manifest error, so long as the calculations are commercially reasonable. 

7. Rent. 
 7.1 Tenant shall pay to
Landlord as Base Rent for the Premises, commencing on the Term Commencement Date, the sums set forth in Section 2.3, subject to the rental adjustments provided in Article 8 hereof. Base Rent shall be paid in equal monthly
installments as set forth in Section 2.3, subject to the rental adjustments provided in Article 8 hereof, each in advance on the first day of each and every calendar month during the Term; provided that Base Rent for the Premises
shall be abated during the first three (3) months of the Term (the “Base Rent Abatement Period”). In the event that the Term Commencement Date occurs on a day other than the first day of a calendar month, then monthly Base Rent
payable on or before the first day of the last month of the Base Rent Abatement Period shall be a prorated amount based on the actual number of days in such calendar month following the expiration of the Base Rent Abatement Period. For purposes of
clarity, Tenant shall be responsible for all other Rent due pursuant to the terms of this Lease during the Base Rent Abatement Period. 

7.2 In addition to Base Rent, Tenant shall pay to Landlord as additional rent (“Additional Rent”) at times hereinafter
specified in this Lease (a) Tenant’s Adjusted Share (as defined below) of Operating Expenses (as defined below), (b) the Property Management Fee (as defined below) and (c) any other amounts that Tenant assumes or agrees to pay
under the provisions of this Lease that are owed to Landlord, including any and all other sums that may become due by reason of any default of Tenant or failure on Tenant’s part to comply with the agreements, terms, covenants and conditions of
this Lease to be performed by Tenant, after notice and the lapse of any applicable cure periods. 

  
 - 10 - 

 7.3 Base Rent and Additional Rent shall together be denominated “Rent.” Except
as otherwise expressly set forth in this Lease, Rent shall be paid to Landlord, without abatement, deduction or offset, in lawful money of the United States of America at the office of Landlord as set forth in Section 2.8 or to such
other person or at such other place as Landlord may from time designate in writing. In the event the Term commences on a day other than the first day of a calendar month or the Term ends on a day other than the last day of a calendar month, then the
Rent for such fraction of a month shall be prorated for such period on the basis of the number of days in the month and shall be paid at the then-current rate for such fractional month. 

7.4 Tenant’s obligation to pay Rent shall not be discharged or otherwise affected by any Applicable Laws now or hereafter applicable to
the Premises, (b) any other restriction on Tenant’s use, (c) except as expressly provided herein, any casualty or taking or (d) any other occurrence. Tenant’s obligation to pay Rent with respect to any period or obligations
arising, existing or pertaining to the period prior to the date of the expiration or earlier termination of the Term or this Lease shall survive any such expiration or earlier termination; provided, however, that nothing in this sentence
shall in any way affect Tenant’s obligations with respect to any other period. 
 8. Rent Adjustments. Base Rent shall be subject to an annual
upward adjustment of three percent (3%) of the then-current Base Rent. The first such adjustment shall become effective commencing on the first (1st) annual anniversary of the Term
Commencement Date, and subsequent adjustments shall become effective on every successive annual anniversary during the Term. 
 9. Operating
Expenses. 
 9.1 As used herein, the term “Operating Expenses” shall include: 

(a) Government impositions, including property tax costs consisting of real and personal property taxes and assessments (including amounts due
under any improvement bond upon the Building or the Project (including the parcel or parcels of real property upon which the Building, the other buildings in the Project and areas serving the Building and the Project are located)) or assessments in
lieu thereof imposed by any federal, state, regional, local or municipal governmental authority, agency or subdivision (each, a “Governmental Authority”); taxes on or measured by gross rentals received from the rental of space in
the Project; taxes based on the square footage of the Premises, the Building or the Project, as well as any parking charges, utilities surcharges or any other costs levied, assessed or imposed by, or at the direction of, or resulting from Applicable
Laws or interpretations thereof, promulgated by any 

  
 - 11 - 

 
Governmental Authority in connection with the use or occupancy of the Project or the parking facilities serving the Project; taxes on this transaction or any document to which Tenant is a party
creating or transferring an interest in the Premises; any fee for a business license to operate an office building; and any expenses, including the reasonable cost of attorneys or experts, reasonably incurred by Landlord in seeking reduction by the
taxing authority of the applicable taxes, less tax refunds obtained as a result of an application for review thereof; and 
 (b) All other
costs of any kind paid or incurred by Landlord in connection with the operation or maintenance of the Building and the Project, which shall include Project office rent at fair market rental for a commercially reasonable amount of space for Project
management personnel, to the extent an office used for Project operations is maintained at the Project, plus customary expenses for such office, and costs of repairs and replacements to improvements within the Project as reasonably appropriate to
maintain the Project as required hereunder; costs of utilities furnished to the Common Area; sewer fees; cable television; trash collection; cleaning, including windows; heating, ventilation and air-conditioning (“HVAC”);
maintenance of landscaping and grounds; maintenance of drives and parking areas; maintenance of the roof; security services and devices; building supplies; maintenance or replacement of equipment utilized for operation and maintenance of the
Project; license, permit and inspection fees; sales, use and excise taxes on goods and services purchased by Landlord in connection with the operation, maintenance or repair of the Building or Project systems and equipment; telephone, postage,
stationery supplies and other reasonable expenses incurred in connection with the operation, maintenance or repair of the Project; accounting, legal and other professional fees and expenses reasonably incurred in connection with the Project; costs
of furniture, draperies, carpeting, landscaping, snow removal and other customary and ordinary items of personal property provided by Landlord for use in Common Area or in the Project office; capital expenditures incurred (i) in replacing
obsolete equipment, (ii) for the primary purpose of reducing Operating Expenses, or (iii) required by any Governmental Authority to comply with changes in Applicable Laws that take effect after the Execution Date or to ensure continued
compliance with Applicable Laws in effect as of the Execution Date, in each case amortized over the useful life thereof, as reasonably determined by Landlord, in accordance with generally accepted accounting principles; costs of complying with
Applicable Laws (except to the extent such costs are incurred to remedy non-compliance as of the Delivery Date with Applicable Laws, provided that such non-compliance was not caused by Tenant or any Tenant Party); costs to keep the Project in
compliance with, or fees otherwise required under, any CC&Rs (as defined below); insurance premiums, including premiums for commercial general liability, property casualty, earthquake, terrorism and environmental coverages; portions of insured
losses paid by Landlord as part of the deductible portion of a loss pursuant to the terms of insurance policies; service contracts; costs of services of independent contractors retained to do work of a nature referenced above; and costs of
compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with the day-to-day operation and 

  
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maintenance of the Project, its equipment, the adjacent walks, landscaped areas, drives and parking areas, including janitors, floor waxers, window washers, watchmen, gardeners, sweepers, plow
trucks and handymen. Notwithstanding any of the foregoing, any insurance deductibles included in Operating Expenses shall be amortized over the useful life of the repairs made with such deductibles, as reasonably determined by Landlord, in
accordance with generally accepted accounting principles. 
 (c) Notwithstanding the foregoing, Operating Expenses shall not include any net
income, franchise, capital stock, estate or inheritance taxes, or taxes that are the personal obligation of Tenant or of another tenant of the Project; any leasing commissions; expenses that relate to preparation of rental space for a tenant;
expenses of initial development and construction, including grading, paving, landscaping and decorating (as distinguished from maintenance, repair and replacement of the foregoing); legal expenses relating to other tenants; any costs or expenses
relating solely to another tenant; costs of repairs to the extent reimbursed by payment of insurance proceeds received by Landlord (or that would have been reimbursed had Landlord carried insurance required by this Lease); interest upon loans to
Landlord or secured by a mortgage or deed of trust covering the Project or a portion thereof (provided that interest upon a government assessment or improvement bond payable in installments shall constitute an Operating Expense under
Subsection 9.1(a)); salaries of executive officers of Landlord; depreciation claimed by Landlord for tax purposes (provided that this exclusion of depreciation is not intended to delete from Operating Expenses actual costs of repairs
and replacements that are provided for in Subsection 9.1(b)); taxes that are excluded from Operating Expenses by the last sentence of Subsection 9.1(a); costs related to the construction of any Building specialty areas, such as
Building conference facilities, café, fitness center, loading dock(s) and outdoor meeting space/deck, except as expressly permitted by Section 9.1(b) above; advertising and promotional expenses and other costs incurred in
procuring tenants or in selling the Building or Project; legal fees incurred in connection with approvals from and contract disputes with suppliers; costs of renovating or otherwise improving or decorating space for any tenant or other occupant of
the Building or Project, including Tenant, or relocating any tenant; financing costs, including interest and principal amortization of debts and the costs of providing the same; rental on ground leases or other underlying leases and the costs of
providing the same; wages, bonuses and other compensation of employees not performing property management duties with respect to the Building or the Project; any liabilities, costs or expenses associated with or incurred in connection with the
removal, enclosure, encapsulation or other handling of asbestos or other hazardous or toxic materials or substances to the extent existing as of the Term Commencement Date and not caused or exacerbated by Tenant or any Tenant Party, and the cost of
defending against claims in regard to the existence or release of, Hazardous Materials to the extent existing at the Building or Project as of the Term Commencement Date and not caused or exacerbated by Tenant or any Tenant Party (except with
respect to those costs for which Tenant is otherwise responsible pursuant to the express terms of this Lease); costs of any items for 

  
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which, and to the extent, Landlord is paid or reimbursed by insurance; increased insurance or real estate taxes to the extent paid by any tenant of the Building or Project or for which Landlord
is reimbursed from any other tenant; charges for electricity, water, or other utilities, services or goods and applicable taxes for which Tenant or any other tenant, occupant, person or other party reimburses Landlord or pays to third parties; any
violation of Applicable Laws to the extent that such violation exists as of the Term Commencement Date and was not caused by Tenant or any Tenant Party; cost of any HVAC, janitorial or other services provided to tenants on an extra cost basis after
regular Business Hours and for which such tenants reimburse Landlord; any costs, expenses, bonds, assessments, entitlement or permit fees or subsidies or other fees associated with the initial construction of the Building or Project by Landlord;
cost of any work or service performed on an extra cost basis for any tenant in the Building or Project to a materially greater extent or in a materially more favorable manner than furnished generally to the tenants and other occupants; cost of any
work or services performed for any facility other than the Building or Project; any cost representing an amount paid to a person, firm, corporation or other entity related to Landlord that is in excess of the amount which would have been paid in the
absence of such relationship; any cost of painting or decorating any interior parts of the Building or Project other than Common Areas; any cost associated with operating an on- or off-site management office for the Building or Project, other than
as expressly provided in Section 9.1(b); Landlord’s general overhead and any other expense not directly attributable to operation and management of the Building and Project (e.g., the activities of Landlord’s officers and
executives or professional development expenditures); cost of initial cleaning and rubbish removal from the Building or Project to be performed before final completion of the base building or tenant space; cost of initial landscaping of the Building
or Project; attorneys’ fees, accounting fees and other expenditures incurred in connection with negotiations, disputes and claims of other tenants or occupants of the Building or Project or with other third parties, except as specifically
otherwise provided in this Lease; cost of initial stock of tools and equipment for operation, repair and maintenance of the Building or Project; capital expenses (except as allowed under Section 9.1(b) above); late fees or charges
incurred by Landlord due to late payment of expenses resulting from Landlord’s negligence or willful misconduct; cost of acquiring, securing, cleaning or maintaining sculptures, paintings and other works of art in excess of $25,000 in total;
taxes on Landlord’s business (such as income, excess profits, franchise, capital stock, estate, inheritance, etc.); charitable or political contributions; costs and expenses incurred in connection with compliance with or the contesting or
settlement of any claimed violation of law or requirements of law; direct costs or allocable costs associated with parking operations if there is a separate charge to Tenant, other tenants or the public for parking; and all other items to the extent
that another party compensates or pays Landlord for such item so that Landlord shall not recover any item of cost more than once. To the extent that Tenant uses more than Tenant’s Pro Rata Share of any item of Operating Expenses, Tenant shall
pay Landlord for such excess in addition to Tenant’s obligation to pay Tenant’s Pro Rata Share of Operating Expenses (such excess, together with Tenant’s Pro Rata Share, “Tenant’s Adjusted Share”). 

  
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 9.2 Tenant shall pay to Landlord on the first day of each calendar month of the Term, as
Additional Rent, (a) the Property Management Fee (as defined below) and (b) Landlord’s estimate of Tenant’s Adjusted Share of Operating Expenses with respect to the Building and the Project, as applicable, for such month. 

(x) The “Property Management Fee” shall equal three percent (3%) of Base Rent due from Tenant. Tenant shall pay the
Property Management Fee in accordance with Section 9.2 with respect to the entire Term, including any extensions thereof or any holdover periods, regardless of whether Tenant is obligated to pay Base Rent, Operating Expenses or any other
Rent with respect to any such period or portion thereof. For the first three (3) months of the Term (and any period of occupancy prior to the Term as further described in Section 9.5), the Property Management Fee shall be calculated
as if Tenant were paying Eighty-Five Thousand Nine Hundred Thirty-Five and 19/100 Dollars ($85,935.19) per month for Base Rent. 
 (y)
Within ninety (90) days after the conclusion of each calendar year (or such longer period as may be reasonably required by Landlord), Landlord shall furnish to Tenant a statement showing in reasonable detail the actual Operating Expenses,
Tenant’s Adjusted Share of Operating Expenses, and the cost of providing utilities to the Premises for the previous calendar year (“Landlord’s Statement”). Any additional sum due from Tenant to Landlord shall be
immediately due and payable. If the amounts paid by Tenant pursuant to this Section exceed Tenant’s Adjusted Share of Operating Expenses for the previous calendar year, then Landlord shall credit the difference against the Rent next due and
owing from Tenant; provided that, if the Lease term has expired, Landlord shall accompany Landlord’s Statement with payment for the amount of such difference. 

(z) Any amount due under this Section for any period that is less than a full month shall be prorated for such fractional month on the basis
of the number of days in the month. 
 9.3 Landlord may, from time to time, modify Landlord’s calculation and allocation procedures for
Operating Expenses, so long as such modifications produce Dollar results substantially consistent with Landlord’s then-current practice at the Project. Since the Project consists of multiple buildings, certain Operating Expenses may pertain to
a particular building(s) and other Operating Expenses to the Project as a whole. Landlord reserves the right in its reasonable discretion to allocate any such costs applicable to any particular building within the Project solely to such building
rather than the Project as a whole, and other such costs applicable to the Project as a whole among the buildings in the Project (which may include the Building), with the tenants in each building being responsible for paying their respective shares
of such building costs to the extent required under their leases. If Landlord allocates certain costs to other building(s) in the Project, said costs shall be included in the Operating Expenses for the

  
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Project as a whole; if Landlord allocates certain Operating Expenses to the Building only, Tenant shall only be responsible for that amount of Operating Expenses equal to Tenant’s Pro Rata
Share of the Building. Landlord shall allocate such costs among the buildings (including the Building) in a reasonable, non-discriminatory manner, and such allocation shall be binding on Tenant. To the extent that Landlord and affiliate(s) of
Landlord currently own other property(ies) adjacent to the Project or its neighboring properties (collectively, “Neighboring Properties”), then in connection with Landlord performing services for the Project pursuant to this Lease,
similar services may be performed by the same vendor(s) for Neighboring Properties, as long as Tenant does not bear the additional cost of such services to Neighboring Properties in excess of the cost of such services if they were provided solely to
the Project. In such a case, Landlord shall reasonably allocate to the Project the costs for such services based upon the ratio that the Rentable Area of the Building and Project bears to the total Rentable Area of all buildings on the Neighboring
Properties for which the services are performed, unless the scope of the services performed for any building or property (including the Building and the Project) is disproportionately more or less than for others, in which case Landlord shall
equitably allocate the costs based on the scope of the services being performed for each building or property (including the Building and the Project). 

9.4 Landlord’s Statement shall be final and binding upon Tenant unless Tenant, within ninety (90) days after Tenant’s receipt
thereof, shall contest any item therein by giving written notice to Landlord, specifying each item contested and the reasons therefor. If, during such ninety (90)-day period, Tenant reasonably and in good faith questions or contests the correctness
of Landlord’s Statement, Landlord shall provide Tenant with reasonable access to review Landlord’s books and records to the extent relevant to determination of Operating Expenses, and such other information as Landlord reasonably
determines to be responsive to Tenant’s written inquiries regarding the same. In the event that, after Tenant’s review of such information, Landlord and Tenant (both acting in good faith) cannot agree upon the amount stated in
Landlord’s Statement, then Tenant shall have the right to have an independent public accounting firm hired by Tenant (and approved by Landlord, which approval Landlord shall not unreasonably withhold, condition or delay) on an hourly basis and
not on a contingent-fee basis (at Tenant’s sole cost and expense except as provided below), subject to a reasonable confidentiality agreement, audit and review such of Landlord’s books and records for the year in question as directly
relate to the determination of Operating Expenses for such year (the “Independent Review”). Landlord shall make such books and records available at the location where Landlord maintains them in the ordinary course of its business.
Landlord need not provide copies of any books or records, provided that Tenant shall be entitled to make such copies at its expense. Tenant shall commence the Independent Review within thirty (30) days after the date Landlord has given Tenant
access to Landlord’s books and records for the Independent Review. Tenant shall complete the Independent Review and notify Landlord in writing of Tenant’s specific objections to Landlord’s calculation of Operating Expenses

  
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(including a written statement of the basis, nature and amount of each proposed adjustment) no later than ninety (90) days after Landlord has first given Tenant access to Landlord’s
books and records for the Independent Review. Landlord shall review the results of any such Independent Review. The parties shall endeavor in good faith to agree promptly and reasonably upon Operating Expenses taking into account the results of such
Independent Review. If, as of sixty (60) days after Tenant has submitted the Independent Review to Landlord, the parties have not agreed on the appropriate adjustments to Operating Expenses, then the parties shall engage a mutually agreeable
independent third party accountant with at least ten (10) years’ experience in commercial real estate accounting in the Seattle, Washington area (the “Accountant”). If the parties cannot agree on the Accountant, each shall
within ten (10) days after such impasse appoint an Accountant (different from the accountant and accounting firm that conducted the Independent Review) and, within ten (10) days after the appointment of both such Accountants, those two
Accountants shall select a third (which cannot be the accountant and accounting firm that conducted the Independent Review). If either party fails to timely appoint an Accountant, then the Accountant the other party appoints shall be the sole
Accountant. Within ten (10) days after appointment of the Accountant(s), Landlord and Tenant shall each simultaneously give the Accountants (with a copy to the other party) its determination of Operating Expenses, with such supporting data or
information as each submitting party determines appropriate. Within ten (10) days after such submissions, the Accountants shall by majority vote select either Landlord’s or Tenant’s determination of Operating Expenses. The Accountants
may not select or designate any other determination of Operating Expenses. The determination of the Accountant(s) shall bind the parties. If the parties agree or the Accountant(s) determine that Tenant’s Adjusted Share of Operating Expenses
actually paid by Tenant for the calendar year in question exceeded Tenant’s obligations for such calendar year, then Landlord shall, at Tenant’s option, either (a) credit the excess to the next succeeding installments of estimated
Additional Rent or (b) pay the excess to Tenant within thirty (30) days after delivery of such results. If the parties agree or the Accountant(s) determine that Tenant’s payments of Tenant’s Adjusted Share of Operating Expenses
for such calendar year were less than Tenant’s obligation for the calendar year, then Tenant shall pay the deficiency to Landlord within thirty (30) days after delivery of such results. If it is finally agreed or determined that
Landlord’s Statement for any year overcharges Tenant by five percent (5%) or more, then Landlord shall reimburse Tenant all reasonable costs of such review (including without limitation the cost of third party auditors) within thirty
(30) days of Landlord’s receipt of an invoice therefor. 
 9.5 Tenant shall not be responsible for Operating Expenses with respect
to any time period prior to the Term Commencement Date; provided, however, that if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date for purposes other than construction of the Tenant Improvements and
other move-in activities, Tenant shall be responsible for Operating Expenses from such earlier date of possession (the Term Commencement Date or such earlier date, as applicable, the “Expense Trigger Date”); and

  
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provided, further, that Landlord may annualize certain Operating Expenses incurred prior to the Expense Trigger Date over the course of the budgeted year during which the Expense Trigger
Date occurs, and Tenant shall be responsible for the annualized portion of such Operating Expenses corresponding to the number of days during such year, commencing with the Expense Trigger Date, for which Tenant is otherwise liable for Operating
Expenses pursuant to this Lease. Tenant’s responsibility for Tenant’s Adjusted Share of Operating Expenses shall continue to the latest of (a) the date of termination of the Lease, (b) the date Tenant has fully vacated the
Premises and (c) if termination of the Lease is due to a default by Tenant, the date of rental commencement of a replacement tenant. 

9.6 Operating Expenses for the calendar year in which Tenant’s obligation to share therein commences and for the calendar year in which
such obligation ceases shall be prorated on a basis reasonably determined by Landlord. Expenses such as taxes, assessments and insurance premiums that are incurred for an extended time period shall be prorated based upon the time periods to which
they apply so that the amounts attributed to the Premises relate in a reasonable manner to the time period wherein Tenant has an obligation to share in Operating Expenses. 

9.7 Within thirty (30) days after the end of each calendar month, Tenant shall submit to Landlord an invoice, or, in the event an invoice
is not available, an itemized list, of all costs and expenses that (a) Tenant has incurred (either internally or by employing third parties) during the prior month and (b) for which Tenant reasonably believes it is entitled to
reimbursements from Landlord pursuant to the terms of this Lease. 
 9.8 In the event that the Building or Project is less than fully
occupied during a calendar year, Tenant acknowledges that Landlord may extrapolate Operating Expenses that vary depending on the occupancy of the Building or Project, as applicable, to equal Landlord’s reasonable estimate of what such Operating
Expenses would have been had the Building or Project, as applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of
Operating Expenses. 
 10. Taxes on Tenant’s Property. 

10.1 Tenant shall pay prior to delinquency any and all taxes levied against any personal property or trade fixtures placed by Tenant in or
about the Premises or on any gross or net receipts of or sales by Tenant. 
 10.2 If any such taxes on Tenant’s personal property or
trade fixtures are levied against Landlord or Landlord’s property or, if the assessed valuation of the Building, the Property or the Project is increased by inclusion therein of a value attributable to Tenant’s personal property or

  
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trade fixtures, and if Landlord, after written notice to Tenant, pays the taxes based upon any such increase in the assessed value of the Building, the Property or the Project, then Tenant shall,
upon demand, repay to Landlord the taxes so paid by Landlord. 
 10.3 If any improvements in or alterations to the Premises, whether owned
by Landlord or Tenant and whether or not affixed to the real property so as to become a part thereof, are assessed for real property tax purposes at a valuation higher than the valuation at which improvements conforming to Landlord’s building
standards (the “Building Standard”) in other spaces in the Building are assessed, then the real property taxes and assessments levied against Landlord or the Building, the Property or the Project by reason of such excess assessed
valuation shall be deemed to be taxes levied against personal property of Tenant and shall be governed by the provisions of Section 10.2. Any such excess assessed valuation due to improvements in or alterations to space in the Project
leased by other tenants at the Project shall not be included in Operating Expenses. If the records of the applicable governmental assessor’s office are available and sufficiently detailed to serve as a basis for determining whether such Tenant
improvements or alterations are assessed at a higher valuation than the Building Standard, then such records shall be binding on both Landlord and Tenant. 

11. Security Deposit. 
 11.1 Tenant shall
deposit with Landlord on or before the Execution Date the sum set forth in Section 2.6 (the “Security Deposit”), which sum shall be held by Landlord as security for the faithful performance by Tenant of all of the terms,
covenants and conditions of this Lease to be kept and performed by Tenant during the Term. If Tenant Defaults (as defined below) with respect to any provision of this Lease, including any provision relating to the payment of Rent, then Landlord may
(but shall not be required to) use, apply or retain all or any part of the Security Deposit for the payment of any Rent or any other sum in default, or to compensate Landlord for any other loss or damage that Landlord may suffer by reason of
Tenant’s default. If any portion of the Security Deposit is so used or applied, then Tenant shall, within ten (10) days following demand therefor, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its
original amount, and Tenant’s failure to do so shall be a material breach of this Lease. The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

11.2 In the event of 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 all periods prior to the filing of such proceedings. 
 11.3 Landlord may deliver
to any purchaser of Landlord’s interest in the Premises the funds deposited hereunder by Tenant, and thereupon Landlord shall be discharged from any further liability with respect to such deposit. This provision shall also apply to any
subsequent transfers. 

  
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 11.4 If Tenant shall fully and faithfully perform every provision of this Lease to be performed
by it, then the Security Deposit, or any balance thereof, shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within thirty (30) days after the expiration or earlier termination
of this Lease. 
 11.5 Tenant will provide Landlord with updated Hazardous Materials Documents (defined below) as required under
Section 21.2 below. In the event that, upon Landlord’s review of any updated Hazardous Materials Documents, Landlord reasonably determines that Tenant’s change in use of Hazardous Materials (as defined below) at the Premises
set forth in such updated Hazardous Materials Documents materially increases the risk of damage to or contamination of the Premises or other parts of the Project, then Landlord may require that, upon Tenant’s receipt of written notice from
Landlord, Tenant in its sole discretion shall elect to either (a) deposit an additional sum equal to one (1) month of Base Rent with Landlord, which amount shall be added to and treated as a part of the Security Deposit, or (b) obtain
a policy of Pollution Legal Liability insurance with coverage limits and in a form reasonably acceptable to Landlord. If required, such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any
person; property damage including physical injury to or destruction of tangible property including the resulting loss of use thereof, clean-up costs, and the loss of use of tangible property that has not been physically injured or destroyed; and
defense costs, charges and expenses incurred in the investigation, adjustment or defense of claims for such compensatory damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or
escape of smoke, vapors, soot, fumes, acids, alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is
permitted, provided the policy is retroactive to the date Landlord provided Tenant with notice pursuant to this Section 11.5 that Tenant is required to provide the coverage and such coverage is continuously maintained thereafter so long as
Tenant occupies the Premises. 
 11.6 If the Security Deposit shall be in cash, Landlord shall hold the Security Deposit in an account at a
banking organization selected by Landlord; provided, however, that Landlord shall not be required to maintain a separate account for the Security Deposit, but may intermingle it with other funds of Landlord. Landlord shall be entitled to all
interest and/or dividends, if any, accruing on the Security Deposit. Landlord shall not be required to credit Tenant with any interest for any period during which Landlord does not receive interest on the Security Deposit. 

  
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 11.7 The Security Deposit may be in the form of cash, a letter of credit or any other security
instrument acceptable to Landlord in its sole discretion. Tenant may, at any time, except when Tenant is in Default (as defined below), deliver a letter of credit (the “L/C Security”) as the entire Security Deposit, as follows: 

(a) If Tenant elects to deliver L/C Security, then Tenant shall provide Landlord, and maintain in full force and effect throughout the Term
and until the date that is six (6) months after the then-current Term Expiration Date, a letter of credit in the form of Exhibit D attached (or in another commercially reasonable form approved by Landlord) issued by an issuer reasonably
satisfactory to Landlord, in the amount of the Security Deposit, with an initial term of at least one year. Landlord may require the L/C Security to be re-issued by a different issuer at any time during the Term if Landlord reasonably believes that
the issuing bank of the L/C Security is or may soon become insolvent; provided, however, Landlord shall return the existing L/C Security to the existing issuer immediately upon receipt of the substitute L/C Security. If any issuer of the L/C
Security shall become insolvent or placed into FDIC receivership, then Tenant shall immediately deliver to Landlord (without the requirement of notice from Landlord) substitute L/C Security issued by an issuer reasonably satisfactory to Landlord,
and otherwise conforming to the requirements set forth in this Article. As used herein with respect to the issuer of the L/C Security, “insolvent” shall mean the determination of insolvency as made by such issuer’s primary bank
regulator (i.e., the state bank supervisor for state chartered banks; the OCC or OTS, respectively, for federally chartered banks or thrifts; or the Federal Reserve for its member banks). If, at the Term Expiration Date, any Rent remains
uncalculated or unpaid, then (i) Landlord shall with reasonable diligence complete any necessary calculations, (ii) Tenant shall extend the expiry date of such L/C Security from time to time as Landlord reasonably requires and
(iii) in such extended period, Landlord shall not unreasonably refuse to consent to an appropriate reduction of the L/C Security. Tenant shall reimburse Landlord’s legal costs (as estimated by Landlord’s counsel) in handling
Landlord’s acceptance of L/C Security or its replacement or extension up to a maximum amount of $3,000. 
 (b) If Tenant delivers to
Landlord satisfactory L/C Security in place of the entire Security Deposit, Landlord shall remit to Tenant any cash Security Deposit Landlord previously held. 

(c) Landlord may draw upon the L/C Security, and hold and apply the proceeds in the same manner and for the same purposes as the Security
Deposit, if (i) an uncured Default (as defined below) exists, (ii) as of the date forty-five (45) days before any L/C Security expires (even if such scheduled expiry date is after the Term Expiration Date), Tenant has not delivered to
Landlord an amendment or replacement for such L/C Security, reasonably satisfactory to Landlord, extending the expiry date to the earlier of (1) six (6) months after the then-current Term Expiration Date or (2) the date one year after
the then-current expiry date of the L/C Security, (iii) the L/C Security provides for automatic renewals, Landlord asks the issuer to confirm the current L/C Security expiry date, and the issuer fails to do so within ten
(10)

  
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Business Days, (iv) Tenant fails to pay (when and as Landlord reasonably requires) any bank charges for Landlord’s transfer of the L/C Security or (v) the issuer of the L/C
Security ceases, or announces that it will cease, to maintain an office in the city where Landlord may present drafts under the L/C Security (and fails to permit drawing upon the L/C Security by overnight courier or facsimile). This Section does not
limit any other provisions of this Lease allowing Landlord to draw the L/C Security under specified circumstances. 
 (d) Tenant shall not
seek to enjoin, prevent, or otherwise interfere with Landlord’s draw under L/C Security, even if it violates this Lease. Tenant acknowledges that the only effect of a wrongful draw would be to substitute a cash Security Deposit for L/C
Security, causing Tenant no legally recognizable damage. Landlord shall hold the proceeds of any draw in the same manner and for the same purposes as a cash Security Deposit. In the event of a wrongful draw, (i) the parties shall cooperate to
allow Tenant to post replacement L/C Security simultaneously with the return to Tenant of the wrongfully drawn sums, and Landlord shall upon request confirm in writing to the issuer of the L/C Security that Landlord’s draw was erroneous, and
(ii) Landlord will indemnify Tenant from any actual damages incurred by Tenant to the extent Landlord had no reasonable basis to believe it had the right to make a draw on the L/C Security. 

(e) If Landlord transfers its interest in the Premises, then Tenant shall at Tenant’s expense, within five (5) Business Days after
receiving a request from Landlord, deliver (and, if the issuer requires, Landlord shall consent to) an amendment to the L/C Security naming Landlord’s grantee as substitute beneficiary. If the required Security Deposit changes while L/C
Security is in force, then Tenant shall deliver (and, if the issuer requires, Landlord shall consent to) a corresponding amendment to the L/C Security. 

11.8 Tenant shall, within five (5) days of any increase in Base Rent as a result of the expansion of the Premises pursuant to
Section 42 below, Section 43 below or otherwise, pay to Landlord one (1) times the amount of such increase as an additional Security Deposit, as a component of its obligations under this Article. 

12. Use. 
 12.1 Tenant shall use the
Premises for the Permitted Use, and shall not use the Premises, or permit or suffer the Premises to be used, for any other purpose without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute
discretion. 
 12.2 Tenant shall not use or occupy the Premises in violation of Applicable Laws; zoning ordinances; or the certificate of
occupancy issued for the Building or the Project, and shall, upon five (5) days’ written notice from Landlord, discontinue any use of the Premises that is declared or claimed by any Governmental Authority having jurisdiction to be a
violation of 

  
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any of the above, or that in Landlord’s reasonable opinion violates any of the above. Tenant shall comply with any direction of any Governmental Authority having jurisdiction that shall, by
reason of the nature of Tenant’s use or occupancy of the Premises, impose any duty upon Tenant or Landlord with respect to the Premises or with respect to the use or occupation thereof. 

12.3 Tenant shall not do or permit to be done anything that will invalidate or increase the cost of any fire, environmental, extended coverage
or any other insurance policy covering the Building or the Project, and shall comply with all rules, orders, regulations and requirements of the insurers of the Building and the Project, and Tenant shall promptly, upon demand, reimburse Landlord for
any additional premium charged for such policy by reason of Tenant’s failure to comply with the provisions of this Article. 
 12.4
Tenant shall keep all doors opening onto public corridors closed, except when in use for ingress and egress. 
 12.5 No additional locks or
bolts of any kind shall be placed upon any of the doors or windows by Tenant, nor shall any changes be made to existing locks or the mechanisms thereof without Landlord’s prior written consent. Tenant shall, upon termination of this Lease,
return to Landlord all keys to offices and restrooms either furnished to or otherwise procured by Tenant. In the event any key so furnished to Tenant is lost, Tenant shall pay to Landlord the cost of replacing the same or of changing the lock or
locks opened by such lost key if Landlord shall deem it necessary to make such change. 
 12.6 No awnings or other projections shall be
attached to any outside wall of the Building. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection with, any window or door of the Premises other than Landlord’s standard window coverings. Neither the
interior nor exterior of any windows shall be coated or otherwise sunscreened without Landlord’s prior written consent, nor shall any bottles, parcels or other articles be placed on the windowsills or items attached to windows that are visible
from outside the Premises. No equipment, furniture or other items of personal property shall be placed on any exterior balcony without Landlord’s prior written consent. 

12.7 No sign, advertisement or notice (“Signage”) shall be exhibited, painted or affixed by Tenant on any part of the
Premises or the Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld. Signage shall conform to Landlord’s design criteria. At Landlord’s sole cost and expense, Landlord shall provide
Tenant with lobby and directory signage in the Building substantially consistent with the Signage permitted for comparable tenants in the Project, as Landlord reasonably determines. Tenant shall have the right to install Tenant’s proportionate
share of the Building exterior Signage, subject to all preexisting rights of other tenants, Applicable Laws and Landlord’s reasonable review and approval. For any Signage, Tenant shall, at Tenant’s own cost and expense, (a) acquire
all permits for such 

  
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Signage in compliance with Applicable Laws and (b) design, fabricate, install and maintain such Signage in a first-class condition. Tenant shall be responsible for reimbursing Landlord for
costs incurred by Landlord in removing any of Tenant’s Signage upon the expiration or earlier termination of the Lease. Interior signs on entry doors to the Premises and the directory tablet shall be inscribed, painted or affixed for Tenant by
Landlord at Tenant’s sole cost and expense, and shall be of a size, color and type and be located in a place acceptable to Landlord. The directory tablet shall be provided exclusively for the display of the name and location of tenants only.
Without the prior written consent of Landlord, which consent shall not be unreasonably delayed or withheld, Tenant shall not place anything on the exterior of the corridor walls or corridor doors other than Landlord’s standard lettering. At
Landlord’s option, Landlord may install any Tenant Signage, and Tenant shall pay all reasonable costs associated with such installation within thirty (30) days after demand therefor. 

12.8 Tenant may only place equipment within the Premises with floor loading consistent with the Building’s structural design unless
Tenant obtains Landlord’s prior written approval. Tenant may place such equipment only in a location designed to carry the weight of such equipment. 

12.9 Tenant shall cause any equipment or machinery to be installed in the Premises so as to reasonably prevent sounds or vibrations therefrom
from extending into the Common Area or other offices in the Project. 
 12.10 Tenant shall not (a) do or permit anything to be done in
or about the Premises that shall in any way obstruct or interfere with the rights of other tenants or occupants of the Project, or injure or annoy them, (b) use or allow the Premises to be used for unlawful purposes, (c) cause, maintain or
permit any nuisance or waste in, on or about the Project or (d) take any other action that would in Landlord’s reasonable determination in any manner adversely affect other tenants’ quiet use and enjoyment of their space or adversely
impact their ability to conduct business in a professional and suitable work environment. Notwithstanding anything in this Lease to the contrary, Tenant may not install any security systems (including cameras) outside the Premises or that record
sounds or images outside the Premises without Landlord’s prior written consent, which Landlord may withhold in its sole and absolute discretion. Landlord shall provide an on-site security guard at the Building, Monday through Friday between the
hours of 6:00 a.m. and 10:00 p.m., (y) a roving security patrol service at or around the Building during non-Business Hours, and (z) once the Building is fully occupied, an additional on-site security guard at the Building, Monday through
Friday between the hours of 8:00 a.m. and 4:00 p.m.; provided, however, by providing such security, Landlord does not assume any liability or obligation to Tenant with respect to the safety or security of the Building, the Project or
the Premises, except to the extent that such liability arises directly from Landlord’s gross negligence or willful misconduct. The Building will be accessible only via a security access card system or such other security system as Landlord
hereafter may elect to install. The Building shall be secured and accessible only via a security access card. 

  
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 12.11 Subject to Landlord’s express obligations under this Lease, Tenant shall be
responsible for all liabilities, costs and expenses arising out of or in connection with the compliance of the Premises with the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., and any state and local accessibility laws, codes,
ordinances and rules (collectively, and together with regulations promulgated pursuant thereto, the “ADA”), and Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and
hold Landlord and its affiliates, employees, agents and contractors; and any lender, mortgagee or beneficiary (each, a “Lender” and, collectively with Landlord and its affiliates, employees, agents and contractors, the
“Landlord Indemnitees”) harmless from and against any demands, claims, liabilities, losses, costs, expenses, actions, causes of action, damages, suits or judgments, and all reasonable expenses (including reasonable attorneys’
fees, charges and disbursements, regardless of whether the applicable demand, claim, action, cause of action or suit is voluntarily withdrawn or dismissed) incurred in investigating or resisting the same (collectively, “Claims”)
arising out of any such failure of the Premises to comply with the ADA. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

12.12 Tenant shall have unrestricted access to the Premises twenty-four (24) hours a day, seven (7) days a week, every day of the
year during the Term and any extension thereof, subject to such security systems and procedures as Landlord may implement from time to time. 
 13. Rules
and Regulations, CC&Rs, Parking Facilities; Common Area and Storage. 
 13.1 Tenant shall have the non-exclusive right, in common with
others, to use the Common Area in conjunction with Tenant’s use of the Premises for the Permitted Use, and such use of the Common Area and Tenant’s use of the Premises shall be subject to the rules and regulations adopted by Landlord and
attached hereto as Exhibit F, together with such other reasonable and nondiscriminatory rules and regulations as are hereafter promulgated by Landlord (the “Rules and Regulations”). Tenant shall and shall ensure that its
contractors, subcontractors, employees, subtenants and invitees faithfully observe and comply with the Rules and Regulations. Landlord shall not be responsible to Tenant for the violation or non-performance by any other tenant or any agent, employee
or invitee thereof of any of the Rules and Regulations. 
 13.2 Tenant shall comply with any covenants, conditions or restrictions hereafter
recorded on the Project or Property, as the same may be amended, amended and restated, supplemented or otherwise modified from time to time (the “CC&Rs”), so long as Tenant receives copies of such CC&Rs and such CC&Rs do
not prohibit the use of the Premises for the Permitted Use. Landlord has provided to Tenant copies of that certain: (w) Amended and 

  
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Restated Property Use and Development Agreement dated July 29, 2013 from the City of Seattle to Landlord; (x) Ordinance 124258 approving the foregoing; (y) Letter re: City of
Seattle Analysis and Recommendation of the Director of the Department of Planning and Development regarding application number 3011479; and (z) Letter re: City of Seattle Determination of the Director of the Department of Planning and
Development regarding application number 3015121 (related to issued MUP 3011479). 
 13.3 As of the Term Commencement Date, the Building
shall have a two and one half (2.5) level secure sub-grade parking structure, which Landlord currently anticipates will accommodate approximately one hundred thirty (130) cars. Access to the underground parking will be made through the
garage entry of the Adjacent Building. At Tenant’s sole option to be elected from time to time, Tenant shall have a non-exclusive, irrevocable license to use up to twenty (20) parking spaces (based on the parking ratio of one
(1) parking space per one thousand (1,000) square feet of Rentable Area of the Premises) in the parking structure serving the Building in common on an unreserved basis with other tenants of the Building during the Term and any extension
thereof at a cost equal to the prevailing market rate for parking (as of the Execution Date, the rate for such parking spaces shall be Two Hundred Thirty and No/100 Dollars ($230.00) per parking space per month), which Tenant shall pay
simultaneously with payments of Base Rent as Additional Rent; provided that Landlord shall not increase the rate that Landlord charges Tenant for such parking spaces more frequently than one (1) time in any twelve (12) month period,
and any such increase shall not be greater than five percent (5%) of the then-current rate for such parking spaces. Tenant may increase or decrease the number of parking spaces licensed by Tenant pursuant to the terms of this paragraph from
time to time, upon at least ten (10) days prior written notice to Landlord (not to exceed twenty (20) parking spaces unless otherwise agreed upon in writing by Landlord). 

13.4 Tenant agrees not to unreasonably overburden the parking facilities and agrees to cooperate with Landlord and other tenants in the use of
the parking facilities. Landlord reserves the right to determine that parking facilities are becoming overcrowded and to limit Tenant’s use thereof; provided that Tenant shall always have the option to license at least twenty
(20) parking spaces. Upon such determination, Landlord may reasonably allocate parking spaces among Tenant and other tenants of the Building or the Project. Nothing in this Section, however, is intended to create an affirmative duty on
Landlord’s part to monitor parking. 
 13.5 Subject to the terms of this Lease including the Rules and Regulations and the rights of
other tenants of the Building, Tenant shall have the non-exclusive right to utilize the service elevator and access the freight loading dock, at no additional cost. 

  
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 14. Project Control by Landlord. 

14.1 Landlord reserves full control over the Building and the Project to the extent not inconsistent with Tenant’s enjoyment of the
Premises as provided by this Lease. This reservation includes Landlord’s right to subdivide the Project; convert the Building and other buildings within the Project to condominium units; change the size of the Project by selling all or a
portion of the Project or adding real property and any improvements thereon to the Project; grant easements and licenses to third parties; maintain or establish ownership of the Building separate from fee title to the Property; make additions to or
reconstruct portions of the Building and the Project; install, use, maintain, repair, replace and relocate for service to the Premises and other parts of the Building or the Project pipes, ducts, conduits, wires and appurtenant fixtures, wherever
located in the Premises, the Building or elsewhere at the Project; and alter or relocate any other Common Area or facility, including private drives, lobbies, entrances and landscaping; provided, however, that such rights shall be exercised
in a way that does not materially adversely affect Tenant’s beneficial use and occupancy of the Premises, including the Permitted Use and Tenant’s access to the Premises. Tenant acknowledges that Landlord specifically reserves the right to
allow the exclusive use of corridors and restroom facilities located on specific floors to one or more tenants occupying such floors; provided, however, that Tenant shall not be deprived of the use of the corridors reasonably required to
serve the Premises or of restroom facilities serving the floor upon which the Premises are located. 
 14.2 Subject to the terms and
conditions of this Lease, possession of areas of the Premises necessary for utilities, services, safety and operation of the Building is reserved to Landlord. 

14.3 Tenant shall, at Landlord’s request, promptly execute such further documents as may be reasonably appropriate to assist Landlord in
the performance of its obligations hereunder; provided that Tenant need not execute any document that creates additional liability for Tenant or that materially adversely affects Tenant’s quiet enjoyment and use of the Premises as
provided for in this Lease. 
 14.4 Landlord may, at any and all reasonable times during non-Business Hours (or during Business Hours), if
(a) with respect to Subsections 14.4(u) through 14.4(y), Tenant so requests, and (b) with respect to Subsection 14.4(z), if Landlord so requests), and upon twenty-four (24) hours’ prior notice
(provided that no time restrictions shall apply or advance notice be required if an emergency necessitates immediate entry), enter the Premises to (u) inspect the same and to determine whether Tenant is in compliance with its obligations
hereunder, (v) supply any service Landlord is required to provide hereunder, (w) alter, improve or repair any portion of the Building other than the Premises for which access to the Premises is reasonably necessary, (x) post notices
of nonresponsibility, (y) access the telephone equipment, electrical substation and fire risers and (z) show the Premises to prospective tenants during the final year of the Term and current and prospective purchasers and lenders at any
time during the Term; 

  
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provided that Landlord shall be subject to Tenant’s reasonable security procedures, except in an emergency. In connection with any such alteration, improvement or repair as described
in Subsection 14.4(w), Landlord may erect in the Premises or elsewhere in the Project scaffolding and other structures reasonably required for the alteration, improvement or repair work to be performed. In no event shall Tenant’s Rent
abate as a result of Landlord’s activities pursuant to this Section; provided, however, that all such activities shall be conducted in such a manner so as to cause as little interference to Tenant as is reasonably possible. Landlord
shall at all times retain a key with which to unlock all of the doors in the Premises. If an emergency necessitates immediate access to the Premises, Landlord may use whatever force is necessary to enter the Premises, and any such entry to the
Premises shall not constitute a forcible or unlawful entry to the Premises, a detainer of the Premises, or an eviction of Tenant from the Premises or any portion thereof. 

15. Quiet Enjoyment. Landlord covenants that Tenant, upon paying the Rent and performing its obligations contained in this Lease, may peacefully and
quietly have, hold and enjoy the Premises, free from any claim by Landlord or persons claiming under Landlord, but subject to all of the terms and provisions hereof, provisions of Applicable Laws and rights of record to which this Lease is or may
become subordinate. This covenant is in lieu of any other quiet enjoyment covenant, either express or implied. 
 16. Utilities and Services. 

16.1 Subject to Force Majeure (defined below) and the other provisions of this Article 16, Landlord shall provide, or cause to be provided, to
the Premises during Business Hours (as defined below) water, gas, heat, light, power, HVAC, de-ionized water, and elevator service sufficient for Tenant’s Permitted Use. Except as otherwise expressly provided in this Lease, Tenant shall pay for
all water (including the cost to service, repair and replace reverse osmosis, de-ionized and other treated water), gas, heat, light, power, telephone, internet service, cable television, other telecommunications, HVAC and other utilities supplied to
the Premises, together with any fees, surcharges and taxes thereon. Electric power and CFM/HVAC supplied to the Premises will be separately metered (with meters installed by Landlord at Landlord’s sole cost), and Tenant shall pay the costs for
such electric power and CFM/HVAC supplied to the Premises as Additional Rent. If any other such utility is not separately metered to Tenant, Tenant shall pay Tenant’s Adjusted Share of all charges of such utility jointly metered with other
premises as part of Tenant’s Adjusted Share of Operating Expenses or, in the alternative, Landlord may, at Landlord’s cost, install metering equipment to measure Tenants consumption of such other utilities. Landlord may base its bills for
utilities on reasonable estimates; provided that Landlord adjusts such billings promptly thereafter or as part of the next Landlord’s Statement to reflect the actual cost of providing utilities to the Premises. To the extent that Tenant
uses more than Tenant’s Pro Rata Share of any utilities, then Tenant shall pay Landlord 

  
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for Tenant’s Adjusted Share of such utilities to reflect such excess. In the event that the Building or Project is less than fully occupied during a calendar year, Tenant acknowledges that
Landlord may extrapolate utility usage that varies depending on the occupancy of the Building or Project (as applicable) to equal Landlord’s reasonable estimate of what such utility usage would have been had the Building or Project, as
applicable, been ninety-five percent (95%) occupied during such calendar year; provided, however, that Landlord shall not recover more than one hundred percent (100%) of the cost of such utilities. Tenant shall not be liable for the
cost of utilities supplied to the Premises attributable to the time period prior to the Term Commencement Date; provided, however, that if Landlord shall permit Tenant possession of the Premises prior to the Term Commencement Date and Tenant
uses the Premises for any purpose other than construction of Tenant Improvements or placement of personal property as set forth in Section 4.3, then Tenant shall be responsible for the cost of utilities supplied to the Premises from such
earlier date of possession. In addition, Tenant may be responsible for the cost of electricity as provided in Section 4.5 above. Landlord will not provide any janitorial services to the Premises. Tenant shall separately contract and pay
for janitorial services for the Premises. 
 16.2 Except as expressly stated in the last four sentences of this Section 16.2, Landlord
shall not be liable for, nor shall any eviction of Tenant result from, the failure to furnish any utility or service, whether or not such failure is caused by accidents; breakage; casualties (to the extent not caused by the party claiming Force
Majeure); Severe Weather Conditions (as defined below); physical natural disasters (but excluding weather conditions that are not Severe Weather Conditions); strikes, lockouts or other labor disturbances or labor disputes (other than labor
disturbances and labor disputes resulting solely from the acts or omissions of the party claiming Force Majeure); acts of terrorism; riots or civil disturbances; wars or insurrections; shortages of materials (which shortages are not unique to the
party claiming Force Majeure); government regulations, moratoria or other governmental actions, inactions or delays; failures by third parties to deliver gas, oil or another suitable fuel supply, or inability of the party claiming Force Majeure, by
exercise of reasonable diligence, to obtain gas, oil or another suitable fuel; or other causes beyond the reasonable control of the party claiming that Force Majeure has occurred (collectively, “Force Majeure”); or, to the extent
permitted by Applicable Laws, Landlord’s negligence. In the event of such failure, Tenant shall not be entitled to termination of this Lease or any abatement or reduction of Rent, nor shall Tenant be relieved from the operation of any covenant
or agreement of this Lease. “Severe Weather Conditions” means weather conditions that are materially worse than those that reasonably would be anticipated for the Property at the applicable time based on historic meteorological
records. In the event of a failure of utilities or other services, Tenant shall be responsible for obtaining any back-up utilities, generators or similar equipment or services at Tenant’s sole cost, except to the extent described in
Section 16.8. Notwithstanding anything to the contrary in this Lease, if, for more than five (5) consecutive Business Days following written notice to Landlord and as a direct result of Landlord’s gross negligence or willful
misconduct (and except to the extent that such failure is 

  
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caused in whole or in part by the action or inaction of a Tenant Party (as defined below)), the provision of HVAC or other utilities to all or a material portion of the Premises that Landlord
must provide pursuant to this Lease is interrupted (a “Material Services Failure”), then Tenant’s Base Rent and Operating Expenses (or, to the extent that less than all of the Premises are affected, a proportionate amount
(based on the Rentable Area of the Premises that is rendered unusable) of Base Rent and Operating Expenses) shall thereafter be abated until the Premises are again usable by Tenant for the Permitted Use; provided, however, that if Landlord is
diligently pursuing the restoration of such HVAC and other utilities and Landlord provides substitute HVAC and other utilities reasonably suitable for Tenant’s continued use and occupancy of the Premises for the Permitted Use (e.g., supplying
potable water or portable air conditioning equipment), then neither Base Rent nor Operating Expenses shall be abated. During any Material Services Failure, Tenant will cooperate with Landlord to arrange for the provision of any interrupted utility
services on an interim basis via temporary measures until final corrective measures can be accomplished, and Tenant will permit Landlord necessary access to the Premises to remedy such Material Service Failure. In the event of any interruption of
HVAC or other utilities that Landlord must provide pursuant to this Lease, regardless of the cause, Landlord shall diligently pursue the restoration of such HVAC and other utilities. Notwithstanding anything in this Lease to the contrary, but
subject to Article 24 (which shall govern in the event of a casualty), the provisions of this Section shall be Tenant’s sole recourse and remedy in the event of an interruption of HVAC or other utilities or services to the Premises. 

16.3 Tenant shall pay for, prior to delinquency of payment therefor, any utilities and services that may be furnished to the Premises during
or, if Tenant occupies the Premises after the expiration or earlier termination of the Term, after the Term, beyond those utilities provided by Landlord, including telephone, internet service, cable television and other telecommunications, together
with any fees, surcharges and taxes thereon. Upon Landlord’s demand, utilities and services provided to the Premises that are separately metered shall be paid by Tenant directly to the supplier of such utilities or services. 

16.4 Tenant shall not, without Landlord’s prior written consent, use any device in the Premises (including data processing machines) that
will in any way (a) increase the amount of ventilation, air exchange, gas, steam, electricity or water required or consumed in the Premises based upon Tenant’s Pro Rata Share of the Building or Project (as applicable) beyond the existing
capacity of the Building or the Project usually furnished or supplied for the Permitted Use or (b) exceed Tenant’s Pro Rata Share of the Building’s or Project’s (as applicable) capacity to provide such utilities or services. 

16.5 If Tenant shall require utilities or services in excess of those usually furnished or supplied for tenants in similar spaces in the
Building or the Project by reason of Tenant’s equipment or extended hours of business operations outside of Business Hours (as defined 

  
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below), then Tenant shall first procure Landlord’s consent for the use thereof, which consent may not be unreasonably withheld, conditioned or delayed, but Landlord may condition such
consent upon the availability of such excess utilities or services, and Tenant shall pay as Additional Rent an amount equal to the cost of providing such excess utilities and services. The Project’s “Business Hours” will be
from 7:00 am to 6:00 pm Monday through Friday. 
 16.6 Landlord shall provide water in Common Area for lavatory and landscaping purposes
only, which water shall be from the local municipal or similar source; provided, however, that if Landlord determines that Tenant requires, uses or consumes water provided to the Common Area for any purpose other than ordinary lavatory
purposes, Landlord may install, at Landlord’s sole cost and expense, a water meter (“Tenant Water Meter”) and thereby measure Tenant’s water consumption for all purposes. If Landlord installs a Tenant Water Meter, Tenant
shall pay for water consumed, as shown on such meter, as and when bills are rendered. If Tenant fails to timely make such payments, Landlord may pay such charges and collect the same from Tenant. Any such costs or expenses incurred or payments made
by Landlord for any of the reasons or purposes stated in this Section shall be deemed to be Additional Rent payable by Tenant and collectible by Landlord as such. Notwithstanding anything to the contrary in this Section, subject to Force Majeure,
and subject to temporary interruptions in service for testing or in connection with Landlord making necessary repairs or performing its maintenance obligations under this Lease or as otherwise reasonably required by Landlord in connection with the
repair, maintenance or upkeep of the Building or the Project, Landlord shall provide water in the Common Area for lavatory purposes twenty-four (24) hours a day, seven (7) days a week, every day of the year. 

16.7 Landlord reserves the right to stop service of the elevator, plumbing, ventilation, air conditioning and utility systems, when Landlord
deems necessary or desirable, due to accident, emergency or the need to make repairs, alterations or improvements, until such repairs, alterations or improvements shall have been completed, and Landlord shall further have no responsibility or
liability for failure to supply elevator facilities, plumbing, ventilation, air conditioning or utility service when prevented from doing so by Force Majeure; provided that Landlord shall use reasonable efforts to provide one (1) Business Day
advance notice to Tenant (except in the event of an emergency, then Landlord shall provide prior notice to Tenant to the extent reasonable under the circumstances) of any scheduled stop in service, repair, alteration or improvement that Landlord in
good faith anticipates will materially and adversely impact Tenant, and Landlord further agrees to use reasonable efforts to perform such work outside of Business Hours and in a manner that minimizes any disruption to Tenant. Without limiting the
foregoing, it is expressly understood and agreed that any covenants on Landlord’s part to furnish any service pursuant to any of the terms, covenants, conditions, provisions or agreements of this Lease, or to perform any act or thing for the
benefit of Tenant, shall not be deemed breached if Landlord is unable to furnish or perform the same by virtue of Force Majeure. 

  
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 16.8 Tenant shall be entitled to use up to Tenant’s Pro Rata Share (after deducting any
power from the Generator required for the Common Area) of power from the back-up generator for the Building described in Exhibit I (“Generator”) on a non-exclusive basis with other tenants in the Building; provided
that such use shall be subject to any power from the Generator required for the Common Area. The cost of maintaining, repairing and replacing the Generator shall constitute Operating Expenses. Landlord expressly disclaims any warranties with regard
to the Generator or the installation thereof, including any warranty of merchantability or fitness for a particular purpose. Landlord shall maintain the Generator in good working condition, but neither Landlord nor any of the other Landlord Parties
shall be liable for any failure to make any repairs or to perform any maintenance that is an obligation of Landlord except to the extent that (a) such failure shall persist for an unreasonable time after Tenant provides Landlord with written
notice of the need for such repairs or maintenance, or (b) such failure arises directly from Landlord’s gross negligence or willful misconduct, and no eviction of Tenant shall result from the failure of the Generator to furnish electric
power for any reason, including, to the extent permitted by Applicable Laws, as a result of the negligence of any of the Landlord Parties. In the event of such failure, such failure shall not constitute a default by Landlord under the Lease, and
Tenant shall not be entitled to termination of the Lease or any abatement or reduction of rent under the Lease, nor shall Tenant be relieved from the operation of any covenant or agreement of the Lease. For the avoidance of doubt, the provisions of
Section 16.2 shall apply to the Generator. 
 16.9 For the Premises, Landlord shall (a) maintain and operate the HVAC
systems used for the Permitted Use only (“Base HVAC”) and (b) subject to Subsection 16.9(a), furnish HVAC as reasonably required (except as this Lease otherwise provides) for reasonably comfortable occupancy of the
Premises during Business Hours, subject to casualty, eminent domain or as otherwise specified in this Article. Prior to the Term Commencement Date, Tenant may deliver to Landlord written notice of any additional hours during which Tenant shall
require Base HVAC (the “Scheduled HVAC Hours”); provided that Tenant may modify the Scheduled HVAC Hours upon delivery of written notice to Landlord not less than twenty-four (24) hours in advance. Except as otherwise
stated in the last four sentences of Section 16.2 of this Lease, Landlord shall have no liability, and Tenant shall have no right or remedy, on account of any interruption or impairment in HVAC services; provided that Landlord diligently
endeavors to cure any such interruption or impairment. For the avoidance of doubt, the provisions of Section 16.2 shall apply to HVAC services. 

16.10 For any utilities serving the Premises for which Tenant is billed directly by such utility provider, Tenant agrees to furnish to
Landlord (a) within thirty (30) days after Landlord’s request, any invoices or statements for such utilities within thirty (30) days after Tenant’s receipt thereof, however, Tenant shall not be obligated to provide such
invoices or statements to Landlord if Tenant has authorized Landlord to obtain copies of such invoices or statements from the utility provider, (b) within thirty (30) days after Landlord’s request, any other utility usage

  
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information reasonably requested by Landlord, and (c) within thirty (30) days after each calendar year during the Term, authorization to allow Landlord to access Tenant’s usage
information necessary for Landlord to complete an ENERGY STAR® Statement of Performance (or similar comprehensive utility usage report (e.g., related to Labs 21), if requested by Landlord) and any other information reasonably requested by
Landlord for the immediately preceding year; and Tenant shall comply with any other energy usage or consumption requirements required by Applicable Laws. Tenant shall retain records of utility usage at the Premises, including invoices and statements
from the utility provider, for at least sixty (60) months, or such other period of time as may be requested by Landlord. Tenant acknowledges that any utility information for the Premises, the Building and the Project may be shared with third
parties, including Landlord’s consultants and Governmental Authorities. In the event that Tenant fails to comply with this Section, Tenant hereby authorizes Landlord to collect utility usage information directly from the applicable utility
providers. In addition to the foregoing, Tenant shall comply with all Applicable Laws related to the disclosure and tracking of energy consumption at the Premises. The provisions of this Section shall survive the expiration or earlier termination of
this Lease. 
 17. Alterations. 
 17.1
Tenant shall make no alterations, additions or improvements other than the Tenant Improvements in or to the Premises or engage in any construction, demolition, reconstruction, renovation or other work (whether major or minor) of any kind in, at or
serving the Premises (“Alterations”) without Landlord’s prior written approval, which approval Landlord shall not unreasonably withhold, condition or delay; provided, however, that, in the event any proposed Alteration
adversely affects (a) any structural portions of the Building, including exterior walls, the roof, the foundation or slab, foundation or slab systems (including barriers and subslab systems) or the core of the Building, (b) the exterior of
the Building or (c) any Building systems, including elevator, plumbing, HVAC, electrical, security, life safety and power, then Landlord may withhold its approval in its sole and absolute discretion. Tenant shall, in making any Alterations, use
only those architects, contractors, suppliers and mechanics of which Landlord has given prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. In seeking Landlord’s approval, Tenant shall provide
Landlord, at least thirty (30) days in advance of any proposed construction, with plans, specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or architect of record
(including connections to the Building’s structural system, modifications to the Building’s envelope, non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests for laydown
areas and such other information concerning the nature and cost of the Alterations as Landlord may reasonably request. In no event shall Tenant use or Landlord be required to approve any architects, consultants, contractors, subcontractors or
material suppliers that Landlord reasonably believes could cause labor disharmony. Notwithstanding the foregoing, Tenant may make strictly cosmetic changes to the Premises that 

  
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do not require any permits or more than three (3) total contractors and subcontractors (“Cosmetic Alterations”) without Landlord’s consent; provided that
(y) the cost of any Cosmetic Alterations does not exceed Fifty Thousand and No/100 Dollars ($50,000.00) in any one instance or annually, (z) such Cosmetic Alterations do not (i) require any structural or other substantial
modifications to the Premises, (ii) require any changes to or adversely affect the Building systems, (iii) affect the exterior of the Building or (iv) trigger any requirement under Applicable Laws that would require Landlord to make
any alteration or improvement to the Premises, the Building or the Project. Tenant shall give Landlord at least ten (10) days’ prior written notice of any Cosmetic Alterations. 

17.2 Tenant shall not construct or permit to be constructed partitions or other obstructions that might interfere with free access to
mechanical installation or service facilities of the Building or with other tenants’ components located within the Building, or interfere with the moving of Landlord’s equipment to or from the enclosures containing such installations or
facilities. 
 17.3 Tenant shall accomplish any work performed on the Premises or the Building in such a manner as to permit any life safety
systems to remain fully operable at all times. 
 17.4 Any work performed on the Premises, the Building or the Project by Tenant or
Tenant’s contractors shall be done at such times and in such manner as Landlord may from time to time reasonably designate. Tenant covenants and agrees that all work done by Tenant or Tenant’s contractors shall be performed in full
compliance with Applicable Laws. Within thirty (30) days after completion of any Alterations, Tenant shall provide Landlord with complete “as built” drawing print sets and electronic CADD files on disc (or files in such other current
format in common use as Landlord reasonably approves or requires) showing any changes in the Premises, as well as a commissioning report prepared by a licensed, qualified commissioning agent hired by Tenant and approved by Landlord for all new or
affected mechanical, electrical and plumbing systems. Any such “as built” plans shall show the applicable Alterations as an overlay on the Building as-built plans; provided that Landlord provides the Building “as built”
plans to Tenant. 
 17.5 Before commencing any Alterations, Tenant shall give Landlord at least thirty (30) days’ prior written
notice of the proposed commencement of such work and shall, if required by Landlord, secure, at Tenant’s own cost and expense, a completion and lien indemnity bond satisfactory to Landlord for such work. 

17.6 Tenant shall repair any damage to the Premises caused by Tenant’s removal of any property from the Premises. During any such
restoration period, Tenant shall pay Rent to Landlord as provided herein as if such space were otherwise occupied by Tenant. The provisions of this Section shall survive the expiration or earlier termination of this Lease. 

  
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 17.7 The Premises plus any Alterations, Signage, Tenant Improvements, attached equipment,
decorations, fixtures, movable laboratory casework and related appliances, trade fixtures, and additions and improvements attached to or built into the Premises made by either of the parties (including all floor and wall coverings; paneling; sinks
and related plumbing fixtures; laboratory benches; exterior venting fume hoods; walk-in freezers and refrigerators; ductwork; conduits; electrical panels and circuits; business and trade fixtures; attached machinery and equipment; and built-in
furniture and cabinets, in each case, together with all additions and accessories thereto), shall (unless, prior to such construction or installation, Landlord elects otherwise in writing) at all times remain the property of Landlord, shall remain
in the Premises and shall (unless, prior to construction or installation thereof, Landlord elects otherwise in writing) be surrendered to Landlord upon the expiration or earlier termination of this Lease. For the avoidance of doubt, the items listed
on Exhibit G attached hereto (which Exhibit G may be updated by Tenant from and after the Term Commencement Date, subject to Landlord’s written consent) constitute Tenant’s property and shall be removed by Tenant upon the
expiration or earlier termination of the Lease. 
 17.8 Notwithstanding any other provision of this Article to the contrary, in no event
shall Tenant remove any improvement from the Premises as to which Landlord contributed payment, including the Tenant Improvements, without Landlord’s prior written consent, which consent Landlord shall not unreasonably withhold, condition or
delay. 
 17.9 If Tenant shall fail to remove any of its property from the Premises prior to the expiration or earlier termination of this
Lease, then Landlord may, at its option, remove the same in any manner that Landlord shall choose and store such effects without liability to Tenant for loss thereof or damage thereto, and Tenant shall pay Landlord, upon demand, any costs and
expenses incurred due to such removal and storage or Landlord may, at its sole option and without notice to Tenant, sell such property or any portion thereof at private sale and without legal process for such price as Landlord may obtain and apply
the proceeds of such sale against any (a) amounts due by Tenant to Landlord under this Lease and (b) any expenses incident to the removal, storage and sale of such personal property. 

17.10 Tenant shall pay to Landlord an amount equal to two percent (2%) of the cost to Tenant of all Alterations (other than the Tenant
Improvements) to cover Landlord’s overhead and expenses for plan review, engineering review, coordination, scheduling and supervision thereof. For purposes of payment of such sum, Tenant shall submit to Landlord copies of all bills, invoices
and statements covering the costs of such charges, accompanied by payment to Landlord of the fee set forth in this Section. Tenant shall reimburse Landlord for any extra expenses incurred by Landlord by reason of faulty work done by Tenant or its
contractors, or by reason of delays caused by such work, or by reason of inadequate clean-up. 

  
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 17.11 Within sixty (60) days after final completion of any Alterations performed by Tenant
with respect to the Premises, Tenant shall submit to Landlord documentation showing the amounts expended by Tenant with respect to such Alterations, together with supporting documentation reasonably acceptable to Landlord. 

17.12 Tenant shall take, and shall cause its contractors to take, commercially reasonable steps to protect the Premises during the performance
of any Alterations, including covering or temporarily removing any window coverings so as to guard against dust, debris or damage. 
 17.13
Tenant shall require its contractors and subcontractors performing work on the Premises to name Landlord and its affiliates and Lenders as additional insureds on their respective insurance policies. 

18. Repairs and Maintenance. 
 18.1
Landlord shall repair and maintain the structural and exterior portions and Common Area of the Building and the Project, including but not limited to roofing and covering materials; foundations (excluding any architectural slabs, but including any
structural slabs); exterior walls; plumbing; fire sprinkler systems (if any); HVAC systems; elevators; and electrical systems installed or furnished by Landlord. 

18.2 Except for services of Landlord, if any, required by Section 18.1, and subject to Landlord’s obligations under this
Lease, Tenant shall at Tenant’s sole cost and expense maintain and keep the interior of the Premises and every part thereof in good condition and repair, damage thereto from ordinary wear and tear or from casualty and eminent domain excepted
(subject to the terms of Sections 24 and 25 below), and shall, within ten (10) days after receipt of written notice from Landlord, provide to Landlord any maintenance records that Landlord reasonably requests. Tenant shall, upon
the expiration or sooner termination of the Term, surrender the Premises to Landlord in as good a condition as when received, ordinary wear and tear and damage by casualty and eminent domain excepted (subject to the terms of Sections 24 and
25 below) and with the Landlord Improvements in substantially the same condition as existed on the Term Commencement Date; and shall, at Landlord’s request and Tenant’s sole cost and expense, remove all telephone and data systems,
wiring and equipment from the Premises installed by Tenant, and repair any damage to the Premises caused thereby. Landlord shall have no obligation to alter, remodel, improve, repair, decorate or paint the Premises or any part thereof, other than
pursuant to the terms and provisions of the Work Letter. 
 18.3 Landlord shall not be liable for any failure to make any repairs or to
perform any maintenance that is Landlord’s obligation pursuant to this Lease except to the extent that (a) such failure shall persist for an unreasonable time after Tenant provides Landlord with written notice of the need of such repairs
or maintenance, or (b) such failure arises from Landlord’s gross 

  
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negligence or willful misconduct. Tenant shall provide written notice to Landlord of any needed maintenance or repairs which Landlord is obligated to perform under this Lease, and Landlord shall
use reasonable good faith efforts to undertake such maintenance or repairs as soon as reasonably possible after receipt of such notice. Tenant waives its rights under Applicable Laws now or hereafter in effect to make repairs at Landlord’s
expense. 
 18.4 If any excavation shall be made upon land adjacent to or under the Building, or shall be authorized to be made, Tenant
shall afford to the person causing or authorized to cause such excavation, license to enter the Premises for the purpose of performing such work as such person shall deem necessary or desirable to preserve and protect the Building from injury or
damage and to support the same by proper foundations, without any claim for damages or liability against Landlord and without reducing or otherwise affecting Tenant’s obligations under this Lease; subject to compliance with Tenant’s
reasonable security procedures and so long as Landlord is using commercially reasonable efforts to minimize any material adverse interference with Tenant’s use of the Premises. 

18.5 This Article relates to repairs and maintenance arising in the ordinary course of operation of the Building and the Project. In the event
of a casualty described in Article 24, Article 24 shall apply in lieu of this Article. In the event of eminent domain, Article 25 shall apply in lieu of this Article. 

18.6 Costs incurred by Landlord pursuant to this Article shall constitute Operating Expenses. 

18.7 Notwithstanding anything to the contrary in this Lease, in the event of emergency that results in an interruption in services to the
Premises that has the reasonable potential to become a material interference to the operation of Tenant’s equipment or the Premises with a material adverse effect on the conduct of Tenant’s business, if Landlord has not commenced restoring
such services within forty-eight (48) hours after written notice from Tenant, and the failure to commence such restoration is not due to the unavailability of necessary equipment, parts, materials or labor or other Force Majeure, then Tenant
shall have the right, but not the obligation, to take such action and perform such work as is reasonably necessary to repair any portion or component of the Premises, Building or the Project to the extent necessary to restore such services to the
Premises; provided, however, that (a) Tenant shall give Landlord as much advance written notice as reasonably practicable of the actions it is taking, (b) in no event shall Tenant be permitted access to, or to take any action that would
reasonably be expected to affect, any equipment or facilities that serve other tenants’ premises in the Building or the Project, and (c) in exercising its rights under this Section 18.7, Tenant shall be solely responsible for, and
shall reimburse, indemnify, defend and hold harmless and release Landlord and its affiliates and their respective directors, officers, shareholders, members, employees, contractors and agents 

  
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for, from and against, any Claims suffered or incurred by Landlord, any other tenant or any other person or entity caused by or arising from the actions taken by Tenant, including but not limited
to any damage or injury to persons or property (subject to Landlord’s obligations under the last sentence of this paragraph). Tenant shall use commercially reasonable efforts to minimize interference with the rights of other tenants to use
their respective premises in the Building, and all work done in accordance herewith must be performed at a reasonable and competitive cost and expense. If the emergency situation resulting in the interruption of services to the Premises addressed by
Tenant under this Section is due to the negligence or intentional misconduct of Landlord or its agents, contractors or employees, or if the work performed by Tenant to remedy such interruption of services to the Premises is not Tenant’s sole
responsibility under the terms and conditions of this Lease, then Landlord agrees to reimburse Tenant for the reasonable cost of work performed by Tenant pursuant to this Section within thirty (30) days of invoice. 

19. Liens. 
 19.1 Subject to the
immediately succeeding sentence, Tenant shall keep the Premises, the Building and the Project free from any liens arising out of work or services performed, materials furnished or obligations incurred by Tenant. Tenant further covenants and agrees
that any mechanic’s or materialman’s lien filed against the Premises, the Building or the Project for work or services claimed to have been done for, or materials claimed to have been furnished to, or obligations incurred by Tenant shall
be discharged or bonded by Tenant within ten (10) days after the filing thereof, at Tenant’s sole cost and expense. 
 19.2 Should
Tenant fail to discharge or bond against any lien of the nature described in Section 19.1, Landlord may, at Landlord’s election, pay such claim or post a statutory lien bond or otherwise provide security to eliminate the lien as a
claim against title, and Tenant shall immediately reimburse Landlord for the costs thereof as Additional Rent. Tenant shall indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord
Indemnitees harmless from and against any Claims arising from any such liens, including any administrative, court or other legal proceedings related to such liens. 

19.3 In the event that Tenant leases or finances 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 shall, 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 Premises, the Building or the Project be furnished on a financing statement without qualifying language as to applicability of the lien only to
removable personal property located in an identified suite leased by Tenant. Should any holder of a financing statement 

  
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record or place of record a financing statement that appears to constitute a lien against any interest of Landlord or against equipment that may be located other than within an identified suite
leased by Tenant, Tenant shall, within ten (10) days after filing such financing statement, cause (a) a copy of the Lender security agreement or other documents to which the financing statement pertains to be furnished to Landlord to
facilitate Landlord’s ability to demonstrate that the lien of such financing statement is not applicable to Landlord’s interest and (b) Tenant’s Lender to amend such financing statement and any other documents of record to
clarify that any liens imposed thereby are not applicable to any interest of Landlord in the Premises, the Building or the Project. 
 20. Estoppel
Certificate. Tenant shall, within ten (10) Business Days of receipt of written notice from Landlord, execute, acknowledge and deliver a statement in writing substantially in the form attached to this Lease as Exhibit H, or on any
other form reasonably requested by a current or proposed Lender or encumbrancer or proposed purchaser, (a) 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 rental and other charges are paid in advance, if any, (b) acknowledging that there are not, to Tenant’s knowledge, any uncured defaults on the
part of Landlord hereunder, or specifying such defaults if any are claimed, and (c) setting forth such further information with respect to this Lease or the Premises as may be requested thereon. Any such statement may be relied upon by any
prospective purchaser or encumbrancer of all or any portion of the Property. Tenant’s failure to deliver such statement within such the prescribed time shall, at Landlord’s option, constitute a Default (as defined below) under this Lease,
and, in any event, shall be binding 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. 

21. Hazardous Materials. 
 21.1 Tenant
shall not cause or permit any Hazardous Materials (as defined below) to be brought upon, kept or used in or about the Premises, the Building or the Project in violation of Applicable Laws by Tenant or any of its employees, agents, contractors or
invitees (collectively with Tenant, each a “Tenant Party”). If (a) Tenant breaches such obligation, (b) the presence of Hazardous Materials as a result of such a breach results in contamination of the Project, any portion
thereof, or any adjacent property, (c) contamination of the Premises otherwise occurs during the Term or any extension or renewal hereof or holding over hereunder as a result of acts or omissions of a Tenant Party or if a Tenant Party
exacerbates any existing condition involving Hazardous Substances, or (d) contamination of the Project occurs as a result of Hazardous Materials that are placed on or under or are released into the Project by a Tenant Party, then Tenant shall
indemnify, save, defend (at Landlord’s option and with counsel reasonably 

  
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acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, including (w) diminution in value of the Project or any portion
thereof, (x) damages for the loss or restriction on use of rentable or usable space or of any amenity of the Project, (y) damages arising from any adverse impact on marketing of space in the Project or any portion thereof and (z) sums
paid in settlement of Claims that arise before, during or after the Term as a result of such breach or contamination. This indemnification by Tenant includes costs incurred in connection with any investigation of site conditions or any clean-up,
remedial, removal or restoration work required by any Governmental Authority because of Hazardous Materials present in the air, soil or groundwater above, on, under or about the Project. Without limiting the foregoing, if the presence of any
Hazardous Materials in, on, under or about the Project, any portion thereof or any adjacent property caused or permitted by any Tenant Party results in any contamination of the Project, any portion thereof or any adjacent property, then Tenant shall
promptly take all actions at its sole cost and expense as are necessary to return the Project, any portion thereof or any adjacent property to its respective condition existing prior to the time of such contamination; provided that
Landlord’s written approval of such action shall first be obtained, which approval Landlord shall not unreasonably withhold; and provided, further, that it shall be reasonable for Landlord to withhold its consent if such actions could
have a material adverse long-term or short-term effect on the Project, any portion thereof or any adjacent property. Tenant’s obligations under this Section shall not be affected, reduced or limited by any limitation on the amount or type of
damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Notwithstanding the foregoing, Landlord shall indemnify, save, defend (at
Tenant’s option and with counsel reasonably acceptable to Tenant) and hold Tenant harmless from and against any and all Claims resulting from the presence of Hazardous Materials at the Project in violation of Applicable Laws as of the date
Landlord delivers the Premises to Tenant, unless placed at the Project by a Tenant Party. 
 21.2 Landlord acknowledges that it is not the
intent of this Article to prohibit Tenant from operating its business for the Permitted Use. Tenant may operate its business according to the custom of Tenant’s industry so long as the use or presence of Hazardous Materials is strictly and
properly monitored in accordance with Applicable Laws. As a material inducement to Landlord to allow Tenant to use Hazardous Materials in connection with its business, Tenant agrees to deliver to Landlord (a) a list identifying each type of
Hazardous Material to be present at the Premises that is subject to regulation under any environmental Applicable Laws, (b) a list of any and all approvals or permits from Governmental Authorities required in connection with the presence of
such Hazardous Material at the Premises and (c) correct and complete copies of (i) notices of violations of Applicable Laws related to Hazardous Materials and (ii) plans relating to the installation of any storage tanks to be
installed in, on, under or about the Project (provided that installation of storage tanks shall only be permitted after Landlord has given Tenant its written consent to do so, which consent Landlord may withhold in its sole and absolute 

  
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discretion) and closure plans or any other documents required by any and all Governmental Authorities for any storage tanks installed in, on, under or about the Project for the closure of any
such storage tanks (collectively, “Hazardous Materials Documents”). Tenant shall deliver to Landlord updated Hazardous Materials Documents, within fourteen (14) days after receipt of a written request therefor from Landlord,
not more often than once per year, unless (m) there are any changes to the Hazardous Materials Documents or (n) Tenant initiates any Alterations or changes its business, in either case in a way that involves any material increase in the
types or amounts of Hazardous Materials. For each type of Hazardous Material listed, the Hazardous Materials Documents shall include (t) the chemical name, (u) the material state (e.g., solid, liquid, gas or cryogen), (v) the
concentration, (w) the storage amount and storage condition (e.g., in cabinets or not in cabinets), (x) the use amount and use condition (e.g., open use or closed use), (y) the location (e.g., room number or other identification) and
(z) if known, the chemical abstract service number. Notwithstanding anything in this Section to the contrary, Tenant shall not be required to provide Landlord with any Hazardous Materials Documents containing information of a proprietary
nature, which Hazardous Materials Documents, in and of themselves, do not contain a reference to any Hazardous Materials or activities related to Hazardous Materials. Landlord may, at Landlord’s expense, cause the Hazardous Materials Documents
to be reviewed by a person or firm qualified to analyze Hazardous Materials to confirm compliance with the provisions of this Lease and with Applicable Laws. In the event that a review of the Hazardous Materials Documents indicates non-compliance
with this Lease or Applicable Laws, Tenant shall, at its expense, diligently take steps to bring its storage and use of Hazardous Materials into compliance. Notwithstanding anything in this Lease to the contrary or Landlord’s review into
Tenant’s Hazardous Materials Documents or use or disposal of hazardous materials, however, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of Hazardous Materials, it
being acknowledged by Tenant that Tenant is best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 

21.3 At any time, and from time to time, prior to the expiration of the Term, Landlord shall have the right to conduct appropriate tests of
the Project or any portion thereof to demonstrate that Hazardous Materials are present at levels in excess of what is permitted or trigger a reporting obligation under Applicable Laws or that contamination has occurred due to the acts or omissions
of a Tenant Party. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous Materials exist at the Project in violation of this Lease. 

21.4 If underground or other storage tanks storing Hazardous Materials installed or utilized by Tenant are located on the Premises, or are
hereafter placed on the Premises by Tenant (or by any other party, if such storage tanks are utilized by Tenant), then Tenant shall monitor the storage tanks, maintain appropriate records, implement reporting procedures, properly close any
underground storage tanks, and take or cause to be taken all other steps necessary or required 

  
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under the Applicable Laws. Tenant shall have no responsibility or liability for underground or other storage tanks installed by anyone other than Tenant unless Tenant utilizes such tanks, in
which case Tenant’s responsibility for such tanks shall be as set forth in this Section. 
 21.5 Tenant shall promptly report to
Landlord any actual or suspected presence of mold or water intrusion at the Premises. 
 21.6 Tenant’s obligations under this Article
shall survive the expiration or earlier termination of the Lease. During any period of time needed by Tenant or Landlord after the termination of this Lease to complete the removal from the Premises of any such Hazardous Materials, Tenant shall be
deemed a holdover tenant and subject to the provisions of Article 27. 
 21.7 As used herein, the term “Hazardous
Material” means any toxic, explosive, corrosive, flammable, infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous substance, material or waste that is or becomes regulated by Applicable Laws or any Governmental Authority.

 21.8 Notwithstanding anything to the contrary in this Lease, Landlord shall have sole control over the equitable allocation of fire
control areas (as defined in the Uniform Building Code as adopted by the city or municipality(ies) in which the Project is located (the “UBC”)) within the Project for the storage of Hazardous Materials. Notwithstanding anything to
the contrary in this Lease, the quantity of Hazardous Materials allowed by this Section 21.8 is specific to Tenant and shall not run with the Lease in the event of a Transfer (as defined in Article 29). In the event of a Transfer,
if the use of Hazardous Materials by such new tenant (“New Tenant”) is such that New Tenant utilizes fire control areas in the Project in excess of New Tenant’s Pro Rata Share of the Building or the Project, as applicable then
New Tenant shall, at its sole cost and expense and upon Landlord’s written request, establish and maintain a separate area of the Premises classified by the UBC as an “H” occupancy area for the use and storage of Hazardous Materials,
or take such other action as is necessary to ensure that its share of the fire control areas of the Building and the Project is not greater than New Tenant’s Pro Rata Share of the Building or the Project, as applicable Notwithstanding anything
in this Lease to the contrary, Landlord shall not have and expressly disclaims any liability related to Tenant’s or other tenants’ use or disposal of fire control areas, it being acknowledged by Tenant that Tenant and other tenants are
best suited to evaluate the safety and efficacy of its Hazardous Materials usage and procedures. 
 22. Odors and Exhaust. Tenant acknowledges that
Landlord would not enter into this Lease with Tenant unless Tenant assured Landlord that under no circumstances will any other occupants of the Building or the Project (including persons legally present in any outdoor areas of the Project) be
subjected to odors or fumes (whether or not noxious), and that the Building and the Project will not be damaged by any exhaust, in each case from Tenant’s operations. If any 

  
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other tenant of the Building or the Project causes odors or fumes (whether or not noxious) to emanate from its Premises, following written notice from Tenant, Landlord will use commercially
reasonable efforts to enforce Landlord’s rights under other Leases of the Building or Project in order to resolve such issue. Landlord and Tenant therefore agree as follows: 

22.1 Tenant shall not cause or permit (or conduct any activities that would cause) any release of any odors or fumes of any kind from the
Premises. 
 22.2 If the Building has a ventilation system that, in Landlord’s judgment, is adequate, suitable, and appropriate to vent
the Premises in a manner that does not release odors affecting any indoor or outdoor part of the Project, Tenant shall vent the Premises through such system. If Landlord at any time determines that any existing ventilation system is inadequate, or
if no ventilation system exists, Tenant shall in compliance with Applicable Laws vent all fumes and odors from the Premises (and remove odors from Tenant’s exhaust stream) as Landlord reasonably requires. The placement and configuration of all
ventilation exhaust pipes, louvers and other equipment shall be subject to Landlord’s approval. Tenant acknowledges Landlord’s legitimate desire to maintain the Project (indoor and outdoor areas) in an odor-free manner, and Landlord may
require Tenant to abate and remove all odors in a reasonable manner that goes beyond the requirements of Applicable Laws. 
 22.3 Tenant
shall, at Tenant’s sole cost and expense, provide odor eliminators and other devices (such as filters, air cleaners, scrubbers and whatever other equipment may in Landlord’s reasonable judgment be necessary or appropriate from time to
time) to completely remove, eliminate and abate any odors, fumes or other substances in Tenant’s exhaust stream that, in Landlord’s reasonable judgment, emanate from Tenant’s Premises. Any work Tenant performs under this Section shall
constitute Alterations. 
 22.4 Tenant’s responsibility to remove, eliminate and abate odors, fumes and exhaust shall continue
throughout the Term. Landlord’s approval of the Tenant Improvements shall not preclude Landlord from requiring additional measures to eliminate odors, fumes and other adverse impacts of Tenant’s exhaust stream (as Landlord may designate in
Landlord’s discretion). Tenant shall install additional equipment as Landlord reasonably requires from time to time under the preceding sentence. Such installations shall constitute Alterations. 

22.5 If Tenant fails to install satisfactory odor control equipment within ten (10) Business Days after Landlord’s demand made at
any time, then Landlord may, without limiting Landlord’s other rights and remedies, require Tenant to cease and suspend any operations in the Premises that, in Landlord’s reasonable determination, cause odors, fumes or exhaust;
provided that if satisfactory odor control equipment cannot be installed within ten (10) Business Days, as long as Tenant commences such installation within ten (10) Business Days and thereafter diligently pursues such installation
to completion within forty five (45) days after Landlord’s request, then Landlord may not require Tenant’s operations to cease or suspend. 

  
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 23. Insurance; Waiver of Subrogation. 

23.1 Landlord shall maintain insurance for the Building and the Project in amounts equal to full replacement cost (exclusive of the costs of
excavation, foundations and footings, engineering costs or such other costs to the extent the same are not incurred in the event of a rebuild and without reference to depreciation taken by Landlord upon its books or tax returns), or such lesser
coverage as Landlord may elect, provided that such coverage shall not be less than the coverages landlords of similar properties in the Seattle area would customarily carry and deductible amounts shall be commercially reasonable, as
determined by Landlord in its reasonable discretion, or such greater coverages as Landlord’s Lender, if any, requires Landlord to maintain, providing protection against any peril generally included within the classification “Fire and
Extended Coverage,” together with insurance against sprinkler damage (if applicable), vandalism and malicious mischief. Landlord, subject to availability thereof, shall further insure, if Landlord deems it appropriate, coverage against flood,
environmental hazard, earthquake, loss or failure of building equipment, rental loss during the period of repairs or rebuilding, Workers’ Compensation insurance and fidelity bonds for employees employed to perform services. Notwithstanding the
foregoing, Landlord may, but shall not be deemed required to, provide insurance for any improvements installed by Tenant or that are in addition to the standard improvements customarily furnished by Landlord, without regard to whether or not such
are made a part of or are affixed to the Building. 
 23.2 In addition, Landlord shall carry Commercial General Liability insurance with
limits of not less than One Million Dollars ($1,000,000) per occurrence/general aggregate for bodily injury (including death), or property damage with respect to the Project. 

23.3 Tenant shall, at its own cost and expense, procure and maintain during the Term the following insurance for the benefit of Tenant and
Landlord (as their interests may appear) with insurers financially acceptable and lawfully authorized to do business in the state where the Premises are located: 

(a) Commercial General Liability insurance on a broad-based occurrence coverage form, with coverages including but not limited to bodily
injury (including death), property damage (including loss of use resulting therefrom), premises/operations, personal & advertising injury, and contractual liability with limits of liability of not less than $2,000,000 for bodily injury and
property damage per occurrence, $2,000,000 general aggregate, which limits may be met by use of excess and/or umbrella liability insurance provided that such coverage is at least as broad as the primary coverages required herein. 

  
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 (b) Commercial Automobile Liability insurance covering liability arising from the use or
operation of any auto, including those owned, hired or otherwise operated or used by or on behalf of the Tenant. The coverage shall be on a broad-based occurrence form with combined single limits of not less than $1,000,000 per accident for bodily
injury and property damage. 
 (c) Commercial Property insurance covering property damage to the full replacement cost value. Covered
property shall not include permanent improvements in the Premises installed by Tenant or furnished by Landlord which shall be insured by Landlord pursuant to Section 23.1, but shall include Tenant’s Property including personal
property, furniture, fixtures, machinery, equipment, stock, inventory and improvements and betterments, which may be owned by Tenant and required to be insured hereunder, or which may be leased, rented, borrowed or in the care custody or control of
Tenant, or Tenant’s agents, employees or subcontractors. Such insurance, with respect only to all Tenant Improvements, Alterations or other work performed on the Premises by Tenant (collectively, “Tenant Work”), shall name
Landlord and Landlord’s current and future mortgagees as loss payees as their interests may appear. Such insurance shall be written on an “all risk” of physical loss or damage basis including the perils of fire, extended coverage,
electrical injury, mechanical breakdown, windstorm, vandalism, malicious mischief, sprinkler leakage, back-up of sewers or drains, earthquake, terrorism and such other additional risks Landlord may from time to time designate that are generally
required by landlords of similar properties in accordance with prudent business practices, for the full replacement cost value of the covered items with an agreed amount endorsement with no co-insurance. 

(d) Workers’ Compensation insurance as is required by statute or law, or as may be available on a voluntary basis and Employers’
Liability insurance with limits of not less than the following: each accident, Five Hundred Thousand Dollars ($500,000); disease ($500,000); disease (each employee), Five Hundred Thousand Dollars ($500,000). 

(e) During all construction by Tenant at the Premises, with respect to tenant improvements being constructed (including the Tenant
Improvements and any Alterations, insurance required in Exhibit B-1 must be in place. 
 The insurance required of Tenant by this Article shall be
with companies at all times having a current rating of not less than A- and financial category rating of at least Class VII in “A.M. Best’s Insurance Guide” current edition. Tenant shall obtain for Landlord from the insurance
companies/broker or cause the insurance companies/broker to furnish certificates of insurance evidencing all coverages required herein to Landlord. No such policy shall be cancelled or reduced in coverage except after twenty (20) days’
prior written notice to Landlord from Tenant or its insurers (except in the event of non-payment of premium, in which case ten (10) days 

  
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written notice shall be given). All such policies shall be written as primary policies, not contributing with and not in excess of the coverage that Landlord may carry. Tenant’s required
policies shall contain severability of interest clauses stating that, except with respect to limits of insurance, coverage shall apply separately to each insured or additional insured. Tenant shall, at least twenty-five (25) days prior to the
expiration of such policies, furnish Landlord with renewal certificates of insurance or binders. Tenant agrees that if Tenant does not take out and maintain such insurance, Landlord may (but shall not be required to) procure such insurance on
Tenant’s behalf and at its cost to be paid by Tenant as Additional Rent. Commercial General Liability, Commercial Automobile Liability, Umbrella Liability and Pollution Legal Liability insurance as required above shall name Landlord, BioMed
Realty, L.P., BioMed Realty Trust, Inc., and Nelchina Point Limited Partnership, and each of their respective officers, employees, agents, general partners, members, subsidiaries, affiliates and Lenders (“Landlord Parties”) as
additional insureds as respects liability arising from work or operations performed by or on behalf of Tenant, Tenant’s use or occupancy of Premises, and ownership, maintenance or use of vehicles by or on behalf of Tenant. 

23.4 In each instance where insurance is to name Landlord Parties as additional insureds, Tenant shall, upon Landlord’s written request,
also designate and furnish certificates evidencing such Landlord Parties as additional insureds to (a) any Lender of Landlord holding a security interest in the Building or the Project, (b) the landlord under any lease whereunder Landlord
is a tenant of the real property upon which the Building is located if the interest of Landlord is or shall become that of a tenant under a ground lease rather than that of a fee owner and (c) any management company retained by Landlord to
manage the Project. 
 23.5 Tenant assumes the risk of damage to any fixtures, goods, inventory, merchandise, equipment and leasehold
improvements, and Landlord shall not be liable for injury to Tenant’s business or any loss of income therefrom, relative to such damage, all as more particularly set forth within this Lease. Tenant shall, at Tenant’s sole cost and expense,
carry such insurance as Tenant desires for Tenant’s protection with respect to personal property of Tenant or business interruption. 

23.6 Landlord, Tenant and their respective insurers hereby waive any and all rights of recovery or subrogation against the other party with
respect to any loss, damage, claims, suits or demands, howsoever caused, that are covered, or should have been covered, by valid and collectible property insurance, including any deductibles or self-insurance maintained thereunder. If necessary,
Landlord and Tenant agree to endorse the required insurance policies to permit waivers of subrogation as required hereunder and hold harmless and indemnify the other party for any loss or expense incurred as a result of a failure to obtain such
waivers of subrogation from insurers. Landlord and Tenant, upon obtaining the policies of insurance required or permitted under this Lease, shall give notice to its insurance carriers that the foregoing waiver of subrogation is contained in this
Lease. 

  
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 23.7 Landlord may require insurance policy limits required under this Lease to be raised to
conform with requirements of Landlord’s Lender or to bring coverage limits to levels then being required of new tenants within the Project. 

23.8 Any costs incurred by Landlord pursuant to this Article shall constitute a portion of Operating Expenses. 

24. Damage or Destruction. 
 24.1 In the
event of a partial destruction of (a) the Premises or (b) Common Area of the Building or the Project ((a) and (b) together, the “Affected Areas”) by fire or other perils covered by extended coverage insurance not
exceeding twenty-five percent (25%) of the full insurable value thereof, and provided that (x) the damage thereto is such that the Affected Areas may be repaired, reconstructed or restored within a period of six (6) months from
the date of the happening of such casualty, (y) Landlord shall receive insurance proceeds sufficient to cover the cost of such repairs, reconstruction and restoration (except for any deductible amount provided by Landlord’s policy, which
deductible amount, if paid by Landlord, shall constitute an Operating Expense) and (z) such casualty was not intentionally caused by a Tenant Party, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and
restoration of the Affected Areas and this Lease shall continue in full force and effect. 
 24.2 In the event of any damage to or
destruction of the Building or the Project other than as described in Section 24.1, Landlord may elect to repair, reconstruct and restore the Building or the Project, as applicable, in which case this Lease shall continue in full force
and effect. If Landlord elects not to repair, reconstruct and restore the Building or the Project, as applicable, then this Lease shall terminate as of the date of such damage or destruction. In the event of any damage or destruction (regardless of
whether such damage is governed by Section 24.1 or this Section), if (a) in Landlord’s determination as set forth in the Damage Repair Estimate (as defined below), the Affected Areas cannot be repaired, reconstructed or
restored within twelve (12) months after the date of the Damage Repair Estimate, (b) subject to Section 24.6, the Affected Areas are not actually repaired, reconstructed and restored within eighteen (18) months after the
date of the Damage Repair Estimate, or (c) the damage and destruction occurs within the last twelve (12) months of the then-current Term, then Tenant shall have the right to terminate this Lease, effective as of the date of such damage or
destruction, by delivering to Landlord its written notice of termination (a “Termination Notice”) (y) with respect to Subsections 24.2(a) and (c), no later than fifteen (15) days after Landlord delivers
to Tenant Landlord’s Damage Repair Estimate and (z) with respect to Subsection 24.2(b), no later than fifteen (15) days after such twelve (12) month period (as the same may be extended pursuant to

  
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Section 24.6) expires. If Tenant provides Landlord with a Termination Notice pursuant to Subsection 24.2(z), Landlord shall have an additional thirty (30) days after
receipt of such Termination Notice to complete the repair, reconstruction and restoration. If Landlord does not complete such repair, reconstruction and restoration within such thirty (30) day period, then Tenant may terminate this Lease by
giving Landlord written notice within two (2) business days after the expiration of such thirty (30) day period. If Landlord does complete such repair, reconstruction and restoration within such thirty (30) day period, then this Lease
shall continue in full force and effect. 
 24.3 As soon as reasonably practicable, but in any event within sixty (60) days following
the date of damage or destruction, Landlord shall notify Tenant of Landlord’s good faith estimate of the period of time in which the repairs, reconstruction and restoration will be completed (the “Damage Repair Estimate”),
which estimate shall be based upon the opinion of a contractor reasonably selected by Landlord and experienced in comparable repair, reconstruction and restoration of similar buildings. Additionally, Landlord shall give written notice to Tenant
within sixty (60) days following the date of damage or destruction of its election not to repair, reconstruct or restore the Building or the Project, as applicable. 

24.4 Upon any termination of this Lease under any of the provisions of this Article, the parties shall be released thereby without further
obligation to the other from the date possession of the Premises is surrendered to Landlord, except with regard to (a) items occurring prior to the damage or destruction and (b) provisions of this Lease that, by their express terms,
survive the expiration or earlier termination hereof. 
 24.5 In the event of repair, reconstruction and restoration as provided in this
Article, all Rent to be paid by Tenant under this Lease shall be abated proportionately based on the extent to which Tenant’s use of the Premises is impaired during the period of such repair, reconstruction or restoration, unless Landlord
provides Tenant with other comparable space during the period of repair, reconstruction and restoration that, in Tenant’s reasonable opinion, is suitable for the temporary conduct of Tenant’s business; provided, however, that the
amount of such abatement shall be reduced by the proceeds of business interruption or loss of rental income insurance actually received by Tenant with respect to the Premises. 

24.6 Notwithstanding anything to the contrary contained in this Article, should Landlord be delayed or prevented from completing the repair,
reconstruction or restoration of the damage or destruction to the Premises after the occurrence of such damage or destruction by Force Majeure or delays caused by a Tenant Party, then the time for Landlord to commence or complete repairs,
reconstruction and restoration shall be extended on a day-for-day basis; provided, however, that, at Landlord’s election, Landlord shall be relieved of its obligation to make such repairs, reconstruction and restoration. 

  
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 24.7 If Landlord is obligated to or elects to repair, reconstruct or restore as herein provided,
then Landlord shall be obligated to make such repairs, reconstruction or restoration only with regard to (a) those portions of the Premises that were originally provided at Landlord’s expense (which includes the Tenant Improvements), and
(b) the Common Area portion of the Affected Areas. The repairs, reconstruction or restoration of improvements not originally provided by Landlord or at Landlord’s expense shall be the obligation of Tenant. In the event Tenant has elected
to upgrade certain improvements from the Building Standard, Landlord shall, upon the need for replacement due to an insured loss, provide only the Building Standard, unless Tenant again elects to upgrade such improvements and pay any incremental
costs related thereto, except to the extent that excess insurance proceeds, if received, are adequate to provide such upgrades, in addition to providing for basic repairs, reconstruction and restoration of the Premises, the Building and the Project.

 24.8 Notwithstanding anything to the contrary contained in this Article, Landlord shall not have any obligation whatsoever to repair,
reconstruct or restore the Premises (a) if the damage resulting from any casualty covered under this Article occurs during the thirteenth (13th) through the eighteenth (18th) months prior to the expiration of the Term and the Damage Repair Estimate indicates that more than six (6) months will be required for such repair, reconstruction or restoration,
(b) if the damage resulting from any casualty covered under this Article occurs during the seventh (7th) through twelfth
(12th) months prior to the expiration of the Term and the Damage Repair Estimate indicates that more than thirty (30) days will be required for such repair, reconstruction or
restoration, (c) if the damage resulting from any casualty covered under this Article occurs during the last six (6) months of the Term, or (d) to the extent that insurance proceeds are not available therefor. 

24.9 Landlord’s obligation, should it elect or be obligated to repair, reconstruct or restore, shall be limited to the Affected Areas.
Tenant shall, at its expense, replace or fully repair all of Tenant’s personal property and any Alterations (excepting the Tenant Improvements) installed by Tenant existing at the time of such damage or destruction. If Affected Areas are to be
repaired, reconstructed or restored in accordance with the foregoing, Landlord shall make available to Tenant any portion of insurance proceeds it receives that are allocable to the Alterations constructed by Tenant pursuant to this Lease;
provided Tenant is not then in default under this Lease after notice and the lapse of applicable cure periods, and subject to the requirements of any Lender of Landlord. 

24.10 This Article sets forth the terms and conditions upon which this Lease may terminate in the event of any damage or destruction.
Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes permitting the parties to terminate this Lease as a result of any damage or destruction). 

  
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 25. Eminent Domain. 

25.1 In the event (a) the whole of all Affected Areas or (b) such part thereof as shall substantially interfere with Tenant’s
use and occupancy of the Premises for the Permitted Use shall be taken for any public or quasi-public purpose by any lawful power or authority by exercise of the right of appropriation, condemnation or eminent domain, or sold to prevent such taking,
Tenant or Landlord may terminate this Lease by providing written notice to the other, effective as of the date possession is required to be surrendered to such authority, except with regard to (y) items occurring prior to the taking and
(z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof. 
 25.2 In the event
of a partial taking of (a) the Building or the Project or (b) drives, walkways or parking areas serving the Building or the Project for any public or quasi-public purpose by any lawful power or authority by exercise of right of
appropriation, condemnation, or eminent domain, or sold to prevent such taking, then, without regard to whether any portion of the Premises occupied by Tenant was so taken, Landlord may elect to terminate this Lease by providing written notice to
Tenant (except with regard to (y) items occurring prior to the taking and (z) provisions of this Lease that, by their express terms, survive the expiration or earlier termination hereof) as of such taking if such taking is, in
Landlord’s sole opinion, of a material nature such as to make it uneconomical to continue use of the unappropriated portion for purposes of renting office or laboratory space. 

25.3 Tenant shall be entitled to any award that is specifically awarded as compensation for (a) the taking of Tenant’s personal
property that was installed at Tenant’s expense and (b) the costs of Tenant moving to a new location. Except as set forth in the previous sentence, any award for such taking shall be the property of Landlord. 

25.4 If, upon any taking of the nature described in this Article, this Lease continues in effect, then Landlord shall promptly proceed to
restore the Affected Areas to substantially their same condition prior to such partial taking. To the extent such restoration is infeasible, as determined by Landlord in its sole and absolute discretion, the Rent shall be decreased proportionately
to reflect the loss of any portion of the Premises no longer available to Tenant. 
 25.5 This Article sets forth the terms and conditions
upon which this Lease may terminate in the event of any condemnation or eminent domain. Accordingly, the parties hereby waive the provisions of any Applicable Laws (and any successor statutes permitting the parties to terminate this Lease as a
result of any damage or destruction). 

  
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 26. Surrender. 

26.1 At least thirty (30) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall provide Landlord
with a facility decommissioning and Hazardous Materials closure plan for the Premises (“Exit Survey”) prepared by an independent third party state-certified professional with appropriate expertise, which Exit Survey must be
reasonably acceptable to Landlord. Landlord will reimburse Tenant for the cost of preparing the Exit Survey, up to a maximum amount of $5,000. The Exit Survey shall comply with the American National Standards Institute’s Laboratory
Decommissioning guidelines (ANSI/AIHA Z9.11-2008) or any successor standards published by ANSI or any successor organization (or, if ANSI and its successors no longer exist, a similar entity publishing similar standards). In addition, at least
ten (10) days prior to Tenant’s surrender of possession of any part of the Premises, Tenant shall (a) provide Landlord with written evidence of all appropriate governmental releases obtained by Tenant in accordance with Applicable
Laws, including laws pertaining to the surrender of the Premises, (b) place Laboratory Equipment Decontamination Forms on all decommissioned equipment to assure safe occupancy by future users, and (c) conduct a site inspection with
Landlord. In addition, Tenant agrees to remain responsible after the surrender of the Premises for the remediation of any recognized environmental conditions set forth in the Exit Survey to the extent the remediation thereof is otherwise required by
the terms of this Lease, and to comply with any recommendations set forth in the Exit Survey related to the same. Tenant’s obligations under this Section shall survive the expiration or earlier termination of the Lease. 

26.2 No surrender of possession of any part of the Premises shall release Tenant from any of its obligations hereunder, unless such surrender
is accepted in writing by Landlord. 
 26.3 The voluntary or other surrender of this Lease by Tenant shall not effect a merger with
Landlord’s fee title or leasehold interest in the Premises, the Building, the Property or the Project, unless Landlord consents in writing, and shall, at Landlord’s option, operate as an assignment to Landlord of any or all subleases. 

26.4 The voluntary or other surrender of any ground or other underlying lease that now exists or may hereafter be executed affecting the
Building or the Project, or a mutual cancellation thereof or of Landlord’s interest therein by Landlord and its lessor shall not effect a merger with Landlord’s fee title or leasehold interest in the Premises, the Building or the Property
and shall, at the option of the successor to Landlord’s interest in the Building or the Project, as applicable, operate as an assignment of this Lease. 

27. Holding Over. 
 27.1 If, with
Landlord’s prior written consent, Tenant holds possession of all or any part of the Premises after the Term, Tenant shall become a tenant from month to month after the expiration or earlier termination of the Term, and in such case Tenant shall
continue to pay (a) Base Rent in accordance with Article 7, as adjusted in accordance with Article 8, and (b) any 

  
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amounts for which Tenant would otherwise be liable under this Lease if the Lease were still in effect, including payments for Tenant’s Adjusted Share of Operating Expenses and electricity
and other utility costs. Any such month-to-month tenancy shall be subject to every other term, covenant and agreement contained herein. 

27.2 Notwithstanding the foregoing, if Tenant remains in possession of the Premises after the expiration or earlier termination of the Term
without Landlord’s prior written consent, (a) Tenant shall become a tenant at sufferance subject to the terms and conditions of this Lease, except that the monthly rent shall be equal to one hundred fifty percent (150%) of the Rent in
effect during the last thirty (30) days of the Term, and (b) Tenant shall be liable to Landlord for any and all damages suffered by Landlord as a result of such holdover, including any lost rent or consequential, special and indirect
damages (in each case, regardless of whether such damages are foreseeable). 
 27.3 Acceptance by Landlord of Rent after the expiration or
earlier termination of the Term shall not result in an extension, renewal or reinstatement of this Lease. 
 27.4 The foregoing provisions
of this Article are in addition to and do not affect Landlord’s right of reentry or any other rights of Landlord hereunder or as otherwise provided by Applicable Laws. 

27.5 The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

28. Indemnification and Exculpation. 

28.1 Except to the extent caused by the negligence or willful misconduct of Landlord or any agent or employee of Landlord, Tenant agrees to
indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against any and all Claims of any kind or nature, real or alleged, arising from injury to or
death of any person or damage to any property occurring within or about the Premises, the Building, the Property or the Project, arising directly or indirectly out of (a) the presence at or use or occupancy of the Premises or Project by a
Tenant Party, (b) an act or omission on the part of any Tenant Party, (c) a breach or default by Tenant in the performance of any of its obligations hereunder or (d) injury to or death of persons or damage to or loss of any property,
real or alleged, arising from the serving of alcoholic beverages at the Premises or Project, including liability under any dram shop law, host liquor law or similar Applicable Law. Tenant’s obligations under this Section shall not be affected,
reduced or limited by any limitation on the amount or type of damages, compensation or benefits payable by or for Tenant under workers’ compensation acts, disability benefit acts, employee benefit acts or similar legislation. Tenant’s
obligations under this Section shall survive the expiration or earlier termination of this Lease. 

  
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 28.2 Notwithstanding anything in this Lease to the contrary, Landlord shall not be liable to
Tenant for and Tenant assumes all risk of (a) damage or losses caused by fire, electrical malfunction, gas explosion or water damage of any type (including broken water lines, malfunctioning fire sprinkler systems, roof leaks or stoppages of
lines), unless any such loss is due to Landlord’s negligence, intentional misconduct or willful disregard of written notice by Tenant of need for a repair that Landlord is responsible to make for an unreasonable period of time, and
(b) damage to personal property or scientific research, including loss of records kept by Tenant within the Premises (in each case, regardless of whether such damages are foreseeable) except to the extent caused by the gross negligence or
willful misconduct of Landlord or any agent or employee of Landlord. Tenant further waives any claim for injury to Tenant’s business or loss of income relating to any such damage or destruction of personal property as described in this Section,
except to the extent caused by the gross negligence or willful misconduct of Landlord or any agent or employee of Landlord. Notwithstanding anything in the foregoing or this Lease to the contrary, except (x) as otherwise provided herein,
(y) as may be provided by Applicable Laws or Section 27.2, or (z) in the event of Tenant’s breach of Article 21 or Section 26.1, in no event shall Landlord or Tenant be liable to the other for any
consequential, punitive, special or indirect damages arising out of this Lease (provided that this Subsection 28.2(z) shall not limit Tenant’s liability for Base Rent or Additional Rent pursuant to this Lease). 

28.3 Landlord shall not be liable for any damages arising from any act, omission or neglect of any other tenant in the Building or the
Project, or of any other third party, unless otherwise expressly stated in this Lease. 
 28.4 Tenant acknowledges that security devices and
services, if any, while intended to deter crime, may not in given instances prevent theft or other criminal acts. Landlord shall not be liable for injuries or losses caused by criminal acts of third parties, and Tenant assumes the risk that any
security device or service may malfunction or otherwise be circumvented by a criminal. If Tenant desires protection against such criminal acts, then Tenant shall, at Tenant’s sole cost and expense, obtain appropriate insurance coverage. 

28.5 The provisions of this Article shall survive the expiration or earlier termination of this Lease. 

28.6 The indemnities from the parties in this Article are intended to specifically cover actions brought by the party’s own employees,
with respect to acts or omissions during the term of this Lease. In that regard, with respect to the indemnitee party, the indemnitor party waives any immunity it may have under Washington’s Industrial Insurance Act, RCW Title 51, to the extent
necessary to provide the indemnitee party with a full and complete indemnity from claims 

  
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made by the indemnitor party and its employees, to the extent of their negligence. If losses, liabilities, damages, liens, costs and expenses covered by the indemnitor party’s indemnity are
caused by the sole negligence of the indemnitee party or by the concurrent negligence of both the indemnitor party and the indemnitee party, or their respective employees, agents, contractors, invitees and licensees, then the indemnitor party shall
indemnify the indemnitee party only to the extent of any indemnitor parties’ (or its respective employees, agents, contractors, invitees and licensees) negligence. LANDLORD AND TENANT ACKNOWLEDGE THAT THE INDEMNIFICATION PROVISIONS OF THIS
ARTICLE WERE SPECIFICALLY NEGOTIATED AND AGREED UPON BY THEM. 
 29. Assignment or Subletting. 

29.1 Except as hereinafter expressly permitted, none of the following (each, a “Transfer”), either voluntarily or by
operation of Applicable Laws, shall be directly or indirectly performed without Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed: (a) Tenant selling, hypothecating, assigning, pledging,
encumbering or otherwise transferring this Lease or subletting the Premises or (b) a controlling interest in Tenant being sold, assigned or otherwise transferred (other than as a result of shares in Tenant being sold on a public stock
exchange). For purposes of the preceding sentence, “control” means (a) owning (directly or indirectly) more than fifty percent (50%) of the stock or other equity interests of another person or (b) possessing, directly
or indirectly, the power to direct or cause the direction of the management and policies of such person. In no event shall Tenant perform a Transfer to or with an entity that is a tenant at the Project or that is in discussions or negotiations with
Landlord or an affiliate of Landlord to lease premises at the Project or a property owned by Landlord or an affiliate of Landlord. Notwithstanding the foregoing, Tenant shall have the right to Transfer, without Landlord’s prior written consent,
Tenant’s interest in this Lease or the Premises or any part thereof to any person that as of the date of determination and at all times thereafter directly, or indirectly through one or more intermediaries, controls, is controlled by or is
under common control with Tenant, or is the surviving entity in a merger with Tenant or an entity that acquires all or substantially all of the assets of Tenant (“Tenant’s Affiliate”); provided that Tenant shall notify
Landlord in writing at least thirty (30) days prior to the effectiveness of such Transfer to Tenant’s Affiliate (an “Exempt Transfer”) and otherwise comply with the requirements of this Lease regarding such Transfer; and
provided, further, that the person that will be the tenant under this Lease after the Exempt Transfer has a net worth (as of both the day immediately prior to and the day immediately after the Exempt Transfer) that is equal to or greater than
the net worth (as of both the Execution Date and the date of the Exempt Transfer) of the transferring Tenant. For purposes of the immediately preceding sentence, “control” requires both (a) owning (directly or indirectly) more
than fifty percent (50%) of the stock or other equity interests of another person and (b) possessing, directly or indirectly, the power to direct or cause the direction of the management and policies of such person. Notwithstanding the
foregoing, if 

  
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Tenant is precluded by Applicable Law or by contract from giving Landlord prior written notice of an Exempt Transfer, Tenant will provide Landlord with written notice of the Exempt Transfer as
soon as Tenant may do so without violating Applicable Law or the terms of the applicable contract. 
 29.2 In the event Tenant desires to
effect a Transfer, then, at least thirty (30) but not more than ninety (90) days prior to the date when Tenant desires the Transfer to be effective (the “Transfer Date”), Tenant shall provide written notice to Landlord
(the “Transfer Notice”) containing information (including references) concerning the character of the proposed transferee, assignee or sublessee; the Transfer Date; the most recent financial statements of Tenant and of the proposed
transferee, assignee or sublessee satisfying the requirements of Section 40.2 (“Required Financials”); any ownership or commercial relationship between Tenant and the proposed transferee, assignee or sublessee; and the
consideration and all other material terms and conditions of the proposed Transfer, all in such detail as Landlord shall reasonably require. Within fifteen (15) Business Days of receipt of Tenant’s Transfer Notice, Landlord shall notify
Tenant in writing that Landlord either consents to the Transfer, does not consent to the Transfer or needs additional information. Upon receipt of the additional information requested by Landlord, Landlord shall have fifteen (15) Business Days
to determine whether or not it consents to the Transfer. 
 29.3 Landlord, in determining whether consent should be given to a proposed
Transfer, may give consideration to (a) the financial strength of Tenant and of such transferee, assignee or sublessee (notwithstanding Tenant remaining liable for Tenant’s performance), (b) any change in use that such transferee,
assignee or sublessee proposes to make in the use of the Premises and (c) Landlord’s desire to exercise its rights under Section 29.7 to cancel this Lease. In no event shall Landlord be deemed to be unreasonable for declining
to consent to a Transfer to a transferee, assignee or sublessee of poor reputation, lacking financial qualifications or seeking a change in the Permitted Use, or jeopardizing directly or indirectly the status of Landlord or any of Landlord’s
affiliates as a Real Estate Investment Trust under the Internal Revenue Code of 1986 (as the same may be amended from time to time, the “Revenue Code”). Notwithstanding anything contained in this Lease to the contrary, (w) no
Transfer shall be consummated on any basis such that the rental or other amounts to be paid by the occupant, assignee, manager or other transferee thereunder would be based, in whole or in part, on the income or profits derived by the business
activities of such occupant, assignee, manager or other transferee; (x) Tenant shall not furnish or render any services to an occupant, assignee, manager or other transferee with respect to whom transfer consideration is required to be paid, or
manage or operate the Premises or any capital additions so transferred, with respect to which transfer consideration is being paid; (y) Tenant shall not consummate a Transfer with any person in which Landlord owns an interest, directly or
indirectly (by applying constructive ownership rules set forth in Section 856(d)(5) of the Revenue Code); and (z) Tenant shall not consummate a Transfer with any person or in any 

  
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manner that could cause any portion of the amounts received by Landlord pursuant to this Lease or any sublease, license or other arrangement for the right to use, occupy or possess any portion of
the Premises to fail to qualify as “rents from real property” within the meaning of Section 856(d) of the Revenue Code, or any similar or successor provision thereto or which could cause any other income of Landlord to fail to qualify
as income described in Section 856(c)(2) of the Revenue Code. 
 29.4 The following are conditions precedent to a Transfer or to
Landlord considering a request by Tenant to a Transfer: 
 (a) Tenant shall remain fully liable under this Lease during the unexpired Term.
Tenant agrees that it shall not be (and shall not be deemed to be) a guarantor or surety of this Lease, however, and waives its right to claim that it is a guarantor or surety or to raise in any legal proceeding any guarantor or surety defenses
permitted by this Lease or by Applicable Laws; 
 (b) If Tenant or the proposed transferee, assignee or sublessee does not or cannot deliver
the Required Financials, then Landlord may elect to have either Tenant’s ultimate parent company or the proposed transferee’s, assignee’s or sublessee’s ultimate parent company provide a guaranty of the applicable entity’s
obligations under this Lease, in a commercially reasonable form acceptable to Landlord, which guaranty shall be executed and delivered to Landlord by the applicable guarantor prior to the Transfer Date; 

(c) In the case of an Exempt Transfer, Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the Transfer
qualifies as an Exempt Transfer; 
 (d) Tenant shall provide Landlord with evidence reasonably satisfactory to Landlord that the value of
Landlord’s interest under this Lease shall not be diminished or reduced by the proposed Transfer. Such evidence shall include evidence respecting the relevant business experience and financial responsibility and status of the proposed
transferee, assignee or sublessee; 
 (e) Tenant shall reimburse Landlord for Landlord’s actual costs and expenses, including
reasonable attorneys’ fees, charges and disbursements incurred in connection with the review, processing and documentation of such request (which shall not exceed $3,000); 

(f) Except with respect to an Exempt Transfer, if Tenant’s transfer of rights or sharing of the Premises provides for the receipt by, on
behalf of or on account of Tenant of any consideration of any kind whatsoever (including a premium rental for a sublease or lump sum payment for an assignment, but excluding Tenant’s reasonable costs in marketing and subleasing the Premises) in
excess of the rental and other charges due to Landlord under this Lease, Tenant 

  
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shall pay fifty percent (50%) of all of such excess to Landlord, after making deductions for any reasonable marketing expenses, tenant improvement funds expended by Tenant, alterations, cash
concessions, brokerage commissions, attorneys’ fees and free rent actually paid by Tenant. If such consideration consists of cash paid to Tenant, payment to Landlord shall be made upon receipt by Tenant of such cash payment; 

(g) The proposed transferee, assignee or sublessee shall agree that, in the event Landlord gives such proposed transferee, assignee or
sublessee notice that Tenant is in default under this Lease (after notice and the lapse of any applicable cure periods), such proposed transferee, assignee or sublessee shall thereafter make all payments otherwise due Tenant directly to Landlord,
which payments shall be received by Landlord without any liability being incurred by Landlord, except to credit such payment against those due by Tenant under this Lease, and any such proposed transferee, assignee or sublessee shall agree to attorn
to Landlord or its successors and assigns should this Lease be terminated for any reason; provided, however, that in no event shall Landlord or its Lenders, successors or assigns be obligated to accept such attornment; 

(h) Landlord’s consent to any such Transfer shall be effected on Landlord’s forms; 

(i) Tenant shall not then be in default hereunder in any respect beyond applicable notice and cure periods; 

(j) Such proposed transferee, assignee or sublessee’s use of the Premises shall be the same as the Permitted Use; 

(k) Landlord shall not be bound by any provision of any agreement pertaining to the Transfer, except for Landlord’s written consent to
the same; 
 (l) Tenant shall pay all transfer and other taxes (including interest and penalties) assessed or payable for any Transfer; 

(m) Landlord’s consent (or waiver of its rights) for any Transfer shall not waive Landlord’s right to consent or refuse consent to
any later Transfer; 
 (n) Tenant shall deliver to Landlord one executed copy of any and all written instruments evidencing or relating to
the Transfer; and 
 (o) Tenant shall deliver to Landlord a list of Hazardous Materials (as defined below), certified by the proposed
transferee, assignee or sublessee to be true and correct, that the proposed transferee, assignee or sublessee intends to use or store in the Premises. Additionally, 

  
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Tenant shall deliver to Landlord, on or before the date any proposed transferee, assignee or sublessee takes occupancy of the Premises, all of the items relating to Hazardous Materials of such
proposed transferee, assignee or sublessee as described in Section 21.2. 
 29.5 Any Transfer that is not in compliance with the
provisions of this Article or with respect to which Tenant does not fulfill its obligations pursuant to this Article shall be void and shall, at the option of Landlord, terminate this Lease. 

29.6 Notwithstanding any Transfer, Tenant shall remain fully and primarily liable for the payment of all Rent and other sums due or to become
due hereunder, and for the full performance of all other terms, conditions and covenants to be kept and performed by Tenant. The acceptance of Rent or any other sum due hereunder, or the acceptance of performance of any other term, covenant or
condition thereof, from any person or entity other than Tenant shall not be deemed a waiver of any of the provisions of this Lease or a consent to any Transfer. 

29.7 If Tenant delivers to Landlord a Transfer Notice indicating a desire to transfer this Lease to a proposed transferee, assignee or
sublessee other than pursuant to an Exempt Transfer, then Landlord shall have the option, exercisable by giving notice to Tenant at any time within ten (10) days after Landlord’s receipt of such Transfer Notice, to terminate this Lease as
of the date specified in the Transfer Notice as the Transfer Date, except for those provisions that, by their express terms, survive the expiration or earlier termination hereof. If Landlord exercises such option, then Tenant shall have the right to
withdraw such Transfer Notice by delivering to Landlord written notice of such election within five (5) days after Landlord’s delivery of notice electing to exercise Landlord’s option to terminate this Lease. In the event Tenant
withdraws the Transfer Notice as provided in this Section, this Lease shall continue in full force and effect. No failure of Landlord to exercise its option to terminate this Lease shall be deemed to be Landlord’s consent to a proposed
Transfer. 
 29.8 If Tenant sublets the Premises or any portion 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 appoints Landlord as assignee and attorney-in-fact for Tenant, and Landlord (or a receiver for Tenant appointed on Landlord’s application) may
collect such rent and apply it toward Tenant’s obligations under this Lease; provided that, until the occurrence of a Default (as defined below) by Tenant, Tenant shall have the right to collect such rent. 

29.9 Landlord shall execute a commercially reasonable nondisclosure agreement if so requested by Tenant or any proposed transferee, assignee
or sublessee prior to receiving documents pursuant to this Section. 

  
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 30. Subordination and Attornment. 

30.1 This Lease shall be subject and subordinate to the lien of any mortgage, deed of trust, or lease in which Landlord is tenant now or
hereafter in force against the Building or the Project and to all advances made or hereafter to be made upon the security thereof without the necessity of the execution and delivery of any further instruments on the part of Tenant to effectuate such
subordination; provided with respect to any future mortgage, deed of trust, or lease in which Landlord is tenant, such subordination shall be subject to Tenant’s receipt of a commercially reasonable nondisturbance agreement. Landlord
warrants to Tenant that there is not currently any financing encumbering the Project or Building; however the Property is subject to a ground lease as described in Exhibit A-1 attached (the “Ground Lease”). Not more than
thirty (30) days after the Execution Date, Landlord will obtain from the ground lessor under the Ground Lease a Ground Lessor Recognition and Non-Disturbance Agreement in the form attached to this Lease as Exhibit J, or such other form
as is reasonably acceptable to Tenant and the ground lessor. Landlord shall be responsible for the cost of recording such Ground Lessor Recognition and Non-Disturbance Agreement, including any transfer or other taxes incurred in connection with such
recordation. If Landlord has not obtained a Ground Lessor Recognition and Non-Disturbance Agreement from the ground lessor within sixty (60) days after the Execution Date then Tenant will be entitled to a credit against Rent in the amount of
$500.00 for each day after the end of such sixty (60) day period until Landlord obtains the required Ground Lessor Recognition and Non-Disturbance Agreement from Ground Lessor. 

30.2 Notwithstanding the foregoing, Tenant shall execute and deliver upon demand such further commercially reasonable instrument or
instruments evidencing such subordination of this Lease to the lien of any such mortgage or mortgages or deeds of trust or lease in which Landlord is tenant as may be required by Landlord; provided that such instrument includes a commercially
reasonable nondisturbance agreement. If any such mortgagee, beneficiary or landlord under a lease wherein Landlord is tenant (each, a “Mortgagee”) so elects, however, this Lease shall be deemed prior in lien to any such lease,
mortgage, or deed of trust upon or including the Premises regardless of date and Tenant shall execute a statement in writing to such effect at Landlord’s request. If Tenant fails to execute any document required from Tenant under this Section
within ten (10) days after written request therefor, such failure shall constitute a Default under this Lease. 
 30.3 Upon written
request of Landlord and opportunity for Tenant to review, Tenant agrees to execute any Lease amendments not materially altering the terms of this Lease or materially adversely affecting Tenant’s quiet enjoyment of the Premises, if required by a
mortgagee or beneficiary of a deed of trust encumbering real property of which the Premises constitute a part incident to the financing of the real property of which the Premises constitute a part. 

30.4 In the event any proceedings are brought for foreclosure, or in the event of the exercise of the power of sale under any mortgage or deed
of trust made by Landlord covering the Premises, Tenant shall attorn to the purchaser upon any such foreclosure or sale and recognize such purchaser as Landlord under this Lease. 

  
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 31. Defaults and Remedies. 

31.1 Late payment by Tenant to Landlord of Rent and other sums due shall cause Landlord to incur costs not contemplated by this Lease, the
exact amount of which shall be extremely difficult and impracticable to ascertain. Such costs include processing and accounting charges and late charges that may be imposed on Landlord by the terms of any mortgage or trust deed covering the
Premises. Therefore, if any installment of Rent due from Tenant is not received by Landlord within three (3) days after Landlord gives Tenant written notice that the payment is past due, Tenant shall pay to Landlord (a) an additional sum
of six percent (6%) of the overdue Rent as a late charge plus (b) interest at an annual rate (the “Default Rate”) equal to the lesser of (a) twelve percent (12%) and (b) the highest rate permitted by
Applicable Laws. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord shall incur by reason of late payment by Tenant and shall be payable as Additional Rent to Landlord due with the next
installment of Rent or within five (5) Business Days after Landlord’s demand, whichever is earlier. Landlord’s acceptance of any Additional Rent (including a late charge or any other amount hereunder) shall not be deemed an extension
of the date that Rent is due or prevent Landlord from pursuing any other rights or remedies under this Lease, at law or in equity. 
 31.2
No payment by Tenant or receipt by Landlord of a lesser amount than the Rent payment herein stipulated shall be deemed to be other than on account of the Rent, nor shall any endorsement or statement on any check or any letter accompanying any check
or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy provided in this Lease or in equity or
at law. If a dispute shall arise as to any amount or sum of money to be paid by Tenant to Landlord hereunder, Tenant shall have the right to make payment “under protest,” such payment shall not be regarded as a voluntary payment, and there
shall survive the right on the part of Tenant to institute suit for recovery of the payment paid under protest. 
 31.3 If Tenant fails to
pay any sum of money required to be paid by it hereunder or perform any other act on its part to be performed hereunder, in each case within the applicable cure period (if any) described in Section 31.4, then Landlord may (but shall not
be obligated to), without waiving or releasing Tenant from any obligations of Tenant, make such payment or perform such act; provided that such failure by Tenant unreasonably interfered with the use of

  
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the Building or the Project by any other tenant or with the efficient operation of the Building or the Project, or resulted or could have resulted in a violation of Applicable Laws or the
cancellation of an insurance policy maintained by Landlord. Notwithstanding the foregoing, in the event of an emergency, Landlord shall have the right to enter the Premises and act in accordance with its rights as provided elsewhere in this Lease.
In addition to the late charge described in Section 31.1, Tenant shall pay to Landlord as Additional Rent all sums so paid or incurred by Landlord, together with interest at the Default Rate, computed from the date such sums were paid or
incurred. 
 31.4 The occurrence of any one or more of the following events shall constitute a “Default” hereunder by
Tenant: 
 (a) Tenant abandons or vacates the Premises prior to the scheduled Term Expiration Date or earlier termination of this Lease
without the intention to pay rent and otherwise continue to perform its obligations under this Lease; 
 (b) Tenant fails to make any
payment of Rent, as and when due, or to satisfy its obligations under Article 19, where such failure shall continue for a period of three (3) days after written notice thereof from Landlord to Tenant; 

(c) Tenant fails to observe or perform any obligation or covenant contained herein (other than described in Sections 31.4(a) and
31.4(b)) to be performed by Tenant, where such failure continues for a period of ten (10) days after written notice thereof from Landlord to Tenant; provided that, if the nature of Tenant’s default is such that it reasonably
requires more than ten (10) days to cure, Tenant shall not be deemed to be in Default if Tenant commences such cure within such ten (10) day period and thereafter diligently prosecute the same to completion; and provided, further,
that such cure is completed no later than one hundred eighty (180) days after Tenant’s receipt of written notice from Landlord; 

(d) Tenant makes an assignment for the benefit of creditors; 

(e) A receiver, trustee or custodian is appointed to or does take title, possession or control of all or substantially all of Tenant’s
assets; 
 (f) Tenant files a voluntary petition under the United States Bankruptcy Code or any successor statute (as the same may be
amended from time to time, the “Bankruptcy Code”) or an order for relief is entered against Tenant pursuant to a voluntary or involuntary proceeding commenced under any chapter of the Bankruptcy Code; 

(g) Any involuntary petition is filed against Tenant under any chapter of the Bankruptcy Code and is not dismissed within one hundred twenty
(120) days; 

  
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 (h) Tenant fails to deliver an estoppel certificate in accordance with Article 20; or 

(i) Tenant’s interest in this Lease is attached, executed upon or otherwise judicially seized and such action is not released within one
hundred twenty (120) days of the action. 
 Notices given under this Section shall specify the alleged default and shall demand that Tenant perform the
provisions of this Lease or pay the Rent that is in arrears, as the case may be, within the applicable period of time, or quit the Premises. No such notice shall be deemed a forfeiture or a termination of this Lease unless Landlord elects otherwise
in such notice. The foregoing notice and cure provisions shall be inclusive of and not in addition to the notices and cure periods provided for in RCW 59.12, as now or hereafter amended, or any legislation in lieu or substitution thereof. 

31.5 In the event of a Default by Tenant, and at any time thereafter, with or without notice or demand and without limiting Landlord in the
exercise of any right or remedy that Landlord may have, Landlord has the right to do any or all of the following: 
 (a) Halt any Tenant
Improvements and Alterations and order Tenant’s contractors, subcontractors, consultants, designers and material suppliers to stop work; 

(b) Terminate Tenant’s right to possession of the Premises by written notice to Tenant or by any lawful means, in which case Tenant shall
immediately surrender possession of the Premises to Landlord. In such event, Landlord shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at
the cost and for the account of Tenant, all without service of notice or resort to legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby; and 

(c) Terminate this Lease, in which event Tenant shall immediately surrender possession of the Premises to Landlord. In such event, Landlord
shall have the immediate right to re-enter and remove all persons and property, and such property may be removed and stored in a public warehouse or elsewhere at the cost and for the account of Tenant, all without service of notice or resort to
legal process and without being deemed guilty of trespass or becoming liable for any loss or damage that may be occasioned thereby. In the event that Landlord shall elect to so terminate this Lease, then Landlord shall be entitled to recover from
Tenant all damages incurred by Landlord by reason of Tenant’s default, including: 
 (i) The sum of: 

A. The worth at the time of award of any unpaid Rent that had accrued at the time of such termination; plus 

  
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 B. The worth at the time of award of the amount by which the unpaid Rent that would have accrued
during the period commencing with termination of the Lease and ending at the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have
been reasonably avoided; plus 
 C. The worth at the time of award of the amount by which the unpaid Rent for the balance of the Term after
the time of award exceeds that portion of the loss of Landlord’s rental income from the Premises that Tenant proves to Landlord’s reasonable satisfaction could have been reasonably avoided; plus 

D. Any other amount necessary to compensate Landlord for all the detriment caused by Tenant’s failure to perform its obligations under
this Lease or that in the ordinary course of things would be likely to result therefrom, including the cost of restoring the Premises to the condition required under the terms of this Lease, including any rent payments not otherwise chargeable to
Tenant (e.g., during any “free” rent period or rent holiday); plus 
 E. At Landlord’s election, such other amounts in
addition to or in lieu of the foregoing as may be permitted from time to time by Applicable Laws; or 
 (ii) At Landlord’s election,
as minimum liquidated damages in addition to any (A) amounts paid or payable to Landlord pursuant to Section 31.5(c)(i)(A) prior to such election and (B) costs of restoring the Premises to the condition required under the terms
of this Lease, an amount (the “Election Amount”) equal to either (Y) the positive difference (if any, and measured at the time of such termination) between (1) the then-present value of the total Rent and other benefits
that would have accrued to Landlord under this Lease for the remainder of the Term if Tenant had fully complied with the Lease minus (2) the then-present cash rental value of the Premises as determined by Landlord for what would be the
then-unexpired Term if the Lease remained in effect, computed using the discount rate of the Federal Reserve Bank of San Francisco at the time of the award plus one (1) percentage point (the “Discount Rate”) or (Z) twelve
(12) months (or such lesser number of months as may then be remaining in the Term) of Base Rent and Additional Rent at the rate last payable by Tenant pursuant to this Lease, in either case as Landlord specifies in such election. Landlord and
Tenant agree that the Election Amount represents a reasonable forecast of the minimum damages expected to occur in the event of a breach, taking into account the uncertainty, time and cost of determining elements relevant to actual damages, such as
fair market rent, time and costs that may be required to re-lease the Premises, and other factors; and that the Election Amount is not a penalty. 

  
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 As used in Sections 31.5(c)(i)(A) and (B), “worth at the time of award” shall be computed
by allowing interest at the Default Rate. As used in Section 31.5(c)(i)(C), the “worth at the time of the award” shall be computed by taking the present value of such amount, using the Discount Rate. 

31.6 In addition to any other remedies available to Landlord at law or in equity and under this Lease, Landlord may continue this Lease in
effect after Tenant’s Default and abandonment and recover Rent as it becomes due. In addition, Landlord shall not be liable in any way whatsoever for its failure or refusal to relet the Premises so long as Landlord is in compliance with any
obligation Landlord has under Applicable Law to mitigate its damages. For purposes of this Section, the following acts by Landlord will not constitute the termination of Tenant’s right to possession of the Premises: 

(a) Acts of maintenance or preservation or efforts to relet the Premises, including alterations, remodeling, redecorating, repairs,
replacements or painting as Landlord shall consider advisable for the purpose of reletting the Premises or any part thereof; or 
 (b) The
appointment of a receiver upon the initiative of Landlord to protect Landlord’s interest under this Lease or in the Premises. 
 Notwithstanding the
foregoing, in the event of a Default by Tenant, Landlord may elect at any time to terminate this Lease and to recover damages to which Landlord is entitled. 

31.7 If Landlord does not elect to terminate this Lease as provided in Section 31.5, then Landlord may, from time to time, recover
all Rent as it becomes due under this Lease. At any time thereafter, Landlord may elect to terminate this Lease and to recover damages to which Landlord is entitled. 

31.8 In the event Landlord elects to terminate this Lease and relet the Premises, Landlord may execute any new lease in its own name. Tenant
hereunder shall have no right or authority whatsoever to collect any Rent from such tenant. The proceeds of any such reletting shall be applied as follows: 

(a) First, to the payment of any indebtedness other than Rent due hereunder from Tenant to Landlord, including storage charges or brokerage
commissions owing from Tenant to Landlord as the result of such reletting; 
 (b) Second, to the payment of the costs and expenses of
reletting the Premises, including (i) alterations and repairs that Landlord deems reasonably necessary and advisable and (ii) reasonable attorneys’ fees, charges and disbursements incurred by Landlord in connection with the retaking
of the Premises and such reletting; 

  
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 (c) Third, to the payment of Rent and other charges due and unpaid hereunder; and 

(d) Fourth, to the payment of future Rent and other damages payable by Tenant under this Lease. 

31.9 All of Landlord’s rights, options and remedies hereunder shall be construed and held to be nonexclusive and cumulative. Landlord
shall have the right to pursue any one or all of such remedies, or any other remedy or relief that may be provided by Applicable Laws, whether or not stated in this Lease. No waiver of any default of Tenant hereunder shall be implied from any
acceptance by Landlord of any Rent or other payments due hereunder or any omission by Landlord to take any action on account of such default if such default persists or is repeated, and no express waiver shall affect defaults other than as specified
in such waiver. Notwithstanding any provision of this Lease to the contrary, in no event shall Landlord be required to mitigate its damages with respect to any default by Tenant, except to the extent Landlord is required to do so under Applicable
Law. Any obligation imposed by Applicable Law upon Landlord to relet the Premises after any termination of this Lease shall be subject to the reasonable requirements of Landlord to (a) lease to high quality tenants on such terms as Landlord may
from time to time deem appropriate in its discretion and (b) develop the Project in a harmonious manner with a mix of uses, tenants, floor areas, terms of tenancies, etc., as determined by Landlord. Landlord shall not be obligated to relet the
Premises to any party to whom Landlord or an affiliate of Landlord may desire to lease other available space in the Project or at another property owned by Landlord or an affiliate of Landlord. 

31.10 Landlord’s termination of (a) this Lease or (b) Tenant’s right to possession of the Premises shall not relieve
Tenant of any liability to Landlord that has previously accrued or that shall arise based upon events that occurred prior to the later to occur of (y) the date of Lease termination and (z) the date Tenant surrenders possession of the
Premises. 
 31.11 Intentionally deleted. 

31.12 Except as otherwise expressly set forth in this Lease, Landlord shall not be in default or liable for damages under this Lease unless
Landlord fails to perform obligations required of Landlord within a reasonable time, but in no event shall such failure continue for more than thirty (30) days after written notice from Tenant specifying the nature of Landlord’s failure
(“Landlord Default”); provided, however, that if the nature of Landlord’s obligation is such that more than thirty (30) days are required for its performance, then Landlord shall not be in default if Landlord
commences performance within such thirty (30) day period and thereafter diligently prosecutes the same to completion. Except as otherwise expressly set forth in this Lease, in no event shall Tenant have the right to terminate or cancel this
Lease or to withhold or abate rent or to set off any Claims against Rent as a result of any default or breach by Landlord of any of its covenants, obligations, representations, warranties or promises hereunder, except as may otherwise be expressly
set forth in this Lease. 

  
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 31.13 In the event of any default by Landlord, Tenant shall give notice by registered or
certified mail to any (a) beneficiary of a deed of trust or (b) mortgagee under a mortgage covering the Premises, the Building or the Project and to any landlord of any lease of land upon or within which the Premises, the Building or the
Project is located, and shall offer such beneficiary, mortgagee or landlord a reasonable opportunity to cure the default, including time to obtain possession of the Building or the Project by power of sale or a judicial action if such should prove
necessary to effect a cure; provided that Landlord shall furnish to Tenant in writing, upon written request by Tenant, the names and addresses of all such persons who are to receive such notices. 

32. Bankruptcy. In the event a debtor, trustee or debtor in possession under the Bankruptcy Code, or another person with similar rights, duties and
powers under any other Applicable Laws, proposes to cure any default under this Lease or to assume or assign this Lease and is obliged to provide adequate assurance to Landlord that (a) a default shall be cured, (b) Landlord shall be
compensated for its damages arising from any breach of this Lease and (c) future performance of Tenant’s obligations under this Lease shall occur, then such adequate assurances shall include any or all of the following, as designated by
Landlord in its sole and absolute discretion: 
 32.1 Those acts specified in the Bankruptcy Code or other Applicable Laws as included
within the meaning of “adequate assurance,” even if this Lease does not concern a shopping center or other facility described in such Applicable Laws; 

32.2 A prompt cash payment to compensate Landlord for any monetary defaults or actual damages arising directly from a breach of this Lease;

 32.3 A cash deposit in an amount at least equal to the then-current amount of the Security Deposit; or 

32.4 The assumption or assignment of all of Tenant’s interest and obligations under this Lease. 

33. Brokers. 
 33.1 Each party represents
and warrants to the other party that it has had no dealings with any real estate broker or agent in connection with the negotiation of this Lease other than Flinn Ferguson and CBRE (“Brokers”), and that it knows of no other real
estate broker or agent that is or might be entitled to a commission in connection with this Lease. Landlord shall compensate Brokers in relation to this Lease pursuant to separate agreements between Landlord and Brokers. 

  
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 33.2 Tenant represents and warrants that no broker or agent has made any representation or
warranty relied upon by Tenant in Tenant’s decision to enter into this Lease, other than as contained in this Lease. 
 33.3 Tenant
acknowledges and agrees that the employment of brokers by Landlord is for the purpose of solicitation of offers of leases from prospective tenants and that no authority is granted to any broker to furnish any representation (written or oral) or
warranty from Landlord unless expressly contained within this Lease. Landlord is executing this Lease in reliance upon Tenant’s representations, warranties and agreements contained within Sections 33.1 and 33.2. 

33.4 Each party agrees to indemnify, save, defend (at the other party’s option and with counsel reasonably acceptable to the other party)
and hold the other party harmless from any and all cost or liability for compensation claimed by any broker or agent, other than Brokers, that was employed or engaged by the party, or claiming to have been employed or engaged as a result of the
party’s own acts. The indemnifications in this Section shall survive the expiration or earlier termination of this Lease. 
 34. Definition of
Landlord. With regard to obligations imposed upon Landlord pursuant to this Lease, the term “Landlord,” as used in this Lease, shall refer only to Landlord or Landlord’s then-current successor-in-interest. In the event of
any transfer, assignment or conveyance of Landlord’s interest in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, Landlord herein named (and in case of any subsequent transfers or conveyances,
the subsequent Landlord) shall be automatically freed and relieved, from and after the date of such transfer, assignment or conveyance, from all liability for the performance of any covenants or obligations contained in this Lease thereafter to be
performed by Landlord and, without further agreement, the transferee, assignee or conveyee of Landlord’s in this Lease or in Landlord’s fee title to or leasehold interest in the Property, as applicable, shall be deemed to have assumed and
agreed to observe and perform any and all covenants and obligations of Landlord hereunder during the tenure of its interest in the Lease or the Property. Landlord or any subsequent Landlord may transfer its interest in the Premises or this Lease
without Tenant’s consent. 
 35. Limitation of Landlord’s Liability. 

35.1 If Landlord is in default under this Lease and, as a consequence, Tenant recovers a monetary judgment against Landlord, the judgment
shall be satisfied only out of (a) the proceeds of sale received on execution of the judgment and levy against the right, title and interest of Landlord in the Building and the Project, (b) rent or other income from such real

  
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property receivable by Landlord or (c) the consideration received by Landlord from the sale, financing, refinancing or other disposition of all or any part of Landlord’s right, title or
interest in the Building or the Project. 
 35.2 Neither Landlord nor any of its affiliates, nor any of their respective partners,
shareholders, directors, officers, employees, members or agents shall be personally liable for Landlord’s obligations or any deficiency under this Lease, and service of process shall not be made against any shareholder, director, officer,
employee or agent of Landlord or any of Landlord’s affiliates. No partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates shall be sued or named as a party in any suit or action, and service of
process shall not be made against any partner or member of Landlord except as may be necessary to secure jurisdiction of the partnership, joint venture or limited liability company, as applicable. No partner, shareholder, director, officer,
employee, member or agent of Landlord or any of its affiliates shall be required to answer or otherwise plead to any service of process, and no judgment shall be taken or writ of execution levied against any partner, shareholder, director, officer,
employee, member or agent of Landlord or any of its affiliates. For the purpose of clarity, the foregoing paragraph is not intended to preclude any tort claim against any individual arising from the actions of such individual unrelated to this Lease
in his or her personal capacity and not in his or her capacity as a partner, shareholder, director, officer, employee, member or agent of Landlord or any of its affiliates. 

35.3 Each of the covenants and agreements of this Article shall be applicable to any covenant or agreement either expressly contained in this
Lease or imposed by Applicable Laws and shall survive the expiration or earlier termination of this Lease. 
 36. Joint and Several Obligations. If
more than one person or entity executes this Lease as Tenant, then: 
 36.1 Each of them is jointly and severally liable for the keeping,
observing and performing of all of the terms, covenants, conditions, provisions and agreements of this Lease to be kept, observed or performed by Tenant, and such terms, covenants, conditions, provisions and agreements shall be binding with the same
force and effect upon each and all of the persons executing this Agreement as Tenant; and 
 36.2 The term “Tenant,” as
used in this Lease, shall mean and include each of them, jointly and severally. The act of, notice from, notice to, refund to, or signature of any one or more of them with respect to the tenancy under this Lease, including any renewal, extension,
expiration, termination or modification of this Lease, shall be binding upon each and all of the persons executing this Lease as Tenant with the same force and effect as if each and all of them had so acted, so given or received such notice or
refund, or so signed. 

  
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 37. Representations. Tenant guarantees, warrants and represents that (a) Tenant is duly incorporated
or otherwise established or formed and validly existing under the laws of its state of incorporation, establishment or formation, (b) Tenant has and is duly qualified to do business in the state in which the Property is located, (c) Tenant
has full corporate, partnership, trust, association or other appropriate power and authority to enter into this Lease and to perform all Tenant’s obligations hereunder, (d) each person (and all of the persons if more than one signs)
signing this Lease on behalf of Tenant is duly and validly authorized to do so and (e) neither (i) the execution, delivery or performance of this Lease nor (ii) the consummation of the transactions contemplated hereby will violate or
conflict with any provision of documents or instruments under which Tenant is constituted or to which Tenant is a party. In addition, Tenant guarantees, warrants and represents that none of (x) it, (y) its affiliates or partners nor
(z) to the best of its knowledge, its members, shareholders or other equity owners or any of their respective employees, officers, directors, representatives or agents is a person or entity with whom U.S. persons or entities are restricted from
doing business under regulations of the Office of Foreign Asset Control (“OFAC”) of the Department of the Treasury (including those named on OFAC’s Specially Designated and Blocked Persons List) or under any statute, executive
order (including the September 24, 2001, Executive Order Blocking Property and Prohibiting Transactions with Persons Who Commit, Threaten to Commit, or Support Terrorism) or other similar governmental action. 

38. Confidentiality. Landlord and Tenant shall each keep the terms and conditions of this Lease and any information provided by one to the other (or
the receiving party’s employees, agents or contractors) pursuant to Article 9 confidential and shall not (a) disclose to any third party any terms or conditions of this Lease or any other Lease-related document (including subleases,
assignments, work letters, construction contracts, letters of credit, subordination agreements, non-disturbance agreements, brokerage agreements or estoppels) or (b) provide to any third party an original or copy of this Lease (or any
Lease-related document). Landlord shall not release to any third party any non-public information about Tenant. In addition, all information learned by or disclosed to Landlord with respect to Tenant’s business or research, or information
disclosed or discovered during an entry by Landlord into the Premises, shall be kept strictly confidential by Landlord, Landlord’s legal representatives, successors, assigns, employees, servants and agents and shall not be used (except for
Landlord’s confidential internal purposes) or disclosed to others by Landlord (other than Landlord’s affiliates and their respective employees, investors, accountants, attorneys, lenders or prospective lenders, consultants, advisors,
purchasers or prospective purchasers), or Landlord’s servants, agents, employees, legal representatives, successors or assigns, without the express prior written consent of Tenant, which Tenant may withhold in its sole and absolute discretion.
Notwithstanding the foregoing, confidential information under this Section may be released by Landlord or Tenant under the following circumstances: (w) if required by Applicable Laws or in any judicial proceeding; provided that the
releasing party has given the other party reasonable notice of such requirement, 

  
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if feasible, (x) to a party’s attorneys, accountants, investors, brokers, affiliates, employees, lenders or prospective lenders and purchasers or prospective purchasers and other bona
fide consultants or advisers (with respect to this Lease only); provided such third parties agree to be bound by this Section (y) to bona fide prospective assignees or subtenants of this Lease; provided they agree in writing to be
bound by this Section, or (z) if required by the U.S. Securities and Exchange Commission or other regulatory agency. Tenant agrees its sole remedies for Landlord’s breach of this Section 38 shall be to seek injunctive relief or
to bring an action for the actual damages incurred by Tenant as a result of Landlord’s breach of this Section 38. In no event shall Tenant have the right to terminate this Lease as a result of Landlord’s breach of this
Section 38. 
 39. Notices. Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other
communication required or permitted to be given hereunder shall be in writing and shall be given by (a) personal delivery, (b) overnight delivery with a reputable international overnight delivery service, such as FedEx, or
(c) facsimile or email transmission, so long as such transmission is followed within one (1) Business Day by delivery utilizing one of the methods described in Subsection 39(a) or (b). Any such notice, consent, demand,
invoice, statement or other communication shall be deemed delivered (x) upon receipt, if given in accordance with Subsection 39(a); (y) one business (1) day after deposit with a reputable international overnight delivery
service, if given in accordance with Subsection 39(b); or (z) upon transmission, if given in accordance with Subsection 39(c). Except as otherwise stated in this Lease, any notice, consent, demand, invoice, statement or other
communication required or permitted to be given pursuant to this Lease shall be addressed to Landlord or Tenant at the addresses shown in Sections 2.9 and 2.10 or 2.11, respectively. Either party may, by notice to the other
given pursuant to this Section, specify additional or different addresses for notice purposes. 
 40. Miscellaneous. 

40.1 Landlord reserves the right to change the name of the Building or the Project in its sole discretion. 

40.2 Tenant agrees that it shall promptly furnish to Landlord, from time to time, upon Landlord’s written request, the most recent
year-end unconsolidated financial statements reflecting Tenant’s current financial condition audited by a nationally recognized accounting firm. Tenant shall, within ninety (90) days after the end of Tenant’s financial year, furnish
Landlord with a certified copy of Tenant’s year-end unconsolidated financial statements for the previous year audited by a nationally recognized accounting firm. Notwithstanding the foregoing, so long as Tenant is a publicly traded company and
is not a subsidiary of any other entity, the financial statements to be provided by Tenant pursuant to the preceding two (2) sentences may be consolidated financial statements rather than unconsolidated financial

  
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statements. Tenant represents and warrants that all financial statements, records and information furnished by Tenant to Landlord in connection with this Lease are true, correct and complete in
all respects. If audited financials are not otherwise prepared, unaudited financials complying with generally accepted accounting principles and certified by the chief financial officer of Tenant as true, correct and complete in all respects shall
suffice for purposes of this Section. The terms of this Section 40.2 shall not apply if (i) Tenant is an entity that is domiciled in the United States of America, and whose securities are funded through a public securities exchange
subject to regulation by the United States of America publicly traded over exchanges based in the United States or (ii) Tenant is an SEC registrant and required to file reports on Forms 10-K and 10-Q or the equivalent thereof and under either
clause (i) or (ii) above Tenant’s current financial information is publicly available through the internet. 
 40.3
Submission of this instrument for examination or signature by Tenant does not constitute a reservation of or option for a lease, and shall not be effective as a lease or otherwise until execution by and delivery to both Landlord and Tenant. 

40.4 The terms of this Lease are intended by the parties as a final, complete and exclusive expression of their agreement with respect to the
terms that are included herein, and may not be contradicted or supplemented by evidence of any other prior or contemporaneous agreement. 

40.5 Landlord shall record a memorandum of this Lease in the form of Exhibit K; provided Tenant executes and delivers to Landlord at
the time such memorandum is executed a termination of such memorandum in the form of Exhibit L attached which Landlord may record upon the expiration of the Term or the earlier termination of this Lease. Landlord shall be responsible for the
cost of recording the memorandum of this Lease or any termination of the memorandum. Neither party shall record this Lease. Upon the expiration or earlier termination of this Lease, Tenant shall provide Landlord with such additional documents as
Landlord may reasonably request confirming that this Lease is terminated so Landlord can remove the memorandum of this Lease from record title to the Property. 

40.6 Where applicable in this Lease, the singular includes the plural and the masculine or neuter includes the masculine, feminine and neuter.
The words “include,” “includes,” “included” and “including” mean “‘include,’ etc., without limitation.” The word “shall” is mandatory and the word “may” is permissive.
The section headings of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part of this Lease. Landlord and Tenant have each participated in the drafting and negotiation of this Lease, and
the language in all parts of this Lease shall be in all cases construed as a whole according to its fair meaning and not strictly for or against either Landlord or Tenant. 

  
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 40.7 Except as otherwise expressly set forth in this Lease, each party shall pay its own costs
and expenses incurred in connection with this Lease and such party’s performance under this Lease; provided that, if either party commences an action, proceeding, demand, claim, action, cause of action or suit against the other party
arising out of or in connection with this Lease, then the substantially prevailing party shall be reimbursed by the other party for all reasonable costs and expenses, including reasonable attorneys’ fees and expenses, incurred by the
substantially prevailing party in such action, proceeding, demand, claim, action, cause of action or suit, and in any appeal in connection therewith (regardless of whether the applicable action, proceeding, demand, claim, action, cause of action,
suit or appeal is voluntarily withdrawn or dismissed). 
 40.8 Time is of the essence with respect to the performance of every provision of
this Lease. 
 40.9 The covenants and conditions of the parties in this Lease are intended to be independent of each other covenant and
condition in this Lease. 
 40.10 Notwithstanding anything to the contrary contained in this Lease, Tenant’s obligations under this
Lease are independent and shall not be conditioned upon performance by Landlord. 
 40.11 Whenever consent or approval of either party is
required, that party shall not unreasonably withhold, condition or delay such consent or approval, except as may be expressly set forth to the contrary. 

40.12 Any provision of this Lease that shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other
provision hereof, and all other provisions of this Lease shall remain in full force and effect and shall be interpreted as if the invalid, void or illegal provision did not exist. 

40.13 Each of the covenants, conditions and agreements herein contained shall inure to the benefit of and shall apply to and be binding upon
the parties hereto and their respective heirs; legatees; devisees; executors; administrators; and permitted successors and assigns. This Lease is for the sole benefit of the parties and their respective heirs, legatees, devisees, executors,
administrators and permitted successors and assigns, and nothing in this Lease shall give or be construed to give any other person or entity any legal or equitable rights. Nothing in this Section shall in any way alter the provisions of this Lease
restricting assignment or subletting. 
 40.14 This Lease shall be governed by, construed and enforced in accordance with the laws of the
state in which the Premises are located, without regard to such state’s conflict of law principles. 

  
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 40.15 Each party guarantees, warrants and represents to the other that the individual or
individuals signing this Lease have the power, authority and legal capacity to sign this Lease on behalf of and to bind all entities, corporations, partnerships, limited liability companies, joint venturers or other organizations and entities on
whose behalf such individual or individuals have signed. Each party further guarantees, warrants and represents to the other that no third-party consent or approval is required in connection with this Lease, or if such consent or approval is
required, it has been obtained. 
 40.16 This Lease may be executed in one or more counterparts, each of which, when taken together, shall
constitute one and the same document. 
 40.17 No provision of this Lease may be modified, amended or supplemented except by an agreement in
writing signed by Landlord and Tenant. 
 40.18 No waiver of any term, covenant or condition of this Lease shall be binding unless executed
in writing by the waiving party. The waiver by a party of any breach or default of any term, covenant or condition contained in this Lease shall not be deemed to be a waiver of any preceding or subsequent breach or default of such term, covenant or
condition or any other term, covenant or condition of this Lease. 
 40.19 To the extent permitted by Applicable Laws, the parties waive
trial by jury in any action, proceeding or counterclaim brought by the other party hereto related to matters arising out of or in any way connected with this Lease; the relationship between Landlord and Tenant; Tenant’s use or occupancy of the
Premises; or any claim of injury or damage related to this Lease or the Premises. 
 40.20 “Business Day” means any day
other than a Saturday, Sunday or a day on which national banking associations are authorized or required to close. 
 40.21 The Recitals as
set forth above are hereby incorporated herein by this reference. 
 41. Options to Extend Term. Tenant shall have two (2) options (each, an
“Option”) to extend the Term by five (5) years each as to the entire Premises (and no less than the entire Premises) upon the following terms and conditions. Any extension of the Term pursuant to an Option shall be on all the
same terms and conditions as this Lease, except as follows: 
 41.1 Basic Annual Rent at the commencement of each Option term shall equal
the then-current fair market value for comparable office and laboratory space in the Seattle market of comparable age, quality, level of finish and proximity to amenities and public transit including market rate annual adjustments
(“FMV”), but in no event be less than the Basic Annual Rent in effect immediately prior to the Option term for the first year of the Option term. Tenant may, no 

  
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more than twelve (12) months prior to the date the Term is then scheduled to expire, request Landlord’s estimate of the FMV for the next Option term. Landlord shall, within fifteen
(15) days after receipt of such request, give Tenant a written proposal of such FMV. If Tenant gives written notice to exercise an Option, such notice shall specify whether Tenant accepts Landlord’s proposed estimate of FMV. If Tenant does
not accept the FMV, then the parties shall endeavor to agree upon the FMV, taking into account all relevant factors, including (v) the size of the Premises, (w) the length of the Option term, (x) rent in comparable buildings in the
relevant market, including concessions offered to new tenants, such as free rent, tenant improvement allowances, leasing commissions, and moving allowances, (y) Tenant’s creditworthiness and (z) the quality and location of the
Building and the Project. In the event that the parties are unable to agree upon the FMV within thirty (30) days after Tenant notifies Landlord that Tenant is exercising an Option, then either party may request that the same be determined as
follows: a senior officer of a nationally recognized leasing brokerage firm with local knowledge of the Seattle laboratory/research and development leasing market (the “Baseball Arbitrator”) shall be selected and paid for jointly by
Landlord and Tenant. If Landlord and Tenant are unable to agree upon the Baseball Arbitrator, then the same shall be designated by the local chapter of the Judicial Arbitration and Mediation Services or any successor organization thereto (the
“JAMS”). The Baseball Arbitrator selected by the parties or designated by JAMS shall (i) have at least ten (10) years’ experience in the leasing of laboratory/research and development space in the Seattle market and
(ii) not have been employed or retained by either Landlord or Tenant or any affiliate of either for a period of at least ten (10) years prior to appointment pursuant hereto. Each of Landlord and Tenant shall submit to the Baseball
Arbitrator and to the other party its determination of the FMV. The Baseball Arbitrator shall grant to Landlord and Tenant a hearing and the right to submit evidence. The Baseball Arbitrator shall determine which of the two (2) FMV
determinations more closely represents the actual FMV. The Baseball Arbitrator may not select any other FMV for the Premises other than one submitted by Landlord or Tenant. The FMV selected by the Baseball Arbitrator shall be binding upon Landlord
and Tenant and shall serve as the basis for determination of Basic Annual Rent payable for the applicable Option term. If, as of the commencement date of an Option term, the amount of Basic Annual Rent payable during the Option term shall not have
been determined, then, pending such determination, Tenant shall pay Basic Annual Rent equal to the Basic Annual Rent payable with respect to the last year of the then-current Term. After the final determination of Basic Annual Rent payable for the
Option term, the parties shall promptly execute a written amendment to this Lease specifying the amount of Basic Annual Rent to be paid during the applicable Option term. Any failure of the parties to execute such amendment shall not affect the
validity of the FMV determined pursuant to this Section. 
 41.2 The Option is not assignable separate and apart from this Lease except that
it shall be exercisable by a Tenant’s Affiliate as a result of an Exempt Transfer. 

  
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 41.3 An Option is conditional upon Tenant giving Landlord written notice of its election to
exercise such Option not more than sixteen (16) months and not less than ten (10) months prior to the end of the expiration of the then-current Term. Time shall be of the essence as to Tenant’s exercise of an Option. Tenant assumes
full responsibility for maintaining a record of the deadlines to exercise an Option. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of an Option after the date provided for in this Section. 

41.4 Notwithstanding anything contained in this Article to the contrary, Tenant shall not have the right to exercise an Option: 

(a) During the time commencing from the date Landlord delivers to Tenant a written notice that Tenant is actually in default under any
provisions of this Lease and continuing until Tenant has cured the specified default to Landlord’s reasonable satisfaction; or 
 (b)
In the event that Tenant has defaulted (beyond applicable notice and cure periods) in the performance of either a material monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Extended Term
or Option Term (as applicable). 
 41.5 The period of time within which Tenant may exercise an Option shall not be extended or enlarged by
reason of Tenant’s inability to exercise such Option because of the provisions of Section 41.4. 
 41.6 All of
Tenant’s rights under the provisions of an Option shall terminate and be of no further force or effect even after Tenant’s due and timely exercise of such Option if, after such exercise, but prior to the commencement date of the new term,
(a) Tenant fails to pay to Landlord a material monetary obligation of Tenant for a period of twenty (20) days after written notice from Landlord to Tenant, (b) Tenant fails to commence to cure a material non-monetary default (other
than a material monetary default) within thirty (30) days after the date Landlord gives written notice to Tenant of such default or (c) Tenant has defaulted (beyond applicable notice and cure periods) with respect to either a material
monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Extended Term or Option Term (as applicable). 

42. Right of First Refusal. For so long as Tenant continues to lease and occupy one hundred percent (100%) of both the Premises and the Adjacent
Building Premises, subject to any other parties’ pre-existing rights (based on written contracts executed prior to the Execution Date) with respect to Available ROFR Premises (as defined below), Tenant shall have a continuing right of first
refusal (“ROFR”) to lease as to any rentable premises on the second floor of the Building for which Landlord has a specific prospective tenant (“Available ROFR Premises”); provided, however, that in no event
shall Landlord be required to lease any Available ROFR Premises to 

  
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Tenant for any period past the date on which this Lease expires or is terminated pursuant to its terms. To the extent that Landlord renews or extends a then-existing lease with any then-existing
tenant of any space, or enters into a new lease with such then-existing tenant, the affected space shall not be deemed to be Available ROFR Premises. In the event Landlord intends to lease Available ROFR Premises to a specific prospective tenant,
Landlord shall provide written notice thereof to Tenant (the “Notice of Offer”), specifying the terms and conditions of the proposed lease to Tenant of the Available ROFR Premises. 

42.1 Within ten (10) Business Days following its receipt of a Notice of Offer, Tenant shall advise Landlord in writing whether Tenant
elects to lease all (not just a portion) of the Available ROFR Premises on the terms and conditions set forth in the Notice of Offer. If Tenant fails to notify Landlord of Tenant’s election within such ten (10) Business Day period, then
Tenant shall be deemed to have elected not to lease the Available ROFR Premises. 
 42.2 If Tenant timely notifies Landlord that Tenant
elects to lease the Available ROFR Premises on the terms and conditions set forth in the Notice of Offer, then Landlord shall lease the Available ROFR Premises to Tenant upon the terms and conditions set forth in the Notice of Offer. 

42.3 If Tenant notifies Landlord that Tenant elects not to lease the Available ROFR Premises on the terms and conditions set forth in the
Notice of Offer, or if Tenant fails to notify Landlord of Tenant’s election within the ten (10) Business Day period described above, then Landlord shall have the right to consummate the proposed lease of the Available ROFR Premises on the
same terms as set forth in the Notice of Offer following Tenant’s election (or deemed election) not to lease the Available ROFR Premises. If Landlord does not lease the Available ROFR Premises within six (6) months following Tenant’s
election (or deemed election) not to lease the Available ROFR Premises, then Tenant’s ROFR shall be fully reinstated with respect to the specific Available ROFR Premises, and Landlord shall not thereafter lease the Available ROFR Premises
without first complying with the procedures set forth in this Article 42. 
 42.4 Notwithstanding anything in this Article to the
contrary, Tenant may not exercise the ROFR during such period of time that Tenant is in default under any provision of this Lease beyond applicable notice and cure periods. Any attempted exercise of the ROFR during a period of time in which Tenant
is in default beyond applicable notice and cure provisions shall be void and of no effect. In addition, Tenant shall not be entitled to exercise the ROFR if Tenant has defaulted (beyond applicable notice and cure periods) in the performance of
either a material monetary obligation or material non-monetary obligation under this Lease two (2) or more times during the Term or Option Term (as applicable). 

42.5 Notwithstanding anything in this Lease to the contrary, Tenant shall not assign or transfer the ROFR to a party other than Tenant’s
Affiliate, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease, without Landlord’s prior written consent, which consent Landlord may withhold in its sole and absolute discretion. 

  
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 42.6 If Tenant exercises the ROFR, Landlord does not guarantee that the Available ROFR Premises
will be available on the anticipated commencement date for the Lease as to such Premises due to a holdover by the then-existing occupants of the Available ROFR Premises or for any other reason beyond Landlord’s reasonable control. 

42.7 This ROFR shall remain in effect until the Available ROFR Premises has been leased by Tenant or a third party, or until this Lease has
expired, at which time this ROFR shall terminate and be of no force and effect. If the Available ROFR Premises (or any portion thereof) is leased to a third party, and such third party lease subsequently expires or is otherwise terminated,
Tenant’s ROFR shall be reinstituted. 
 43. Right of First Offer. For so long as Tenant continues to lease and occupy one hundred percent
(100%) of both the Premises and the Adjacent Building Premises, subject to any other parties’ pre-existing rights (based on written contracts executed prior to the Execution Date) with respect to Available ROFO Premises (as defined below),
Tenant shall have a continuing right of first offer (“ROFO”) as to any rentable premises on the second floor of the Building for which Landlord is seeking a tenant (“Available ROFO Premises”); provided,
however, that in no event shall Landlord be required to lease any Available ROFO Premises to Tenant for any period past the date on which this Lease expires or is terminated pursuant to its terms. To the extent that Landlord renews or extends a
then-existing lease with any then-existing tenant of any space, or enters into a new lease with such then-existing tenant, the affected space shall not be deemed to be Available ROFO Premises. In the event Landlord intends to market Available ROFO
Premises, Landlord shall provide written notice thereof to Tenant, which notice shall include the terms and conditions on which Landlord intends to offer the Available ROFO Premises (the “Notice of Marketing”). 

43.1 Within ten (10) Business Days following its receipt of a Notice of Marketing, Tenant shall advise Landlord in writing whether Tenant
elects to lease all (not just a portion) of the Available ROFO Premises on the terms and conditions set forth in the Notice of Marketing. If Tenant fails to notify Landlord of Tenant’s election within such ten (10) Business Day period,
then Tenant shall be deemed to have elected not to lease the Available ROFO Premises. 
 43.2 If Tenant timely notifies Landlord that Tenant
elects to lease all of the Available ROFO Premises on the terms and conditions set forth in the Notice of Marketing, then Landlord shall lease the Available ROFO Premises to Tenant upon the terms and conditions set forth in the Notice of Marketing.

  
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 43.3 If (a) Tenant notifies Landlord that Tenant elects not to lease the Available ROFO
Premises, or (b) Tenant fails to notify Landlord of Tenant’s election within the ten (10) Business Day period described above, then Landlord shall have the right to consummate a lease of the Available ROFO Premises at base rent and
concessions (including without limitation tenant allowances and brokerage commissions) not less than ninety-five percent (95%) of that stated in the Notice of Marketing, if applicable. If Landlord fails to so consummate a lease of the Available
ROFO Premises within six (6) months after the date of the Notice of Marketing, then Landlord must again offer the Available ROFO Premises to Tenant pursuant to the terms of this Article prior to leasing the Available ROFO Premises to a third
party. 
 43.4 Notwithstanding anything in this Article to the contrary, Tenant may not exercise the ROFO during such period of time that
Tenant is in default under any provision of this Lease beyond applicable notice and cure periods. Any attempted exercise of the ROFO during a period of time in which Tenant is so in default beyond applicable notice and cure periods shall be void and
of no effect. In addition, Tenant shall not be entitled to exercise the ROFO if Tenant has defaulted (beyond applicable notice and cure periods) in the performance of either a material monetary obligation or material non-monetary obligation under
this Lease two (2) or more times during the Term or Option Term (as applicable). 
 43.5 Notwithstanding anything in this Lease to the
contrary, Tenant shall not assign or transfer the ROFO to a party other than a Tenant’s Affiliate, either separately or in conjunction with an assignment or transfer of Tenant’s interest in the Lease, without Landlord’s prior written
consent, which consent Landlord may withhold in its sole and absolute discretion. 
 43.6 If Tenant exercises the ROFO, Landlord does not
guarantee that the Available ROFO Premises will be available on the anticipated commencement date for the Lease as to such Premises due to a holdover by the then-existing occupants of the Available ROFO Premises or for any other reason beyond
Landlord’s reasonable control. 
 43.7 This ROFO shall remain in effect until the Available ROFO Premises has been leased by Tenant or
a third party, or until this Lease has expired, at which time this ROFO shall terminate and be of no force and effect. If the Available ROFO Premises (or any portion thereof) is leased to a third party, and such third party lease subsequently
expires or is otherwise terminated, Tenant’s ROFO shall be reinstituted. 
 45. Sales Tax. 

45.1 Retail sales tax otherwise applicable to portions of construction of the Building and Tenant Improvements and other Improvements made or
requested by Tenant or Landlord may be eligible for deferral pursuant to RCW 82.63 (the “Sales Tax Deferral”) as a result of the uses of the Premises intended by Tenant. 

  
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 (a) Tenant shall have the option (but not the obligation) to make application with the Washington
State Department of Revenue (the “Revenue Department”) for the Sales Tax Deferral with respect to the Tenant Improvement work. When the Revenue Department has determined the final amount of the sales tax that Tenant may defer
pursuant to the Sales Tax Deferral program, Tenant shall provide Landlord with written notice of such amount. 
 (b) Landlord shall have the
option (but not the obligation) to apply to the Revenue Department for the Sales Tax Deferral with respect to the construction of the Building and other improvements (but not the Tenant Improvements) (“Landlord Deferral Items”).
When the Revenue Department has determined the final amount of the sales tax that Landlord may defer pursuant to the Sales Tax Deferral program, Landlord shall provide Tenant with written notice of such amount. 

The Parties acknowledge that Tenant has received the benefits of the Sales Tax Deferral with respect to the Landlord Deferral Items due to
Tenant’s Base Rent obligations being lower than Landlord would have charged Tenant if such benefits were not available. 
 45.2 Tenant
agrees that if a subsequent audit by the Revenue Department determines that (a) because Tenant’s use of the Premises has changed or (b) for any other reason, any of the sales tax previously deferred pursuant to the Sales Tax Deferral
is due and owing to the Revenue Department in connection with the Tenant Improvements only (except due to Landlord’s negligent acts or omissions or willful misconduct), Tenant shall pay any amount of sales tax owing (including any penalties and
interest thereon) directly to the Revenue Department and provide evidence of such payment to Landlord within ten (10) Business Days following the date Tenant receives notification of any such determination by the Revenue Department; provided
that Tenant may conduct a good faith contest of any such determination by the Revenue Department in accordance with appropriate administrative procedures so long as payment of the amount claimed by the Revenue Department is stayed during the conduct
of the contest. If Tenant desires to dispute the amount claimed by the Revenue Department to be due but payment of such amount is not stayed during the conduct of the proceedings, Tenant shall pay the amount due but may indicate it is paying such
amount under protest. 
 45.3 Landlord shall reasonably cooperate with and assist Tenant in any application for the Sales Tax Deferral for
the Tenant Improvements, and with any of Tenant’s challenges or audits to the Sales Tax Deferral benefit for the Tenant Improvements, all at no cost to Landlord. Landlord shall promptly notify Tenant of any such action of which Landlord becomes
aware, and shall promptly forward any correspondence regarding any such challenge or audit to Tenant. Tenant shall have the right to contest or review on its own behalf (but not on Landlord’s behalf) any proceedings regarding the Sales Tax
Deferral benefit that may be instituted, either before, during or after the Term. Landlord shall, on a timely basis, execute all reasonably necessary 

  
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instruments in connection with any such protest, appeal or other proceedings, at no cost to Landlord. If any proceeding may only be instituted and maintained by Landlord, then Landlord shall do
so at Tenant’s cost upon the request of Tenant, with counsel engaged by Tenant and reasonably acceptable to Landlord. Nothing in this Lease imposes any liability on Tenant for the Sales Tax Deferral and subsequent denial or cancellation of
same, to the extent the Sales Tax Deferral is related to Landlord’s Improvements or any work or materials within the Project; it being expressly agreed that Tenant’s risk is limited to the Sale Tax Deferral allowed (if at all) for the
Tenant Improvements, and that Tenant will have control over the application, audit and appeals process in connection therewith. 
 45.4
Tenant shall reasonably cooperate with and assist Landlord in any application for the Sales Tax Deferral for the Landlord Deferral Items, all at no cost to Tenant. Landlord and Tenant agree that a requirement of the Sales Tax Deferral is the
completion of an initial audit by the Revenue Department confirming the amount to be deferred as well as the completion of an annual survey by the Tenant as required by the Revenue Department in a timely manner. Tenant shall cooperate with the
initial audit by the Revenue Department, shall prepare and deliver the annual survey at the appropriate time each year (and shall agree in writing with the Revenue Department to do the same), shall promptly provide all information in connection with
such audit or the annual survey and shall execute all truthful documents required to be executed in connection with such audit or the annual survey (as requested by Landlord). Tenant shall promptly notify Landlord if Tenant refuses to execute any
such document Landlord requests that Tenant execute, and such notification shall include an explanation for such refusal. 
 45.5 Tenant
shall cooperate with any of Landlord’s challenges or audits to the Sales Tax Deferral benefit for the Landlord Deferral Items at no cost to Tenant. Tenant shall promptly notify Landlord of any such action of which Tenant becomes aware, and
shall promptly forward any correspondence regarding any such challenge or audit to Landlord. Landlord shall have the right to contest or review on its own behalf (but not on Tenant’s behalf) any proceedings regarding the Sales Tax Deferral
benefit that may be instituted, either before, during or after the Term. Tenant shall, on a timely basis, execute all reasonably necessary instruments in connection with any such protest, appeal or other proceedings, at no cost to Tenant. If any
proceeding may only be instituted and maintained by Tenant, then Tenant shall do so at Landlord’s cost upon the request of Landlord, with counsel engaged by Landlord and reasonably acceptable to Tenant. 

45.6 Provided Landlord cooperates as required in Section 45.3 above, nothing in this Lease imposes any liability on Landlord for the
Sales Tax Deferral and subsequent denial or cancellation of same, to the extent the Sales Tax Deferral is related to Tenant Improvements, it being expressly agreed that Landlord’s risk is limited to the Sales Tax Deferral allowed (if at all)
for the Landlord Deferral Items, and that Landlord will have control over the application, audit 

  
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and appeals process in connection with the Landlord Deferral Items. Similarly, provided Tenant cooperates as required in Section 45.5 above, nothing in this Lease imposes any liability on
Tenant for the Sales Tax Deferral and subsequent denial or cancellation of same, to the extent the Sales Tax Deferral is related to Landlord Deferral Items or other Landlord Improvements, it being expressly agreed that Tenant’s risk is limited
to the Sales Tax Deferral allowed (if at all) for the Tenant Improvements, and that Tenant will have control over the application, audit and appeals process in connection with the Tenant Improvements. 

[REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 - 81 - 

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

			
	LANDLORD:
	
	 BMR-500 FAIRVIEW AVENUE LLC,
 a
Delaware limited liability company

		
	By:		 /s/ Kevin M. Simonsen

		
	Name:		 Kevin M. Simonsen

		
	Title:		 VP, Real Estate Legal

	
	TENANT:
	
	 NANOSTRING TECHNOLOGIES, INC.,
 a
Delaware corporation

		
	By:		 /s/ Wayne D. Burns

		
	Name:		 Wayne D. Burns

		
	Title:		 Sr. VP, Operations & Administration

					
	STATE OF CALIFORNIA		}		
					ss.
	COUNTY OF San Diego				

 On 12/19, 2014, before me, Fern M. Kissel, a Notary Public in and for said County and State,
personally appeared 
 Kevin M. Simonsen, 
 Vice
President, Real Estate Legal, 
 who proved to me on the basis of, satisfactory evidence to be the person whose name is/are subscribed to the within
instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. 

I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. 

WITNESS my hand and official seal. 
 Signature /s/ Fern M.
Kissel 

					
	STATE OF WASHINGTON		)		
			)		ss.
	COUNTY OF KING		)		

 On this 22nd day of December, 2014, before me, the
undersigned, a Notary Public in and for the State of Washington, duly commissioned and sworn personally appeared WAYNE BURNS, known to me to be the SVP, OPERATIONS, NANOSTRING TECHNOLOGIES, INC., the corporation that executed
the foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose
true signature appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written. 
  

	
	 /s/ Julia Chandler

	Signature
	
	 Julia Chandler

	Print Name
	
	NOTARY PUBLIC in and for the State of Washington, residing at Seattle.
	My commission expires 9-12-18.

 EXHIBIT A-1 

PROPERTY 
 Ground lease estate in
the following described premises created by Lease dated as of January 28, 2008 between Nelchina Point Limited Partnership, as ground lessor, and BMR-500 Fairview Avenue LLC, as ground lessee, as evidenced by the Memorandum of Lease dated as of
January 28, 2008 recorded in the King County, Washington Land Records on January 28, 2008 as Document Number 20080128000091: 
 Lots 4, 5 and 6,
Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington. 

 EXHIBIT A-2 

PREMISES (EXCLUDING STORAGE SPACE) 
  

 

 EXHIBIT A-3 

STORAGE SPACE 
  

 

 EXHIBIT B 

WORK LETTER 
 This
Work Letter (this “Work Letter”) is made and entered into as of the 22nd day of December, 2014, by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited
liability company (“Landlord”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of that certain Lease dated of even date herewith (as the same may be amended,
amended and restated, supplemented or otherwise modified from time to time, the “Lease”), by and between Landlord and Tenant for the Premises located at 500 Fairview Avenue North, Seattle, Washington 98109. All capitalized terms
used but not otherwise defined herein shall have the meanings given them in the Lease. 
 1. General Requirements. 

1.1 Authorized Representatives. 

(a) Landlord designates, as Landlord’s authorized representative (“Landlord’s Authorized Representative”),
(i) John Moshy as the person authorized to initial plans, drawings, approvals and to sign change orders pursuant to this Work Letter and (ii) an officer of Landlord as the person authorized to sign any amendments to this Work Letter or the
Lease. Tenant shall not be obligated to respond to or act upon any such item until such item has been initialed or signed (as applicable) by the appropriate Landlord’s Authorized Representative. Landlord may change either Landlord’s
Authorized Representative upon one (1) Business Day’s prior written notice to Tenant. 
 (b) Tenant designates Wayne Burns
(“Tenant’s Authorized Representative”) as the person authorized to initial and sign all plans, drawings, change orders and approvals pursuant to this Work Letter. Landlord shall not be obligated to respond to or act upon any
such item until such item has been initialed or signed (as applicable) by Tenant’s Authorized Representative. Tenant may change Tenant’s Authorized Representative upon one (1) Business Day’s prior written notice to Landlord. 

1.2 Schedule. The schedule for design and development of the Tenant Improvements, including the time periods for preparation and review
of construction documents, approvals and performance, shall be in accordance with a schedule to be prepared by Tenant (the “Schedule”). Tenant shall prepare the Schedule so that it is a reasonable schedule for the completion of the
Tenant Improvements. As soon as the Schedule is completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed. Such Schedule shall be approved or
disapproved by Landlord within ten 

  
 - 1 - 

 
(10) Business Days after delivery to Landlord. Landlord’s failure to respond within such ten (10) Business Day period shall be deemed approval by Landlord. If Landlord disapproves the
Schedule, then Landlord shall notify Tenant in writing of its objections to such Schedule, and the parties shall confer and negotiate in good faith to reach agreement on the Schedule. The Schedule shall be subject to adjustment as mutually agreed
upon in writing by the parties, or as provided in this Work Letter. 
 1.3 Tenant’s Architects, Contractors and Consultants. The
architect, engineering consultants, design team, general contractor, general contractor team and subcontractors responsible for the construction of the Tenant Improvements shall be selected by Tenant and approved by Landlord, which approval Landlord
shall not unreasonably withhold, condition or delay. Landlord may refuse to use any architects, consultants, contractors, subcontractors or material suppliers that Landlord reasonably believes could cause labor disharmony. All Tenant contracts
related to the Tenant Improvements shall provide that Tenant may assign such contracts and any warranties with respect to the Tenant Improvements to Landlord at any time. 

1.4 Contractor Requirements. 

(a) Tenant shall contractually require its general contractor to comply with and require such general contractor’s subcontractor to
comply with, the site safety requirements set forth on Exhibit B-2 attached. 
 (b) During the construction of the Tenant
Improvements, GLY Construction, Inc. (“Landlord’s Contractor”) shall be named as an additional insured on a primary and noncontributory basis, on any commercial general liability insurance maintained by Tenant, its general
contractor and any subcontractors. Upon a written request from Landlord, Tenant shall deliver to Landlord certificates of insurance evidencing such coverage by Tenant and Tenant’s general contractor and its subcontractors. Similarly,
Landlord’s Contractor shall name Tenant as an additional insured on a primary and noncontributory basis on any commercial general liability insurance required under the construction contract between Landlord and Landlord’s Contractor. 

(c) Tenant shall require its general contractor and all subcontractors to coordinate their activities in the Building with Landlord’s
Contractor, including but not limited to (i) the delivery, offloading, storage, protection, hoisting and distribution of equipment and materials on the site, (ii) participating with Landlord’s Contractor and Landlord in reviewing and
coordinating construction schedules, and (iii) coordinating installation in connection with mechanical, electrical, plumbing, fire sprinkler and fire alarm interfaces and services, especially during commissioning and balancing. Landlord shall
require Landlord’s Contractor to do the same. Tenant shall require Tenant’s general contractor and subcontractors to cooperate with Landlord’s Contractor in order to avoid unreasonable interference or unreasonable delays with regards
to the completion of the Project. 

  
 - 2 - 

 2. Tenant Improvements. All Tenant Improvements shall be performed by Tenant’s contractor, at
Tenant’s sole cost and expense (subject to Landlord’s obligations with respect to any portion of the TI Allowance and Test Fit Allowance) in accordance with the Approved Plans (as defined below), the Lease and this Work Letter. If Tenant
fails to pay, or is late in paying, any sum due to Landlord under Article 4 of the Lease or this Work Letter, then Landlord shall have all of the rights and remedies set forth in the Lease for nonpayment of Rent (including the right to
interest and the right to assess a late charge), and for purposes of any litigation instituted with regard to such amounts the same shall be considered Rent. All material and equipment furnished by Tenant or its contractors as the Tenant
Improvements shall be new or “like new;” the Tenant Improvements shall be performed in a first-class, workmanlike manner; and the quality of the Tenant Improvements shall be of a nature and character not less than the Building Standard.
Tenant shall take, and shall require its contractors to take, commercially reasonable steps to protect the Premises during the performance of any Tenant Improvements, including covering or temporarily removing any window coverings so as to guard
against dust, debris or damage. 
 2.1 Work Plans. Tenant shall prepare and submit to Landlord for approval (such approval to not be
unreasonably withheld, conditioned or delayed) schematics covering the Tenant Improvements prepared in conformity with the applicable provisions of this Work Letter (the “Draft Schematic Plans”). The Draft Schematic Plans shall
contain sufficient information and detail to accurately describe the proposed design to Landlord and such other information as Landlord may reasonably request. Landlord shall notify Tenant in writing within ten (10) Business Days after receipt
of the Draft Schematic Plans whether Landlord approves or objects to the Draft Schematic Plans and of the manner, if any, in which the Draft Schematic Plans are unacceptable. Landlord’s failure to respond within such ten (10) Business Day
period shall be deemed approval by Landlord. If Landlord reasonably objects to the Draft Schematic Plans, then Tenant shall revise the Draft Schematic Plans and cause Landlord’s objections to be remedied in the revised Draft Schematic Plans.
Tenant shall then resubmit the revised Draft Schematic Plans to Landlord for approval, such approval not to be unreasonably withheld, conditioned or delayed. Landlord’s approval of or objection to revised Draft Schematic Plans and Tenant’s
correction of the same shall be in accordance with this Section until Landlord has approved the Draft Schematic Plans in writing or been deemed to have approved them. The iteration of the Draft Schematic Plans that is approved or deemed approved by
Landlord without objection shall be referred to herein as the “Approved Schematic Plans.” 
 2.2 Construction Plans.
Tenant shall prepare final plans and specifications for the Tenant Improvements that (a) are consistent with and are logical evolutions of the Approved Schematic Plans and (b) incorporate any other Tenant-requested (and Landlord-approved)
Changes (as defined below). As soon as such final plans and specifications (“Construction Plans”) are completed, Tenant shall deliver the same to Landlord for Landlord’s approval, which

  
 - 3 - 

 
approval shall not be unreasonably withheld, conditioned or delayed. Such Construction Plans shall be approved or disapproved by Landlord within ten (10) Business Days after delivery to
Landlord. Landlord’s failure to respond within such ten (10) Business Day period shall be deemed approval by Landlord. If the Construction Plans are disapproved by Landlord, then Landlord shall notify Tenant in writing of its objections to
such Construction Plans, and the parties shall confer and negotiate in good faith to reach agreement on the Construction Plans. Promptly after the Construction Plans are approved by Landlord and Tenant, two (2) copies of such Construction Plans
shall be initialed and dated by Landlord and Tenant, and Tenant shall promptly submit such Construction Plans to all appropriate Governmental Authorities for approval. The Construction Plans so approved, and all change orders specifically permitted
by this Work Letter, are referred to herein as the “Approved Plans.” 
 2.3 Changes to the Tenant Improvements. Any
changes to the Approved Plans (each, a “Change”) shall be requested and instituted in accordance with the provisions of this Article 2 and shall be subject to the written approval of the non-requesting party in accordance
with this Work Letter. 
 (a) Change Request. Either Landlord or Tenant may request Changes after Landlord approves the Approved
Plans by notifying the other party thereof in writing in substantially the same form as the AIA standard change order form (a “Change Request”), which Change Request shall detail the nature and extent of any requested Changes,
including (i) the Change, (ii) the party required to perform the Change and (iii) any modification of the Approved Plans and the Schedule, as applicable, necessitated by the Change. If the nature of a Change requires revisions to the
Approved Plans, then the requesting party shall be solely responsible for the cost and expense of such revisions and any increases in the cost of the Tenant Improvements as a result of such Change; provided that if Tenant requests the Change,
then Tenant may utilize the TI Allowance. Change Requests shall be signed by the requesting party’s Authorized Representative. 
 (b)
Approval of Changes. All Change Requests shall be subject to the other party’s prior written approval, which approval shall not be unreasonably withheld, conditioned or delayed. The non-requesting party shall have five (5) Business
Days after receipt of a Change Request to notify the requesting party in writing of the non-requesting party’s decision either to approve or object to the Change Request. The non-requesting party’s failure to respond within such five
(5) Business Day period shall be deemed approval by the non-requesting party. 
 2.4 Preparation of Estimates. Tenant shall,
before proceeding with any Change, using its best efforts, prepare as soon as is reasonably practicable (but in no event more than seven (7) Business Days after delivering a Change Request to Landlord or receipt of a Change Request) an estimate
of the increased costs or savings that would result from such Change, as well as an 

  
 - 4 - 

 
estimate on such Change’s effects on the Schedule. Landlord shall have five (5) Business Days after receipt of such information from Tenant to (a) in the case of a Tenant-initiated
Change Request, approve or reject such Change Request in writing, or (b) in the case of a Landlord-initiated Change Request, notify Tenant in writing of Landlord’s decision either to proceed with or abandon the Landlord-initiated Change
Request. 
 3. Completion of Tenant Improvements. Tenant, at its sole cost and expense (except for the TI Allowance and the Test Fit Allowance),
shall perform and complete the Tenant Improvements in all respects (a) in substantial conformance with the Approved Plans, (b) otherwise in compliance with provisions of the Lease and this Work Letter and (c) in accordance with
Applicable Laws, the requirements of Tenant’s insurance carriers, the requirements of Landlord’s insurance carriers (to the extent Landlord provides its insurance carriers’ requirements to Tenant prior to the signing of a contract
with the general contractor) and the board of fire underwriters having jurisdiction over the Premises. “Substantial Completion” shall be deemed to have occurred upon Tenant’s providing the following to Landlord:
(i) evidence reasonably satisfactory to Landlord that the Tenant Improvements have been paid for in full, which shall be evidenced by the architect’s certificate of completion and the general contractor’s and each subcontractor’s
and material supplier’s final unconditional waivers and releases of liens, each in a form reasonably acceptable to Landlord; provided, however, with respect to subcontractors and material suppliers providing less than $50,000 in the aggregate
of labor, materials or services, Tenant shall not be required to provide lien waivers and releases so long as the total amount of the unpaid labor, services and materials for all subcontractors for which no lien releases have been obtained, is less
than $50,000 in the aggregate, (ii) a certificate of occupancy for the Premises issued by the City of Seattle, (iii) a Certificate of Substantial Completion in the form of the American Institute of Architects document G704 or other
reasonable form, executed by the project architect and the general contractor, (iv) any and all liens related to the Tenant Improvements have either been discharged of record (by payment, bond, order of a court of competent jurisdiction or
otherwise) or waived by the party filing such lien, (v) an affidavit from Tenant’s architect certifying that all work performed in, on or about the Premises is substantially in accordance with the Approved Plans, (vi) a complete
“as built” drawing print sets, project specifications and shop drawings and electronic CADD files on disc (showing the Tenant Improvements as an overlay on the Building “as built” plans (provided that Landlord provides the
Building “as-built” plans provided to Tenant) of all contract documents for work performed by their architect and engineers in relation to the Tenant Improvements, (vii) a commissioning report prepared by a licensed, qualified
commissioning agent hired by Tenant and reasonably acceptable to Landlord for all new or affected mechanical, electrical and plumbing systems, and (viii) such other “close out” materials as Landlord reasonably requests consistent with
Landlord’s own requirements for its contractors, such as copies of manufacturers’ warranties, operation and maintenance manuals and the like. 

  
 - 5 - 

 4. Insurance. 

4.1 Property Insurance. At all times during the period beginning with commencement of construction of the Tenant Improvements and
ending with final completion of the Tenant Improvements, Tenant shall maintain, or cause to be maintained (in addition to the insurance required of Tenant pursuant to the Lease), property insurance coverage with respect to the general
contractor’s and any subcontractors’ machinery, tools and equipment. Coverage shall be carried on a primary basis by such general contractor or the applicable subcontractor(s). Tenant agrees to pay any deductible, and Landlord is not
responsible for any deductible, for a claim under such insurance, except to the extent caused by Landlord’s negligence or intentional misconduct. Tenant shall use reasonable efforts to require that such property insurance shall contain an
express waiver of any right of subrogation by the insurer against Landlord and the Landlord Parties, and shall name Landlord and its affiliates as loss payees as their interests may appear. 

4.2 Workers’ Compensation Insurance. At all times during the period of construction of the Tenant Improvements, Tenant shall, or
shall cause its contractors or subcontractors to, maintain statutory workers’ compensation insurance as required by Applicable Laws. 
 5.
Liability. Except to the extent caused by Landlord’s negligence or intentional misconduct or covered by property insurance actually carried by Landlord (or that would have been covered by Landlord’s property insurance had Landlord
carried the property insurance required under the Lease), Tenant assumes sole responsibility and liability for any and all injuries or the death of any persons, including Tenant’s contractors and subcontractors and their respective employees,
agents and invitees, and for any and all damages to property caused by, resulting from or arising out of any act or omission on the part of Tenant, Tenant’s contractors or subcontractors, or their respective employees, agents and invitees in
the prosecution of the Tenant Improvements. Tenant agrees to indemnify, save, defend (at Landlord’s option and with counsel reasonably acceptable to Landlord) and hold the Landlord Indemnitees harmless from and against all Claims due to,
because of or arising out of any and all such injuries, death or damage, whether real or alleged, and Tenant and Tenant’s contractors and subcontractors shall assume and defend at their sole cost and expense all such Claims; provided,
however, that nothing contained in this Work Letter shall be deemed to indemnify or otherwise hold Landlord harmless from or against liability caused by Landlord’s negligence or willful misconduct. Any deficiency in design or
construction of the Tenant Improvements shall be solely the responsibility of Tenant, notwithstanding the fact that Landlord may have approved of the same in writing. 

  
 - 6 - 

 6. TI Allowance. 

6.1 Application of Test Fit Allowance and TI Allowance. Landlord shall contribute the Test Fit Allowance towards the cost of a test fit
plan for the Premises, and Landlord shall contribute the TI Allowance toward the costs and expenses incurred in connection with the performance of the Tenant Improvements, all in accordance with Article 4 of the Lease. Subject to
Tenant’s TI Allowance Reallocation Right, if the entire Test Fit Allowance is not applied toward the cost of the test fit plan, or if the entire TI Allowance is not applied toward or reserved for the costs of the Tenant Improvements, then
Tenant shall not be entitled to a credit of such unused portion of the Test Fit Allowance or the TI Allowance. Tenant may apply the Test Fit Allowance for the payment of the test fit plan costs and may apply the TI Allowance for the payment of
construction and other costs, in accordance with the terms and provisions of the Lease. 
 6.2 Approval of Budget for the Tenant
Improvements. Notwithstanding anything to the contrary set forth elsewhere in this Work Letter or the Lease, Landlord shall not have any obligation to expend any portion of the TI Allowance until Landlord and Tenant shall have approved in
writing the budget for the Tenant Improvements (the “Approved Budget”). Prior to Landlord’s approval of the Approved Budget, Tenant shall pay all of the costs and expenses incurred in connection with the Tenant Improvements as
they become due. Landlord shall not be obligated to reimburse Tenant for costs or expenses relating to the Tenant Improvements that exceed the amount of the TI Allowance. Landlord shall not unreasonably withhold, condition or delay its approval of
any budget for Tenant Improvements that is proposed by Tenant. 
 6.3 Fund Requests. 

(a) Test Fit Allowance. Upon submission by Tenant to Landlord of an itemized invoice for the test fit plan costs, then Landlord shall,
within thirty (30) days following receipt of such invoice, pay to the applicable architect the amount of the test fit plan costs, up to the amount of the Test Fit Allowance. 

(b) TI Allowance. Tenant may periodically (but no more frequently than monthly) submit written requests for disbursements of the TI
Allowance. Each request for funding (a “Fund Request”) shall include the following: (i) the total amount of the TI Allowance requested, (ii) a summary of the Tenant Improvements performed using AIA standard form
Application for Payment (G 702) executed by the general contractor and by the architect or other reasonable form, (iii) invoices from the general contractor, the architect, and any subcontractors, material suppliers and other parties requesting
payment with respect to the amount of the TI Allowance then being requested, (iv) unconditional lien releases from the general contractor and each subcontractor and material supplier with respect to previous payments made by either Landlord or
Tenant for the Tenant Improvements in a form reasonably acceptable to Landlord 

  
 - 7 - 

 
and complying with Applicable Laws and (v) conditional lien releases from the general contractor and each subcontractor and material supplier with respect to the Tenant Improvements
performed that correspond to the Fund Request, each in a form reasonably acceptable to Landlord and complying with Applicable Laws; provided, however, for purposes of clauses (iv) and (v) above, with respect to subcontractors and material
suppliers providing less than $50,000 in the aggregate of labor, materials or services, Tenant shall not be required to provide lien releases so long as the total amount of the unpaid labor, services and materials for all subcontractors for which no
lien releases have been obtained, is less than $50,000 in the aggregate. Within thirty (30) days following receipt by Landlord of a Fund Request and the accompanying materials required by this Section, Landlord shall pay to (as elected by
Tenant) the applicable contractors, subcontractors and material suppliers or Tenant the amount of Tenant Improvement costs set forth in such Fund Request; provided, however, that Landlord shall not be obligated to make any payments under this
Section until the budget for the Tenant Improvements is approved in accordance with Section 6.2, and any Fund Request under this Section shall be subject to the payment limits set forth in Section 6.2 above and Article
4 of the Lease. 
 6.4 Accrual Information. In addition to the other requirements of this Section 6, Tenant shall, no
more often than once every calendar quarter during construction of the Tenant Improvements, provide Landlord with a written summary of all work performed by Tenant or its agents, employees or contractors for which a Fund Request has not yet been
issued to Landlord, including the following: the amount that Tenant will seek from Landlord related to such work and the dates on which such work was performed. Such information shall be provided to Landlord within ten (10) Business Days after
Landlord’s request therefor. 
 7. Miscellaneous. 

7.1 Incorporation of Lease Provisions. Sections 17.1 through 17.3, Section 17.5, Sections 17.7 through
17.10, and Sections 40.61 through 40.20 of the Lease are incorporated into this Work Letter by reference, and shall apply to this Work Letter in the same way that they apply to the Lease. 

7.2 General. Except as otherwise set forth in the Lease or this Work Letter, this Work Letter shall not apply to improvements performed
in any additional premises added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise; or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the
original Term, whether by any options under the Lease or otherwise, unless the Lease or any amendment or supplement to the Lease expressly provides that such additional premises are to be delivered to Tenant in the same condition as the initial
Premises. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 - 8 - 

 IN WITNESS WHEREOF, Landlord and Tenant have executed this Work Letter to be effective on the
date first above written. 
  

			
	LANDLORD:
	
	 BMR-500 FAIRVIEW AVENUE LLC,
 a
Delaware limited liability company

		
	By:		 /s/ Kevin M. Simonsen

	Name:		 Kevin M. Simonsen

	Title:		 VP, Real Estate Legal

	
	TENANT:
	
	 NANOSTRING TECHNOLOGIES, INC.,
 a
Delaware corporation

		
	By:		 /s/ Wayne D. Burns

	Name:		 Wayne D. Burns

	Title:		 Sr. VP, Operations & Administration

  
 - 9 - 

 EXHIBIT B-1 

TENANT WORK INSURANCE SCHEDULE 

Tenant shall be responsible for requiring all of Tenant contractors doing construction or renovation work to purchase and maintain such insurance as shall
protect it from the claims set forth below which may arise out of or result from any Tenant Work whether such Tenant Work is completed by Tenant or by any Tenant contractors or by any person directly or indirectly employed by Tenant or any Tenant
contractors, or by any person for whose acts Tenant or any Tenant contractors may be liable: 
 1. Claims under workers’ compensation, disability
benefit and other similar employee benefit acts which are applicable to the Tenant Work to be performed. 
 2. Claims for damages because of bodily injury,
occupational sickness or disease, or death of employees under any applicable employer’s liability law. 
 3. Claims for damages because of bodily
injury, or death of any person other than Tenant’s or any Tenant contractors’ employees. 
 4. Claims for damages insured by usual personal injury
liability coverage which are sustained (a) by any person as a result of an offense directly or indirectly related to the employment of such person by Tenant or any Tenant contractors or (b) by any other person. 

5. Claims for damages, other than to the Tenant Work itself, because of injury to or destruction of tangible property, including loss of use therefrom. 

6. Claims for damages because of bodily injury or death of any person or property damage arising out of the ownership, maintenance or use of any motor
vehicle. 
 Tenant contractors’ Commercial General Liability Insurance shall include premises/operations (including explosion, collapse
and underground coverage if such Tenant Work involves any underground work), elevators, independent contractors, products and completed operations, and blanket contractual liability on all written contracts, all including broad form property damage
coverage. 

  
 - 10 - 

 Tenant contractors’ Commercial General, Automobile, Employers and Umbrella Liability
Insurance shall be written for not less than limits of liability as follows: 
  

			
	 a.      Commercial General Liability:

Bodily Injury and Property Damage
		Commercially reasonable amounts, but in any event no less than $1,000,000 per occurrence and $2,000,000 general aggregate, with $2,000,000 products and completed operations aggregate.
		
	 b.      Commercial Automobile Liability:

Bodily Injury and Property Damage
		$1,000,000 per accident
		
	 c.      Employer’s Liability:
		
		
	 Each Accident
		$500,000
		
	 Disease – Policy Limit
		$500,000
		
	 Disease – Each Employee
		$500,000
		
	 d.      Umbrella Liability:

Bodily Injury and Property Damage
		Commercially reasonable amounts (excess of coverages a, b and c above), but in any event no less than $5,000,000 per occurrence / aggregate.

 All subcontractors for Tenant contractors shall carry the same coverages and limits as specified above, unless different
limits are reasonably approved by Landlord. The foregoing policies shall contain a provision that coverages afforded under the policies shall not be canceled or not renewed until at least thirty (30) days’ prior written notice has been
given to the Landlord. Certificates of insurance including required endorsements showing such coverages to be in force shall be filed with Landlord prior to the commencement of any Tenant Work and prior to each renewal. Coverage for completed
operations must be maintained for the lesser of ten (10) years and the applicable statue of repose following completion of the Tenant Work, and certificates evidencing this coverage must be provided to Landlord. The minimum A.M. Best’s
rating of each insurer shall be A- VII. Landlord and its mortgagees shall be named as an additional insureds under Tenant contractors’ Commercial General Liability, Commercial Automobile Liability and Umbrella Liability Insurance policies as
respects liability arising from work or operations performed, or ownership, maintenance or use of autos, by or on behalf of such contractors. Each contractor and its insurers shall provide waivers of subrogation with respect to any claims covered or
that should have been covered by valid and collectible insurance, including any deductibles or self-insurance maintained thereunder. 

  
 - 11 - 

 If any contractor’s work involves the handling or removal of asbestos (as determined by Landlord in its sole
and absolute discretion), such contractor shall also carry Pollution Legal Liability insurance. Such coverage shall include bodily injury, sickness, disease, death or mental anguish or shock sustained by any person; property damage, including
physical injury to or destruction of tangible property (including the resulting loss of use thereof), clean-up costs and the loss of use of tangible property that has not been physically injured or destroyed; and defense costs, charges and expenses
incurred in the investigation, adjustment or defense of claims for such damages. Coverage shall apply to both sudden and non-sudden pollution conditions including the discharge, dispersal, release or escape of smoke, vapors, soot, fumes, acids,
alkalis, toxic chemicals, liquids or gases, waste materials or other irritants, contaminants or pollutants into or upon land, the atmosphere or any watercourse or body of water. Claims-made coverage is permitted, provided the policy retroactive date
is continuously maintained prior to the Term Commencement Date, and coverage is continuously maintained during all periods in which Tenant occupies the Premises. Coverage shall be maintained with limits of not less than $1,000,000 per incident with
a $2,000,000 policy aggregate. 

  
 - 12 - 

 EXHIBIT B-1 

SITE SAFETY REQUIREMENTS 

HOME OFFICE 
 200 112th Ave NE #300 (98004)
 Post Office Box 6728 

Bellevue, WA 98008-0728 

425.451.8877 (p)
 425.453.5680 (f)

 PROJECT OVERVIEW 
  

			
	Project Description		Poured in place commercial office building including 7 floors above grade & 3 below grade.
		
	General Contractor.		GLY Construction, Inc.
			PO Box 8728
			Bellevue, WA 98008-0728
			425.451.8877
		
	Developer/Owner:		BMR-500 Fairview Ave LLC
			17190 Bernardo Center Drive
			San Diego, CA 92128
		
	Architect:		ZGF Architects LLP
			925 4th Ave STE 2400
			Seattle, WA 98104

  
 - 1 - 

 CODE OF CONDUCT 

Management has no desire to impose unjust or unreasonable rules on employees. There are certain standards of behavior in which common sense is required of all
workers. Conduct Including, but not limited to, will not be tolerated and could lead to removal from the jobsite. 
  

	•	 	Insubordination 

  

	•	 	Failure to observe safety rules 

  

	•	 	Failure to use or wear PPE 

  

	•	 	Fighting on the project premises 

  

	•	 	Leaving the workplace without your supervisor’s knowledge 

  

	•	 	Foul language 

  

	•	 	Use of drugs and/or alcohol 

 Personal cell phone use shall be restricted to breaks and lunch. Use of personal
cell phones other than during lunch and breaks may lead to removal from site. 
 SAFETY ON OUR JOBSITE IS VITAL 

Owner’s Vendors, Contractors, Subcontractors, Subcontractor’s sub-tier subcontractors and their respective employees, shall take all
reasonable and necessary safety precautions pertaining to Work and the conduct thereof, including, but not limited to, compliance with all applicable laws, ordinances, rules, regulations and orders issued by public authority, whether federal, state,
local, OSHA, DOSH or other State or Federal regulatory agency, and any safety measure requested in good faith by Contractor, including, but not limited to, substance abuse testing (but only to the extent permitted by and in compliance with all
applicable laws), and all laws or regulations that Incorporate ASME standards and definitions relating to crane operations. 
 PERSONAL
PROTECTIVE EQUIPMENT (PPE) 
 Mandatory PPE required for this Project include the following: 

 

	 	•	 	Hard hats 

  

	 	•	 	Safety glasses 

  

	 	•	 	Gloves & sleeves during all demo 

  

	 	•	 	Protective shoes with hard soles and/or rubber boots 

  

	 	•	 	Hi-visibility safety vests 

  

	 	•	 	Hearing protection (when necessary) 

  
 - 2 - 

 Personal Protective Equipment should be maintained and properly stored at all times; report defective or unsafe
equipment to your Supervisor immediately for replacement. 
 ACCIDENT AND INJURY REPORTING 

All workers must report the following to his/her immediate Supervisor as soon as possible: 

 

	 	•	 	Injury to employees or the public 

  

	 	•	 	Any exposure to blood or bodily fluids that might have occurred 

  

	 	•	 	Property damage. fire, or any other accident, Injury or similar event. 

 This applies even when a visit to the
doctor’s office is not involved. If medical treatment is required, the workers must notify the GLY SUPERINTENDENT, FOREMAN and SAFETY MANAGER prior to receiving medical treatment. 

Workers must report all of the above and all near miss & close call incidents immediately to a GLY Supervisor 

WORK SITE SAFETY RULES 
  

	1.	Accidents or injuries, regardless of their nature, will be reported to GLY for immediate attention. 

  

	2.	Projecting nails will be turned down or removed from lumber by all employees responsible for eliminating this hazard. 

  

	3.	Hard hat and eye protection must be worn at all limes. 

  

	4.	Appropriate Personal Protective Equipment will be worn at all times. 

  

	5.	Extension cords will be routed in a manner that does not affect main corridors or emergency exits in order to avoid trip hazards. 

  

	6.	Floor openings will be guarded on all sides, except stair openings, by a standard railing and toe board or substantial cover. 

  

	7.	Scaffolding will be constructed of metal or scaffold grade lumber. All platforms greater than 4’ above ground will have standard guardrails and toe boards on all open sides and ends. Baker type scaffolds included.

  

	8.	Ladders will be in good condition and supplied in sizes in order to avoid working from the top two steps of the ladder. 

  

	9.	Hand tools will be maintained in a safe condition and used by authorized personnel only. 

  

	10.	Power tools will be maintained in a safe condition and used by authorized personnel only. 

  

	11.	Electric power tools will be grounded, or of the double insulated type. Extension cords that utilize existing power outlets will have a GFI protected device between outlet and extension cord. 

  
 - 3 - 

	12.	Use of medications and/or controlled substances which endangers an employee’s ability to maintain a safe environment, is prohibited. 

 

	13.	Use of alcohol, marijuana or illegal drugs is prohibited and can lead to removal from the jobsite. 

  

	14.	The jobsite will not tolerate any horseplay or fighting. 

  

	15.	Smoking is permitted in authorized locations only. This is a non-smoking site. 

  

	16.	For back safety, please exercise care when filling. Bend knees to lift safely. 

  

	17.	As conditions develop, cleanup is expected to avoid unsafe conditions. 

  

	18.	Review evacuation plan weekly OR as conditions change. 

  

	19.	All floor prep procedures must be reviewed and approved by onsite GLY Supervisor prior to initiating work. Positive exhaust will be implemented. 

 

	20.	Proper ventilation will be implemented as required. 

  
 - 4 - 

 EXHIBIT C 

ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE 

AND TERM EXPIRATION DATE 

THIS ACKNOWLEDGEMENT OF TERM COMMENCEMENT DATE AND TERM EXPIRATION DATE is entered into as of
[            ], 20[    ], with reference to that certain Lease (the “Lease”) dated as of
[            ], 20[    ], by NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), in favor of BMR-500 FAIRVIEW AVENUE LLC, a Delaware
limited liability company (“Landlord”). All capitalized terms used herein without definition shall have the meanings ascribed to them in the Lease. 

Tenant hereby confirms the following 
 1. Tenant
accepted possession of the Premises for use in accordance with the Permitted Use on [            ], 20[    ]. Tenant first occupied the Premises for the Permitted Use on
[            ], 20[    ]. 
 2. To the best of Tenant’s knowledge, the
Premises are in good order, condition and repair. 
 3. The Tenant Improvements are Substantially Complete. 

4. To the best of Tenant’s knowledge, all conditions of the Lease to be performed by Landlord as a condition to the full effectiveness of the Lease have
been satisfied, and Landlord has fulfilled all of its duties in the nature of inducements offered to Tenant to lease the Premises that are to be fulfilled on or before the Term Commencement Date. 

5. In accordance with the provisions of Article 4 of the Lease, the Term Commencement Date is
[            ], 20[    ], and, unless the Lease is terminated prior to the Term Expiration Date pursuant to its terms, the Term Expiration Date shall be
[            ], 20[    ]. 
 6. The Lease is in full force and
effect, and the same represents the entire agreement between Landlord and Tenant concerning the Premises[, except [                    ]]. 

7. To the best of Tenant’s knowledge, Tenant has no existing defenses against the enforcement of the Lease by Landlord, and there exist no offsets or
credits against Rent owed or to be owed by Tenant. 

  
 - 1 - 

 8. The obligation to pay Rent is presently in effect and all Rent obligations on the part of Tenant under the
Lease commenced to accrue on [            ], 20[    ], with Base Rent payable on the dates and amounts set forth in the chart below: 

 

															
	 Dates
	  	Approximate
Square Feet
of Rentable
Area*	  	Base Rent per Square
Foot of Rentable Area	 	  	Monthly
Base Rent	 	  	Annual Base
Rent	 
	 Months 1 - 3
	  	[19,927]	  	 
 	Abated in accordance
with Section 7.1 below	  
  	  	$	[0.00	] 	  	$	[1,031,222.25	] 
	 Months 4 - 12
	  	[19,927]	  	$	51.75 annually	  	  	$	[85,935.19	] 	  			

 9. The undersigned Tenant has not made any prior assignment, transfer, hypothecation or pledge of the Lease or of the rents
thereunder or sublease of the Premises or any portion thereof. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 - 2 - 

 IN WITNESS WHEREOF, Tenant has executed this Acknowledgment of Term Commencement Date and Term
Expiration Date as of the date first written above. 
  

			
	TENANT:
	
	 NANOSTRING TECHNOLOGIES, INC.,
 a
Delaware corporation

		
	By:		  

	Name:		  

	Title:		  

  
 - 3 - 

 EXHIBIT D 

TI ALLOWANCE REALLOCATION AGREEMENT 

THIS TI ALLOWANCE REALLOCATION AGREEMENT (this “Agreement”) is entered into as of this      day of
December, 2014, by and between BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“Landlord”), BMR-530 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“530 Landlord”), and NANOSTRING
TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), and is attached to and made a part of that certain Lease dated of even date herewith (as the same may be amended, amended and restated, supplemented or otherwise modified from time to
time, the “Lease”), by and between Landlord and Tenant for the Premises located at 500 Fairview Avenue North, Seattle, Washington 98109. All capitalized terms used but not otherwise defined herein shall have the meanings given them
in the Lease. 
 RECITALS 

A. WHEREAS, pursuant to the Lease, Landlord has agreed to contribute a tenant improvement allowance in the amount of Two Million Five Hundred
Ninety Thousand Five Hundred Ten and No/100 Dollars ($2,590,510.00) (the “TI Allowance”) to be used for the construction of certain tenant improvements (the “Tenant Improvements”) in the Premises by Tenant; and 

B. WHEREAS, pursuant to the Adjacent Building Lease Amendment, 530 Landlord has agreed to contribute a tenant improvement allowance in the
amount of One Million Eighty-Eight Thousand Forty and No/100 Dollars ($1,088,040.00) (the “530 TI Allowance”) to be used for the construction of the 530 Tenant Improvements in the Adjacent Building Premises by Tenant; and 

C. WHEREAS, Tenant has requested, and Landlord and 530 Landlord have agreed to grant to Tenant, the TI Allowance Reallocation Right, on the
terms and conditions set forth in the Lease and in this Agreement. 

  
 - 1 - 

 AGREEMENT 

NOW, THEREFORE, Landlord, 530 Landlord and Tenant, in consideration of the Recitals set forth above which are incorporated herein by this
reference, and in consideration of mutual promises contained herein and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, agree as follows: 

1. Reallocation of TI Allowance. If the cost of the 530 Tenant Improvements exceeds the amount of the 530 TI Allowance, then Tenant shall have the
right (the “TI Allowance Reallocation Right”) to reallocate a portion of any unused TI Allowance to pay such excess cost of the 530 Tenant Improvements up to three (3) times (subject to the limitations set forth in the Adjacent
Building Lease Amendment), provided, however, that all of the following conditions must be satisfied at the time that Tenant exercises the TI Allowance Relocation Right: 

(a) Tenant shall have expended all of the 530 TI Allowance; 

(b) Tenant shall have delivered to Landlord, no later than the TI Deadline, a written request to reallocate a portion of the unused TI
Allowance to pay the remaining cost to complete the construction of the 530 Tenant Improvements, setting forth the amount of the TI Allowance that Tenant desires to reallocate (the “Reallocated TI Allowance Amount”); and 

(c) Tenant shall not be in default beyond any applicable notice and cure periods under either the Lease or the Adjacent Building Lease. 

2. Effect of TI Allowance Reallocation. Immediately upon Tenant’s exercise of the TI Allowance Reallocation Right in accordance with
Section 1 above, (a) the TI Allowance shall be reduced by the Reallocated TI Allowance Amount, and Landlord shall have no further obligation to fund the Reallocated TI Allowance Amount for the performance of the Tenant Improvements,
and (b) the 530 TI Allowance shall be increased by the Reallocated TI Allowance Amount, and 530 Landlord shall be obligated to disburse the Reallocated TI Allowance Amount to pay the cost of the 530 Tenant Improvements in accordance with and
subject to the limitations of the Adjacent Building Lease. 
 3. Time of the Essence. Time shall be of the essence with respect to Tenant’s
exercise of the TI Allowance Reallocation Right. Tenant acknowledges that it would be inequitable to require Landlord to accept any exercise of the TI Allowance Reallocation Right after the TI Deadline. The period of time within which Tenant may
exercise the TI Allowance Reallocation Right shall not be extended or enlarged by reason of Tenant’s inability to exercise the TI Allowance Reallocation Right due to a failure of any of the conditions set forth in Section 1 above.

 4. Incorporation of Lease Provisions. Sections 40.6 through 40.19 of the Lease are incorporated into this Agreement by reference,
and shall apply to this Agreement in the same way that they apply to the Lease. 
 [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK] 

  
 - 2 - 

 IN WITNESS WHEREOF, Landlord, 530 Landlord and Tenant have executed this Agreement to be
effective on the date first above written. 
  

			
	LANDLORD:
	
	 BMR-500 FAIRVIEW AVENUE LLC,
 a
Delaware limited liability company

		
	By:		  

	Name:		  

	Title:		  

	
	530 LANDLORD:
	
	 BMR-530 FAIRVIEW AVENUE LLC,
 a
Delaware limited liability company

		
	By:		  

	Name:		  

	Title:		  

	
	TENANT:
	
	 NANOSTRING TECHNOLOGIES, INC.,
 a
Delaware corporation

		
	By:		  

	Name:		  

	Title:		  

  
 - 3 - 

 EXHIBIT E 

FORM OF LETTER OF CREDIT 

[On letterhead or L/C letterhead of Issuer] 

LETTER OF CREDIT 
 Date:
            , 20     
 BMR-500 Fairview Avenue LLC (the
“Beneficiary”) 
 17190 Bernardo Center Drive 

San Diego, California 92128 
 Attention: Real Estate Legal 

L/C. No.                      

Loan No.                      

Ladies and Gentlemen: 
 We establish in favor of
Beneficiary our irrevocable and unconditional Letter of Credit numbered as identified above (the “L/C”) for an aggregate amount of $        , expiring at     :00 p.m. on
                     or, if such day is not a Banking Day, then the next succeeding Banking Day (such date, as extended from time to time, the
“Expiry Date”). “Banking Day” means a weekday except a weekday when commercial banks in                      are
authorized or required to close. 
 We authorize Beneficiary to draw on us (the “Issuer”) for the account of
                     (the “Account Party”), under the terms and conditions of this L/C. 

Funds under this L/C are available by presenting the following documentation (the “Drawing Documentation”): (a) the
original L/C and (b) a sight draft substantially in the form of Attachment 1, with blanks filled in and bracketed items provided as appropriate. No other evidence of authority, certificate, or documentation is required. 

Drawing Documentation must be presented at Issuer’s office at
                     on or before the Expiry Date by personal presentation, courier or messenger service, or fax. Presentation by fax shall be
effective upon electronic confirmation of transmission as evidenced by a printed report from the sender’s fax machine. After any fax presentation, but not as a condition to its effectiveness, Beneficiary shall with reasonable promptness deliver
the original Drawing Documentation by any other means. Issuer will on request issue a receipt for Drawing Documentation. 

  
 - 1 - 

 We agree, irrevocably, and irrespective of any claim by any other person, to honor drafts drawn
under and in conformity with this L/C, within the maximum amount of this L/C, presented to us on or before the Expiry Date, provided we also receive (on or before the Expiry Date) any other Drawing Documentation this L/C requires. 

We shall pay this L/C only from our own funds by check or wire transfer, in compliance with the Drawing Documentation. 

If Beneficiary presents proper Drawing Documentation to us on or before the Expiry Date, then we shall pay under this L/C at or before the
following time (the “Payment Deadline”): (a) if presentment is made at or before noon of any Banking Day, then the close of such Banking Day; and (b) otherwise, the close of the next Banking Day. We waive any right to
delay payment beyond the Payment Deadline. If we determine that Drawing Documentation is not proper, then we shall so advise Beneficiary in writing, specifying all grounds for our determination, within one Banking Day after the Payment Deadline.

 Partial drawings are permitted. This L/C shall, except to the extent reduced thereby, survive any partial drawings. 

We shall have no duty or right to inquire into the validity of or basis for any draw under this L/C or any Drawing Documentation. We waive any
defense based on fraud or any claim of fraud. 
 The Expiry Date shall automatically be extended by one year (but never beyond
                     (the “Outside Date”)) unless, on or before the date 90 days before any Expiry Date, we have given Beneficiary
notice that the Expiry Date shall not be so extended (a “Nonrenewal Notice”). We shall promptly upon request confirm any extension of the Expiry Date under the preceding sentence by issuing an amendment to this L/C, but such an
amendment is not required for the extension to be effective. We need not give any notice of the Outside Date. 
 Beneficiary may from time
to time without charge transfer this L/C, in whole but not in part, to any transferee (the “Transferee”). Issuer shall look solely to Account Party for payment of any fee for any transfer of this L/C. Such payment is not a condition
to any such transfer. Beneficiary or Transferee shall consummate such transfer by delivering to Issuer the original of this L/C and a Transfer Notice substantially in the form of Attachment 2, purportedly signed by Beneficiary, and
designating Transferee. Issuer shall promptly reissue or amend this L/C in favor of Transferee as Beneficiary. Upon any transfer, all references to Beneficiary shall automatically refer to Transferee, who may then exercise all rights of Beneficiary.
Issuer expressly consents to any transfers made from time to time in compliance with this paragraph. 

  
 - 2 - 

 Any notice to Beneficiary shall be in writing and delivered by hand with receipt acknowledged or
by overnight delivery service such as FedEx (with proof of delivery) at the above address, or such other address as Beneficiary may specify by written notice to Issuer. A copy of any such notice shall also be delivered, as a condition to the
effectiveness of such notice, to:                      (or such replacement as Beneficiary designates from time to time by written notice). 

No amendment that adversely affects Beneficiary shall be effective without Beneficiary’s written consent. 

This L/C is subject to and incorporates by reference: (a) the International Standby Practices 98 (“ISP 98”); and
(b) to the extent not inconsistent with ISP 98, Article 5 of the Uniform Commercial Code of the State of New York. 
  

	
	Very truly yours,
	
	[Issuer Signature]

  
 - 3 - 

 ATTACHMENT 1 TO EXHIBIT D 

FORM OF SIGHT DRAFT 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of Issuer] 

SIGHT DRAFT 
 AT SIGHT, pay to the Order
of                     , the sum of
                     United States Dollars ($        ). Drawn under [Issuer] Letter of Credit No.
                     dated                     .

 [Issuer is hereby directed to pay the proceeds of this Sight Draft solely to the following account:
                    .] 
 [Name and signature block,
with signature or purported signature of Beneficiary] 
 Date:
                     

  
 - 1 - 

 ATTACHMENT 2 TO EXHIBIT D 

FORM OF TRANSFER NOTICE 

[BENEFICIARY LETTERHEAD] 

TO: 
 [Name and Address of Issuer] (the
“Issuer”) 
 TRANSFER NOTICE 

By signing below, the undersigned, Beneficiary (the “Beneficiary”) under Issuer’s Letter of Credit No.
                     dated                     
(the “L/C”), transfers the L/C to the following transferee (the “Transferee”): 
 [Transferee Name and Address] 

The original L/C is enclosed. Beneficiary directs Issuer to reissue or amend the L/C in favor of Transferee as Beneficiary. Beneficiary represents and
warrants that Beneficiary has not transferred, assigned, or encumbered the L/C or any interest in the L/C, which transfer, assignment, or encumbrance remains in effect. 

[Name and signature block, with signature or purported signature of Beneficiary] 
  

			
	Date:		  

  
 - 1 - 

 EXHIBIT F 

RULES AND REGULATIONS 

NOTHING IN THESE RULES AND REGULATIONS (“RULES AND REGULATIONS”) SHALL SUPPLANT ANY PROVISION OF THE LEASE. IN THE EVENT OF A
CONFLICT OR INCONSISTENCY BETWEEN THESE RULES AND REGULATIONS AND THE LEASE, THE LEASE SHALL PREVAIL. 
 1. No Tenant Party shall encumber or obstruct the
common entrances, lobbies, elevators, sidewalks and stairways of the Building(s) or the Project or use them for any purposes other than ingress or egress to and from the Building(s) or the Project. 

2. Except as specifically provided in the Lease, no sign, placard, picture, advertisement, name or notice shall be installed or displayed on any part of the
outside of the Premises or the Building(s) without Landlord’s prior written consent. Landlord shall have the right to remove, at Tenant’s sole cost and expense and without notice, any sign installed or displayed in violation of this rule.

 3. If Landlord objects in writing to any curtains, blinds, shades, screens, hanging plants or other similar objects attached to or used in connection
with any window or door of the Premises or placed on any windowsill, and (a) such window, door or windowsill is visible from the exterior of the Premises and (b) such curtain, blind, shade, screen, hanging plant or other object is not
included in plans approved by Landlord, then Tenant shall promptly remove such curtains, blinds, shades, screens, hanging plants or other similar objects at its sole cost and expense. 

4. No deliveries shall be made that impede or interfere with other tenants in or the operation of the Project. Movement of furniture, office equipment or any
other large or bulky material(s) through the Common Area shall be restricted to such hours as Landlord may designate and shall be subject to reasonable restrictions that Landlord may impose. 

5. Tenant shall not place a load upon any floor of the Premises that exceeds the load per square foot that (a) such floor was designed to carry or
(b) is allowed by Applicable Laws. Fixtures and equipment that cause noises or vibrations that may be transmitted to the structure of the Building(s) to such a degree as to be objectionable to other tenants shall be placed and maintained by
Tenant, at Tenant’s sole cost and expense, on vibration eliminators or other devices sufficient to eliminate such noises and vibrations to levels reasonably acceptable to Landlord and the affected tenants of the Project. 

  
 - 1 - 

 6. Tenant shall not use any method of HVAC other than that present at the Project and serving the Premises as of
the Term Commencement Date or otherwise reasonably approved in writing by Landlord. 
 7. Tenant shall not install any radio, television or other antennae;
cell or other communications equipment; or other devices on the roof or exterior walls of the Premises except in accordance with the Lease. Tenant shall not interfere with radio, television or other digital or electronic communications at the
Project or elsewhere. 
 8. Canvassing, peddling, soliciting and distributing handbills or any other written material within, on or around the Project
(other than within the Premises) are prohibited. Tenant shall cooperate with Landlord to prevent such activities by any Tenant Party. 
 9. Tenant shall
store all of its trash, garbage and Hazardous Materials in receptacles within its Premises or in receptacles designated by Landlord outside of the Premises. Tenant shall not place in any such receptacle any material that cannot be disposed of in the
ordinary and customary manner of trash, garbage and Hazardous Materials disposal. Any Hazardous Materials transported through Common Area shall be held in secondary containment devices. Tenant shall be responsible, at its sole cost and expense, for
Tenant’s removal of its trash, garbage and Hazardous Materials; provided, however, that Tenant is encouraged to participate in the waste removal and recycling program in place at the Project. 

10. The Premises shall not be used for lodging or for any unlawful purpose. No cooking shall be done or permitted in the Premises; provided, however,
that Tenant may use (a) equipment approved in accordance with the requirements of insurance policies that Landlord or Tenant is required to purchase and maintain pursuant to the Lease for brewing coffee, tea, hot chocolate and similar
beverages, (b) microwave ovens for employees’ use and (c) equipment shown on the Tenant Improvement plans or other plans approved by Landlord; provided, further, that any such equipment and microwave ovens are used in
accordance with Applicable Laws. 
 11. Tenant shall not, without Landlord’s prior written consent, use the name of the Project, if any, in connection
with or in promoting or advertising Tenant’s business except as Tenant’s address. 
 12. Tenant shall comply with all safety, fire protection and
evacuation procedures and regulations established by Landlord or any Governmental Authority. 
 13. Tenant assumes any and all responsibility for protecting
the Premises from theft, robbery and pilferage, which responsibility includes keeping doors locked and other means of entry to the Premises closed. 

  
 - 2 - 

 14. Tenant shall not modify any locks to the Premises without Landlord’s prior written consent, which
consent Landlord shall not unreasonably withhold, condition or delay. Tenant shall furnish Landlord with copies of keys, pass cards or similar devices for locks to the Premises. 

15. Tenant shall cooperate and participate in all reasonable security programs affecting the Premises. 

16. Tenant shall not permit any animals in the Project, other than for guide animals or for use in laboratory experiments. 

17. Bicycles shall not be taken into the Building(s) except into areas designated by Landlord. 

18. The water and wash closets and other plumbing fixtures shall not be used for any purposes other than those for which they were constructed, and no
sweepings, rubbish, rags or other substances shall be deposited therein. 
 19. Discharge of industrial sewage shall only be permitted if Tenant, at its
sole expense, first obtains all necessary permits and licenses therefor from all applicable Governmental Authorities. 
 20. Smoking is prohibited inside
the Building and in any area that is within twenty-five (25) feet of any Building entrance, but is permitted in designated outdoor areas of the Project. 

21. The Project’s hours of operation are currently 7:00 am to 6:00 pm Monday through Friday. 

22. Tenant shall comply with all orders, requirements and conditions now or hereafter imposed by Applicable Laws or Landlord (“Waste
Regulations”) regarding the collection, sorting, separation and recycling of waste products, garbage, refuse and trash generated by Tenant (collectively, “Waste Products”), including (without limitation) the separation of
Waste Products into receptacles reasonably approved by Landlord and the removal of such receptacles in accordance with any collection schedules prescribed by Waste Regulations. 

23. Upon Landlord’s reasonable request, Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on a monthly basis to
Landlord’s reasonable satisfaction. In addition, Tenant, at Tenant’s sole cost and expense, shall cause all portions of the Premises used for the storage, preparation, service or consumption of food or beverages to be cleaned daily in a
manner reasonably satisfactory to Landlord, and to be treated against infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit any person to enter the Premises or the Project
for the purpose of providing such extermination services, unless such persons have been approved by Landlord. If 

  
 - 3 - 

 
requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the Premises by the consumption of food or beverages in a cold box or similar facility.

 24. If Tenant desires to use any portion of the Common Area for a Tenant-related event, Tenant must notify Landlord in writing at least thirty
(30) days prior to such event on the form attached as Attachment 1 to this Exhibit, which use shall be subject to Landlord’s prior written consent, not to be unreasonably withheld, conditioned or delayed. Notwithstanding anything in
this Lease or the completed and executed Attachment to the contrary, Tenant shall be solely responsible for setting up and taking down any equipment or other materials required for the event, and shall promptly pick up any litter and report any
property damage to Landlord related to the event. Any use of the Common Area pursuant to this Section shall be subject to the provisions of Article 28 of the Lease. 

Landlord may waive any one or more of these Rules and Regulations for the benefit of Tenant or any other tenant, but no such waiver by
Landlord shall be construed as a waiver of such Rules and Regulations in favor of Tenant or any other tenant, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Project, including
Tenant. These Rules and Regulations are in addition to, and shall not be construed to in any way modify or amend, in whole or in part, the terms covenants, agreements and conditions of the Lease. Landlord reserves the right to make such other and
reasonable rules and regulations as, in its judgment, may from time to time be needed for safety and security, the care and cleanliness of the Project, or the preservation of good order therein; provided, however, that Tenant shall not be
obligated to adhere to such additional rules or regulations until Landlord has provided Tenant with written notice thereof. Tenant agrees to abide by these Rules and Regulations and any additional rules and regulations issued or adopted by Landlord.
Tenant shall be responsible for the observance of these Rules and Regulations by all Tenant Parties. 

  
 - 4 - 

 ATTACHMENT 1 TO EXHIBIT F 

REQUEST FOR USE OF COMMON AREA 

[TENANT LETTERHEAD] 
 VIA
[            ] 
 [Date] 

BMR-500 FAIRVIEW AVENUE LLC 
 17190 Bernardo Center Drive 

San Diego, California 92128 
 Attn: Senior Director, West Coast
Operations 
  

	Re:	Notice of Request to Use Common Area 

 To Whom It May Concern: 

Nanostring Technologies, Inc. requests that it have use of the common area as described below: 

 

					
	Event Description:		  

		
	Date:		  

		
	Location at Property:		  

		
	Number of Attendees:		  

			
	Open to the Public?		 ̈  YES		 ̈  NO
			
	Food and/or Beverages?		 ̈  YES		 ̈  NO

 If YES: 
  

			
	 •    will alcohol be served (Note: Proof of an insurance endorsement for serving alcohol must
be provided)     ̈  YES     ̈  NO

		
	 •    please describe:
		  

  
 - 1 - 

			
	Other Amenities (tent, band, etc.):		  

		
	Other Event Details:		  

 Please let us know at your earliest convenience whether such use is approved. 

 

	
	Sincerely,
	
	[Name]
	[Title]

 To Be Completed by Landlord: 
  

									
	 ̈  APPROVED            DENIED   ̈

 The following conditions apply to approval (if approved): 

 

			
	 1.      
		
             

		
	 2.      
		
             

		
	 3.      
		
             

		
	 4.      
		
             

		
	 5.      
		
             

  

			
	BMR-500 FAIRVIEW AVENUE LLC,
		
	By:		  

	Name:		  

	Its:		  

	Date:		  

  
 - 2 - 

 EXHIBIT G 

TENANT’S PERSONAL PROPERTY 
  

	1.	Tenant’s exterior Signage 

  
 - 1 - 

 EXHIBIT H 

FORM OF ESTOPPEL CERTIFICATE 
  

	To:	BMR-500 FAIRVIEW AVENUE LLC 

 17190 Bernardo Center Drive 

San Diego, California 92128 

Attention: Vice President, Real Estate Legal 

BioMed Realty, L.P. 
 17190
Bernardo Center Drive 
 San Diego, California 92128 
  

			
	 Re:
		Suite [                    ] (the “Premises”) at 500 Fairview Avenue North, Seattle, Washington (the
“Property”)

 The undersigned tenant (“Tenant”) hereby certifies to you as follows: 

1. Tenant is a tenant at the Property under a lease (the “Lease”) for the Premises dated as of December [    ], 2014. The Lease
has not been cancelled, modified, assigned, extended or amended [except as follows: [                    ]], and there are no other agreements,
written or oral, affecting or relating to Tenant’s lease of the Premises or any other space at the Property. The lease term expires on [            ], 20[    ].

 2. Tenant took possession of the Premises, currently consisting of [            ] square
feet, on [            ], 20[    ], and commenced to pay rent on [            ], 20[    ].
Tenant has full possession of the Premises, has not assigned the Lease or sublet any part of the Premises, and does not hold the Premises under an assignment or sublease [, except as follows:
[                    ]]. 
 3. All base rent, rent
escalations and additional rent under the Lease have been paid through [            ], 20[    ]. There is no prepaid rent[, except
$[        ]][, and the amount of security deposit is $[        ] [in cash][OR][in the form of a letter of credit]]. Tenant currently has no right to any future
rent abatement under the Lease. 
 4. Base rent is currently payable in the amount of $[        ] per month. 

5. Tenant is currently paying estimated payments of additional rent of $[        ] per month on account of real estate
taxes, insurance, management fees and common area maintenance expenses. 
 6. All work to be performed for Tenant under the Lease has been performed as
required under the Lease and has been accepted by Tenant[, except [                    ]], and all allowances to be paid to Tenant, including
allowances for tenant improvements, moving expenses or other items, have been paid. 

  
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 7. The Lease is in full force and effect, free from default and free from any event that could become a default
under the Lease, and Tenant has no claims against the landlord or offsets or defenses against rent, and there are no disputes with the landlord. Tenant has received no notice of prior sale, transfer, assignment, hypothecation or pledge of the Lease
or of the rents payable thereunder[, except [[                    ]]. 

8. [Tenant has the following expansion rights or options for the Property:
[                    ].][OR] [Tenant has no rights or options to purchase the Property.] 

9. To Tenant’s knowledge, no hazardous wastes have been generated, treated, stored or disposed of by or on behalf of Tenant in, on or around the Premises
or the Project in violation of any environmental laws. 
 10. The undersigned has executed this Estoppel Certificate with the knowledge and understanding
that [INSERT BMR-500 FAIRVIEW AVENUE LLC OR PURCHASER OR LENDER, AS APPROPRIATE] or its assignee is acquiring the Property in reliance on this certificate and that the undersigned shall be bound by this certificate. The statements contained herein
may be relied upon by [INSERT NAME OF PURCHASER OR LENDER, AS APPROPRIATE], BMR-500 FAIRVIEW AVENUE LLC, BioMed Realty, L.P., BioMed Realty Trust, Inc., and any [other] mortgagee of the Property and their respective successors and assigns. 

Any capitalized terms not defined herein shall have the respective meanings given in the Lease. 

Dated this [            ] day of [    ], 20[    ]. 

 

			
	NANOSTRING TECHNOLOGIES, INC.,
	a Delaware corporation
		
	By:		  

	Name:		  

	Title:		  

  
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 EXHIBIT I 

LANDLORD IMPROVEMENTS 
 Landlord
shall perform the Base Core and Shell Work at Landlord’s sole cost. To the extent such improvements are required to meet the requirements of this Exhibit, such improvements shall be part of Landlord Improvements and will not be deducted from
the TI Allowance or passed through as an Operating Expense. This shall include any hidden conditions that may be discovered during execution of the either the Landlord Improvements or Tenant Improvements. 

 

	 	1.	GENERAL INFORMATION 

  

					
	a.		Occupancy Type:		B (Lab/Office)
			
	b.		Number of Floors:		7+ Mechanical Penthouse + 2 1⁄2 level garage
			
	c.		Building Area:		approximately 122,702 rentable square feet
			
	d.		Floor Dimension:		approximately 170’ x 98
			
	e.		Floor to Floor:		16’-0” (Level 1); minimum 14’-0” (Levels 2-7)

  

	 	2.	SYSTEMS 

  

	 	a.	Lobby Finishes: Comparable to those in the Adjacent Building 

  

	 	b.	Curtain wall: Stone cladding, metal panel, sun-shades and entry canopy. 

  

	 	c.	Perimeter Interior Wall: Perimeter wall and curtain wall systems will achieve R-values required by 2009 Seattle Building Code (SBC), including necessary framing, insulation and vapor barrier and fire separation.
Landlord to provide perimeter window stool trim/sill material for install by Tenant. 

  

	 	d.	Roof: Single-ply membrane roofing. Roof membrane will be 0.060 inch thick. The roof assembly will conform to Factory Mutual Classification Class I with a windstorm resistance of 1-90. 

 

	 	e.	Elevators: 2 passenger, 1 service; of comparable finish and loading capacity to respective 530 Fairview elevators. Elevators will have card readers. 

 

	 	f.	Restrooms: Men’s and women’s restrooms at lobby level. 

  

	 	g.	Showers: Men’s, women’s showers and changing room at level P-1. 

  

	 	h.	Building Common Lab Services: Provisions for future autoclave, glasswash, dirty autoclave with integral steam generation as required. 

 

	 	i.	Parking Ratio: approximately 1.0 / 1,000. 

  

	 	j.	Bicycle Parking: approximately 80 secured bicycle spaces. 

  

	 	k.	Loading Dock: 2 truck bays, trash/recycle compactors. 

  

	 	l.	Card Entry Security: Provided for the garage, building access, stairwells and egress pathways. 

  
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	 	3.	STRUCTURE  

  

	 	a.	Construction Type: Reinforced Concrete 

  

	 	b.	Bay Size: approximately 21’ x 31’ 

  

	 	c.	Floor Loads: 100 psf live load. 

  

	 	d.	Floor Levelness: Ff35 (25 local) and Fl 25 (15 local) 

  

	 	e.	Floor Sleeves: Landlord to provide floor plan which identifies engineered zones for future floor penetrations. All penetrations to be performed by Tenant and must be submitted to Landlord for review and
approval. 

  

	 	4.	MEPFP 

  

	 	a.	Space conditioning: Common Areas on the first floor of the Building will employ a variable refrigerant flow system and heat recovery ventilation. 

 

	 	b.	Smoke pressurization: included for stairwell and elevator hoistway 

  

	 	c.	Water: 4” service 

  

	 	d.	Fire protection and life safety: Per NFPA 13 and City of Seattle Fire Code. Includes 6” fire service with onsite fire storage tank and fire pump. For Building Common Areas and the base Building, system
includes, where applicable, risers, valve connections, main loop, secondary distribution, upturned quick response heads, and at finished ceilings, drops with quick response heads. For the Premises, system includes, where applicable, a main loop and
secondary distribution installed through or below bottom of floor framing, sized to handle open space plan layout. Routing of piping will be tight to core and shell structure, where possible. 

 

	 	e.	Switchboards: One (1) 3000A, three (3) 800A, and one (1) 400A. 

  

	 	f.	Base-building Switchgear: included 

  

	 	g.	Shaft space: dedicated for tenant use per the attached Proposed Shaft Allocation Plan (see Exhibit I-1). The Proposed Shaft Allocation Plan is subject to change, however Landlord will provide Tenant with
substantially the same amount of supply air and exhaust shafts as are shown on the Proposed Shaft Allocation Plan. 

  

	 	5.	VENTILATION AND AIR DISTRIBUTION SYSTEM 

  

	 	a.	Air handling units: The Premises will receive up to 20,000 cfm via a system that is shared across multiple floors of the Building. The system will initially include one (1) primary supply and exhaust air
handling unit and one (1) backup supply and exhaust air handling unit. Units will be 100% outside-air type, suitable for lab build-out. The system will also include a run-around glycol heat recovery coil, cooling coil, heating coil and final
filtration. 

  
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	 	b.	Air distribution: The system will supply and exhaust air into duct mains installed on the roof. Supply and exhaust ductwork will be routed from the duct mains down shafts and extended to the Office and Laboratory
Space and capped. The system is designed for Tenant Improvement supply and exhaust ductwork to be looped, interconnecting the shafts. 

  

	 	c.	Dampers: Scope includes fire smoke dampers at all supply and return air branch terminations at shafts. Control dampers will be provided by Tenant. 

 

	 	d.	Fume Exhausts. See Proposed Shaft Allocation and Proposed Roof Allocation plans, attached as Exhibit I-1 and I-2 respectively. Landlord to provide one Fume Hood and base cabinets (used) for use by Tenant from
Landlord stock. 

  

	 	6.	HEATING SYSTEM  

  

	 	a.	Boilers: The Office and Laboratory Space will receive 50 gpm, 140F in, 110F out hot water via a system that is shared across multiple floors of the Building. The system will initially include one (1) primary
1,500 MBh boiler, one (1) backup 1,500 MBh boiler and associated pumps with redundancy. 

  

	 	b.	Hot water distribution: Piping will be distributed to the air handling system and via a common main piping header, hot water reheat distribution will be capped and valved at the Premises. 

 

	 	c.	Heating System. Heating system will be designed to a low of ASHRAE 99.6%/24F. 18 °F outside design temperature will be accomplished by the backup boiler and control system programming. 

 

	 	7.	VARIABLE REFRIGERANT FLOW (VRF) SYSTEM: Space will be allocated on the roof and in the shafts for installed VRF units, ducting and piping. Landlord will provide up to 24 Tons of roof top VRF equipment and piping
to the floor. Tenant to provide indoor unit, complete refrigeration piping from shaft to units, controls and electrical during buildout. See Proposed Shaft Allocation and Proposed Roof Allocation plans attached as Exhibit I-1 and I-2 respectively.
The Proposed Shaft Allocation Plan and the Proposed Roof Allocation Plan are subject to change, however Landlord will provide Tenant with substantially the same amount of supply air and exhaust shafts as are shown on the Proposed Shaft Allocation
Plan and substantially the same amount of roof allocations as are shown on the Proposed Roof Allocation Plan. 

  

	 	8.	 COOLING SYSTEM: The air handling units will receive chilled water via a system that is shared across multiple floors of the Building. The
system will initially include one (1) primary air cooled chiller, one (1) backup air cooled 

  
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chiller and chilled water pumps with redundancy. Chillers will be mounted on the roof. Chilled water pumps will be installed in the mechanical room penthouse. Cooling system will be designed to a
high of ASHRAE 0.4%/86.1F. 95°F outside design temperature will be accomplished by the backup chiller and control system programming. 

  

	 	9.	HVAC CONTROLS 

  

	 	a.	System: Scope will include a head-end DDC system to control the air handling units, boilers, chillers and pumps. The system will dedicate capacity for 40 Tenant devices. Local control panels will be provided by
Tenant. 

  

	 	b.	Integration: Tenant’s controls are to integrate with the base Building head-end DDC system. Graphics and programming of Tenant Improvement controls are a Tenant cost as a part of the Tenant Improvement work.

  

	 	10.	WATER 

  

	 	a.	Domestic hot water and cold water: Mains will be routed through the shaft to serve the base Building restrooms, and capped and valved for Tenant use. Valves and taps will be provided for future extension.

  

	 	b.	Non-Potable hot and cold water: Non-Potable Lab Water and Emergency Eyewash/shower to utilize domestic water risers at the Premises. All piping, accessory equipment, devices, and heating will be provided by
Tenant. 

 All water systems are to be stubbed outside of shaft or located in accessible area within corridors.

  

	 	11.	WASTE NEUTRALIZATION: Such system will be provided by Tenant. Waste neutralization needs to occur before connecting to base Building piping systems. 

 

	 	12.	POWER: The Office and Laboratory Space will have one (1) dedicated 277/480V 600amp panel for normal power at the Premises. The rooftop/mechanical penthouse will have a 277/480V, 1200amp main panel, of which
Tenant will have dedicated use of Tenant’s Pro Rata Share, with a sub-panel to be provided by Tenant. 

  

	 	13.	FIRE ALARM: The fire alarm panel will dedicate capacity for 150 addressable devices for Tenant’s use. 

  

	 	14.	TENANT STANDBY GENERATOR: The Landlord system will include a 750kW generator located in the basement, basement distribution panels, vertical bus duct, one (1) 150amp, 277/480V distribution panel dedicated
for Tenant’s use in the Office and Laboratory Space, of which Tenant will have dedicated use of Tenant’s Pro Rata Share, with a sub-panel to be provided by Tenant. 

  
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	 	15.	TELECOM: A raceway from the base Building main panel to a coordinated tenant IDF location within the Premises will be dedicated for Tenant’s use. 

 

	 	16.	SECURITY: Tenant is responsible for providing, installing, and maintaining security system within the Premises. Common area security will be compatible with the system at the Adjacent Building. 

 

	 	17.	WINDOW COVERINGS: To be provided by Landlord in accordance with Building standard. 

  
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 EXHIBIT – I-1 

PROPOSED SHAFT ALLOCATION PLANS 
  

 

  
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 EXHIBIT – I-2 

PROPOSED ROOF ALLOCATION PLANS 
  

 

  
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 EXHIBIT J 

FORM OF GROUND LESSOR RECOGNITION 

AND NON-DISTURBANCE AGREEMENT 

WHEN RECORDED RETURN TO: 
 Richard A. Moore, Esq.

 Pacifica Law Group 
 1191 Second Avenue, Suite
2000 
 Seattle, WA 98101 
  

					
	Document Title:				Ground Lessor Recognition and Non-Disturbance Agreement
		
	Grantor:		Nelchina Point Limited Partnership, an Alaska limited partnership
		
	Grantee:		Nanostring Technologies, Inc., a Delaware corporation

 Legal Description: 

Abbreviated Legal Description: Lots 4, 5 & 6, Block 5 Vol. 1 page 218 

Full Legal Description: See Exhibit A attached 

Assessor’s Tax Parcel Nos.: 786 350-0040-02 

Related Document No.: 20080128000091 

GROUND LESSOR RECOGNITION AND NON-DISTURBANCE AGREEMENT 

This Ground Lessor Recognition and Non-Disturbance Agreement (the “Agreement”) is made as of the day of December, 2014 by and
among NELCHINA POINT LIMITED PARTNERSHIP, an Alaska limited partnership (“Landlord”), BMR-500 FAIRVIEW AVENUE LLC, a Delaware limited liability company (“Tenant”), and NANOSTRING TECHNOLOGIES, INC., a
Delaware corporation (“Subtenant”). 
 RECITALS: 

A. Landlord and Tenant are parties to that certain Ground Lease dated January 28, 2008 (the “Ground Lease”) which
demises certain real property located at 500 Fairview Avenue North, Seattle, Washington (the “Premises”) more particularly described on Exhibit A attached hereto and made a part hereof, together with all buildings and
improvements located thereon and all easements, rights and appurtenances thereto. The Ground Lease term will expire on January 31, 2088 and Tenant has the right to extend the term thereunder for two additional terms of twenty (20) years
each, by notice delivered to Landlord no later than twelve (12) months prior to the then effective expiration of the term. 

  
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 B. Pursuant to that certain Lease dated as of December     , 2014 (the
“Sublease”), Tenant has subleased a portion of the Premises to Subtenant. Capitalized terms used in this Agreement and not otherwise defined shall have the meaning given to such terms in the Sublease. 

NOW, THEREFORE, it is agreed as follows: 

1. Landlord represents and warrants that, to Landlord’s knowledge, no event of default or condition that could become an event of default
with the passing of time, the giving of notice, or both, currently exists under the Ground Lease. 
 2. Tenant and Subtenant have provided
Landlord with, and Landlord acknowledges receipt of, a true and complete copy of the Sublease, and Tenant and Subtenant certify to Landlord that the Sublease has not been modified or amended. Landlord acknowledges that Subtenant would not enter into
the Sublease but for the terms of this Agreement and in reliance on the recitals stated herein. 
 3. The parties acknowledge that the
Sublease is subordinate to the Ground Lease, but by this Agreement Landlord grants Subtenant cure rights and successor rights under the Ground Lease and non-disturbance and recognition under the Sublease, all as expressly set forth in this
Agreement. 
 (a) Landlord agrees that in the event of a default under the Ground Lease by Tenant, Landlord shall provide notice of such
default to Subtenant in accordance with Section 4A and 4B hereof at the same time as Landlord provides notice to Tenant of such default, and Subtenant shall have the same rights (but not the obligation) as Tenant under the Ground Lease to cure
any such default and shall be given the same notice and cure period to cure such default as provided to Tenant under the Lease. 
 (b)
Provided that the Sublease shall be in full force and effect and Subtenant is not in default under the Sublease beyond the expiration of any applicable notice and cure periods, Landlord shall not, whether in the exercise of any of the rights arising
or which may arise out of the Ground Lease or of any instrument modifying or amending the same or entered into in substitution or replacement thereof or otherwise (whether as a result of Tenant’s default or otherwise), disturb, interfere with
or deprive Subtenant in or of its possession or its rights to possession of the Premises or of any right or privilege granted to or inuring to the benefit of Subtenant under the Sublease, nor shall Subtenant be made a party in any removal or
eviction action or other legal proceeding (unless required by law to prosecute such removal or eviction action or other legal proceeding). 

(c) In the event of the termination of the Ground Lease by reentry, notice, conditional limitation, surrender, summary proceeding or other
action or proceeding, or otherwise (including, without limitation, in connection with any bankruptcy or similar proceeding), or if the Ground Lease shall terminate or expire for any such reason before

  
 - 2 - 

 
expiration or termination of the Sublease, (i) the Sublease shall be and remain in full force and effect, so long as Subtenant is not in default under the Sublease beyond the expiration of
any applicable notice and cure periods, except Landlord shall have no obligations under the Sublease with respect to any provisions relating to the Adjacent Premises or the Adjacent Building Lease, (ii) Subtenant will not be required to pay or
perform Tenant’s obligations under the Ground Lease, (iii) Landlord agrees that the Sublease shall continue as a direct lease between Landlord and Subtenant, and in such event Landlord and Subtenant shall be bound to each other under all
of the terms, covenants and provisions of the Sublease for the remainder of the term thereof including extensions; provided, however, that Landlord is not bound by nor liable or obligated to pay for or to perform, obligations relating
to Landlord Improvements (e.g., to build the Building), the TI Allowance or any other financial obligation that is owed by Tenant to Subtenant under the terms of the Sublease; and provided, further, however, that Landlord shall
recognize and be bound by Subtenant’s termination rights under the Sublease; provided, still further, however, that if following termination of the Ground Lease, (a) Subtenant provides written notice to Landlord
specifying the portion of the TI Allowance that Tenant has not funded, and requesting that Landlord agree to fund such portion of the TI Allowance, and (b) Landlord does not, within twenty (20) business days after Tenant provides such
notice, commit in a notice (a “TI Commitment Notice”) to Subtenant to fund such portion of the TI Allowance as and to the extent the Sublease requires Tenant to fund such portion of the TI Allowance, then Subtenant shall have the
right to terminate the Sublease by providing notice of such termination to Landlord within ten (10) business days after the expiration of such twenty (20) business day period, and (iv) Subtenant agrees to attorn to and recognize
Landlord as “landlord” under the Sublease and Landlord agrees to recognize Subtenant as “tenant” under the Sublease. For avoidance of doubt, Landlord is not required to fund any portion of the TI Allowance or any other financial
obligation owed by Tenant to Subtenant under the terms of the Sublease except to the extent Landlord commits to fund a portion of the TI Allowance or any such other amount in a TI Commitment Notice. 

(d) Notwithstanding any other provision of the Sublease or this Agreement, Landlord shall have no obligations under the Sublease that relate
to the Adjacent Building Premises or the Adjacent Building Lease. 
 4. A. All notices, demands, requests, consents, approvals or other
communications required or permitted to be given under this Agreement shall be in writing and addressed as follows: 
  

			
	If to Landlord:		Nelchina Point Limited Partnership
			c/o Wirum Properties LLC
			500 L Street, Suite 100
			Anchorage, AK 99501
			Attn: John Wirum

  
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	with a copy to:		Graham & Dunn PC
			2801 Alaskan Way, Suite 300
			Seattle, WA 98121
			Attention: Maren Gaylor, Esq.
	
	or such other address as Landlord may designate by notice to the other parties;
		
	If to Tenant:		BMR-500 Fairview, LLC
			17190 Bernardo Center Drive
			San Diego, CA 92128
			Attn: Vice President, Real Estate Legal
	
	or such other address as Tenant may designate by notice to the other parties; and
		
	If to Subtenant:		Nanostring Technologies, Inc.
			530 Fairview Avenue North, Suite 2000
			Seattle, WA 98109
			Attn: Wayne Burns, Senior Vice President Operations/Administration
	
	with a copy to:
		
			Nanostring Technologies, Inc.
			530 Fairview Avenue North, Suite 2000
			Seattle, WA 98109
			Attn: General Counsel

 or such other address as Subtenant may designate by notice to the other parties. Notices may be given by a
party’s attorney on such party’s behalf. 
 B. Any notice or other communication delivered or sent in accordance with the
provisions of this Article shall be deemed to have been properly given or served on the day of delivery (or first attempted delivery if refused), if delivered by hand, courier or overnight courier (e.g. FedEx). 

5. No modification, amendment, waiver or release of any provision of this Agreement or of any right, obligation, claim or cause of action
arising hereunder shall be valid or binding for any purpose whatsoever unless in writing and duly executed by the party against whom the same is sought to be asserted. 

6. This Agreement shall be binding on and shall inure to the benefit of the parties hereto and their respective heirs, legal representatives,
successors, sublessees, and assigns. 
 7. This Agreement may be recorded in the Official Records of King County, Washington. 

  
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 IN WITNESS WHEREOF, the parties have caused this instrument to be executed effective as of
the date first above written. 
  

			
	LANDLORD:
	
	NELCHINA POINT LIMITED PARTNERSHIP, an Alaska limited partnership
		
	By:		NP-GP, LLC, an Alaska limited liability company
		
		
	By		  

			John Wirum, Manager

  

			
	STATE OF ALASKA		)
			) ss.
	COUNTY OF THIRD JUDICIAL DISTRUCT		)

 On this
                    day of Seattle, WA 98109, 2014, before me, the undersigned, a Notary Public in and for the State of Alaska, duly commissioned and
sworn personally appeared John Wirum, known to me to be the Manager of NP-GP, LLC the General Partner of NELCHINA POINT LIMITED PARTNERSHIP, the limited partnership that executed the foregoing instrument, and acknowledged the
said instrument to be the free and voluntary act and deed of said limited partnership, for the purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. 

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose
true signature appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written. 
  

	
	  

	Signature
	
	  

	Print Name
	NOTARY PUBLIC in and for the State of
	                    , residing at
                    .
	My commission expires                     .

  
 - 5 - 

 
			
	TENANT:
	
	BMR-500 FAIRVIEW AVENUE LLC,
	a Delaware limited liability company
		
	By:		NP-GP, LLC, an Alaska limited liability company
		
	By		  

	Name:		  

	Title:		  

  

					
	STATE OF CALIFORNIA		}		ss.

 COUNTY OF
                     
 On
                    , 2014, before me,
                                        , a
Notary Public in and for said County and State, personally appeared
                                        ,
                                        . 

 

 who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to
the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s)
acted, executed the instrument. 
 I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and
correct. 

	
	 FOR NOTARY SEAL OR STAMP

 
  
  

 

 
 

 Witness my hand and official seal. 

			
	Signature		  

  
 - 6 - 

 
			
	SUBTENANT:
	
	NANOSTRING TECHNOLOGIES, INC.,
	a Delaware corporation
		
	By		  

	Name:		  

	Title:		  

  

			
	STATE OF                     		)
			) ss.
	COUNTY OF                     		)

 On this      day of
            , 2014, before me, the undersigned, a Notary Public in and for the State of
                                , duly commissioned and sworn personally appeared
                    , known to me to be the
                     of NANOSTRING TECHNOLOGIES, INC., the corporation that executed the foregoing instrument, and acknowledged the said
instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose
true signature appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written. 
  

			
	  

	Signature
	
	  
 Print Name

	NOTARY PUBLIC in and for the State of
	                    , residing at
                    .
	My commission expires                     .

  
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 EXHIBIT A 

Legal Description of Premises 
 Lots 4, 5
and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington. 

Tax Parcel No: 7860350-0040-02 

  
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 WHEN RECORDED RETURN TO: 

Richard A. Moore, Esq. 
 Pacifica Law Group 

1191 Second Avenue, Suite 2000 
 Seattle, WA 98101

 EXHIBIT K 

FORM OF MEMORANDUM OF LEASE 
  

			
	Document Title:		Memorandum of Lease
	Grantor:		BMR-500 Fairview Avenue LLC, a Delaware limited liability company
	Grantee:		Nanostring Technologies, Inc., a Delaware corporation
	Legal Description:		
	Abbreviated Legal Description:		Lots 4, 5 & 6, Block 5 Vol. 1 page 218
	Full Legal Description:		See Exhibit A attached
	Assessor’s Tax Parcel Nos.: 		786 350-0040-02
		
	Reference Nos. of Documents Released or Assigned:		Not applicable

 MEMORANDUM OF LEASE 

Pursuant to a Lease dated as of December     , 2014 (the “Lease”), between BMR-500 FAIRVIEW AVENUE
LLC, a Delaware limited liability company (“Landlord”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), Landlord has agreed to lease to Tenant certain premises (the
“Premises”) to be located in a building being constructed on the real property located at 500 Fairview Avenue North, in Seattle, Washington, legally described on Exhibit A attached. Capitalized terms used in this Memorandum
and not defined shall have the meanings given to them in the Lease. The Lease is for a term of ten (10) years. The Estimated Term Commencement Date is April 1, 2016. Pursuant and subject to the terms of the Lease, Tenant has options to
extend the term of the Lease for two (2) successive five (5) year periods. 
 The purpose of this Memorandum of Lease is to give
record notice of the Lease and of the rights created thereby. 
 [signatures appear on following page] 

  
 - 1 - 

 This Memorandum of Lease is made as of December     , 2004. 

LANDLORD: 

			
	
	BMR-500 FAIRVIEW AVENUE LLC, 
	a Delaware limited liability company
		
	By		  

	Name:		  

	Title:		  

	
	TENANT:
	
	NANOSTRING TECHNOLOGIES, INC., 
	a Delaware corporation
		
	By		  

	Name:		  

	Title:		  

  
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	STATE OF CALIFORNIA		}
			 ss.

	COUNTY OF                     		

 On             , 2014, before me,
                                        , a
Notary Public in and for said County and State, personally appeared
                                        ,
                                        . 

 

			
	 who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the
instrument.
  
 I certify under PENALTY OF PERJURY under the laws of the State of
California that the foregoing paragraph is true and correct.
		FOR NOTARY SEAL OR STAMP

  

			
	Witness my hand and official seal.
	Signature		  

  
 - 3 - 

			
	STATE OF WASHINGTON		)
			) ss.
	COUNTY OF                     		)

 On this day of December, 2014, before me, the undersigned, a Notary Public in and for the State of Washington,
duly commissioned and sworn personally appeared
                                        , known
to me to be the                     NANOSTRING TECHNOLOGIES, INC., the corporation that executed the foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose
true signature appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written. 
  

	
	
	  
 Signature

	
	  
 Print Name

	NOTARY PUBLIC in and for the State of Washington, residing at                     .
	My commission expires                     

  
 - 4 - 

 EXHIBIT A 

Legal Description 
 Ground lease
estate in the following described premises created by Lease dated as of January 28, 2008 between Nelchina Point Limited Partnership, as ground lessor, and BMR-500 Fairview Avenue LLC, as ground lessee, as evidenced by the Memorandum of Lease
dated as of January 28, 2008 recorded in the King County, Washington Land Records on January 28, 2008 as Document Number 20080128000091: 
 Lots
4, 5 and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington. 

  
 - 5 - 

 WHEN RECORDED RETURN TO: 

BIOMED REALTY, L.P. 
 17190 Bernardo Center Drive

 San Diego, CA 92128 
 Attention: Real Estate
Legal 
 EXHIBIT L 

FORM OF TERMINATION OF MEMORANDUM OF LEASE 
  

			
	Document Title:		Notice of Lease Termination
	Grantor:		BMR-500 Fairview Avenue LLC, a Delaware limited liability company
	Grantee:		Nanostring Technologies, Inc., a Delaware corporation
	Legal Description:		
	Abbreviated Legal Description:		Lots 4, 5 & 6, Block 5 Vol. 1 page 218
	Full Legal Description:		See Exhibit A attached
	Assessor’s Tax Parcel Nos.:		786 350-0040-02
	Reference Nos. of Documents Released or Assigned:		Memorandum of Lease, Recording No.                     

 NOTICE OF LEASE TERMINATION 

Pursuant to a Lease dated as of December     , 2014 (the “Lease”), between BMR-500 FAIRVIEW AVENUE
LLC, a Delaware limited liability company (“Landlord”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (“Tenant”), Landlord leased to Tenant certain premises (the “Premises”)
in the building located on the real property situated at 500 Fairview Avenue North, in Seattle, Washington, legally described on Exhibit A attached. A Memorandum of the Lease was recorded on
                    in the real property records of King County, Washington under Recording No.
                     
 The purpose of
this Notice is provide record notice that the term of the Lease has expired or the Lease has been terminated. 
 This Notice shall be
effective on the date this Notice is recorded in the real property records of King County, Washington. 
 [signatures appear on
following page] 

  
 - 1 - 

 LANDLORD: 

			
	
	BMR-500 FAIRVIEW AVENUE LLC,
	a Delaware limited liability company
		
	By		  

	Name:		  

	Title:		  

	
	TENANT:
	
	NANOSTRING TECHNOLOGIES, INC.,
	a Delaware corporation
		
	By		  

	Name:		  

	 Title:
		  

  
 - 2 - 

			
	STATE OF CALIFORNIA		}
			 ss.

	COUNTY OF                     		

 On             , 2014, before me,
                                        , a
Notary Public in and for said County and State, personally appeared
                                        ,
                                        . 

 

			
	 who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the
instrument.
  
 I certify under PENALTY OF PERJURY under the laws of the State of
California that the foregoing paragraph is true and correct.
		FOR NOTARY SEAL OR STAMP

  

			
	Witness my hand and official seal.
	Signature		  

  
 - 3 - 

			
	STATE OF WASHINGTON		)
			) ss.
	COUNTY OF                     		)

 On this day of December, 2014, before me, the undersigned, a Notary Public in and for the State of Washington,
duly commissioned and sworn personally appeared
                                        , known
to me to be the                     NANOSTRING TECHNOLOGIES, INC., the corporation that executed the foregoing instrument, and acknowledged
the said instrument to be the free and voluntary act and deed of said corporation, for the purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument. 

I certify that I know or have satisfactory evidence that the person appearing before me and making this acknowledgment is the person whose
true signature appears on this document. 
 WITNESS my hand and official seal hereto affixed the day and year in the certificate above
written. 
  

	
	  
 Signature

	
	  
 Print Name

	NOTARY PUBLIC in and for the State of Washington, residing at                     .
	My commission expires                     

  
 - 4 - 

 EXHIBIT A 

Legal Description 
 Ground lease
estate in the following described premises created by Lease dated as of January 28, 2008 between Nelchina Point Limited Partnership, as ground lessor, and BMR-500 Fairview Avenue LLC, as ground lessee, as evidenced by the Memorandum of Lease
dated as of January 28, 2008 recorded in the King County, Washington Land Records on January 28, 2008 as Document Number 20080128000091: 
 Lots
4, 5 and 6, Block 5, Sorenson’s Addition to the City of Seattle, according to the plat thereof recorded in Volume 1 of plats, page(s) 218, in King County, Washington. 

  
 - 5 -EX-10.16

 Exhibit 10.16 

617 EASTLAKE BUILDING 

OFFICE LEASE AGREEMENT 
  

					
			 Landlord:
		 BLUME ROY BUILDING LLC

			
			 Tenant:
		 NANOSTRING TECHNOLOGIES, INC.

			
			 Date:
		 DECEMBER 26, 2013

 TABLE OF CONTENTS 

 

							
	 		 		Page	 
		
	 ARTICLE 1. PREMISES
		 	3	  
			
	 Section 1.1
		 Premises Defined
		 	3	  
	 Section 1.2
		 Alterations
		 	3	  
	 Section 1.3
		 Condition of Premises
		 	3	  
	 Section 1.4
		 Common Areas
		 	3	  
		
	 ARTICLE 2. BUSINESS PURPOSE AND USE
		 	3	  
			
	 Section 2.1
		 Permitted Uses
		 	3	  
	 Section 2.2
		 Prohibited Uses
		 	4	  
	 Section 2.3
		 Compliance With Laws
		 	4	  
		
	 ARTICLE 3. TERM
		 	4	  
			
	 Section 3.1
		 Term
		 	4	  
	 Section 3.2
		 Lease Year
		 	4	  
	 Section 3.3
		 Possession by Tenant
		 	5	  
		
	 ARTICLE 4. RENT
		 	5	  
			
	 Section 4.1
		 Basic Rent
		 	5	  
	 Section 4.2
		 Additional Rent; Operating Expenses
		 	5	  
	 Section 4.3
		 Rent
		 	9	  
	 Section 4.4
		 Place of Payment
		 	9	  
		
	 ARTICLE 5. SECURITY DEPOSIT AND PREPAID RENT
		 	9	  
			
	 Section 5.1
		 Security Deposit
		 	9	  
	 Section 5.2
		 Prepaid Rent
		 	9	  
		
	 ARTICLE 6. TAXES
		 	10	  
			
	 Section 6.1
		 Personal Property Taxes
		 	10	  
	 Section 6.2
		 Business Taxes
		 	10	  
		
	 ARTICLE 7. MAINTENANCE, REPAIRS AND ALTERATIONS
		 	10	  
			
	 Section 7.1
		 Landlord’s and Tenant’s Improvements
		 	10	  
	 Section 7.2
		 Services to Be Furnished by Landlord
		 	10	  
	 Section 7.3
		 Tenant’s Maintenance and Repairs
		 	11	  
	 Section 7.4
		 Tenant’s Alterations
		 	11	  
	 Section 7.5
		 Liens
		 	11	  
		
	 ARTICLE 8. INSURANCE
		 	12	  
			
	 Section 8.1
		 Use; Rate
		 	12	  
	 Section 8.2
		 Liability Insurance
		 	12	  
	 Section 8.3
		 Worker’s Compensation Insurance
		 	12	  
	 Section 8.4
		 Property Insurance
		 	12	  
	 Section 8.5
		 Compliance With Regulations
		 	12	  
	 Section 8.6
		 Landlord Insurance and Waiver of Subrogation
		 	12	  
	 Section 8.7
		 General Requirements
		 	13	  

  
 -i- 

							
		
	 ARTICLE 9. DESTRUCTION AND CONDEMNATION
		 	13	  
			
	 Section 9.1
		 Total or Partial Destruction
		 	13	  
	 Section 9.2
		 Condemnation
		 	14	  
	 Section 9.3
		 Sale Under Threat of Condemnation
		 	15	  
		
	 ARTICLE 10. INDEMNITY AND WAIVER
		 	15	  
			
	 Section 10.1
		 Indemnity
		 	15	  
	 Section 10.2
		 Waiver
		 	15	  
		
	 ARTICLE 11. DELAYS
		 	16	  
			
	 Section 11.1
		 Delays
		 	16	  
		
	 ARTICLE 12. ASSIGNMENT, SUBLEASE AND SUCCESSION
		 	16	  
			
	 Section 12.1
		 Consent Required
		 	16	  
	 Section 12.2
		 Landlord’s Consent
		 	17	  
	 Section 12.3
		 Permitted Transfers
		 	17	  
	 Section 12.4
		 General Conditions
		 	17	  
		
	 ARTICLE 13. SURRENDER OF POSSESSION
		 	18	  
			
	 Section 13.1
		 Surrender
		 	18	  
	 Section 13.2
		 Condition at Time of Surrender
		 	18	  
		
	 ARTICLE 14. HOLDING OVER
		 	18	  
			
	 Section 14.1
		 Holding Over
		 	18	  
		
	 ARTICLE 15. ENTRY BY LANDLORD
		 	19	  
			
	 Section 15.1
		 Entry by Landlord
		 	19	  
	 Section 15.2
		 Failure to Surrender
		 	19	  
		
	 ARTICLE 16. SUBORDINATION
		 	19	  
			
	 Section 16.1
		 Lease Subordinate To Mortgages
		 	19	  
	 Section 16.2
		 Estoppel Certificates
		 	19	  
		
	 ARTICLE 17. DEFAULT AND REMEDY
		 	20	  
			
	 Section 17.1
		 Events of Tenant’s Default
		 	20	  
	 Section 17.2
		 Remedies
		 	20	  
	 Section 17.3
		 Reletting
		 	21	  
	 Section 17.4
		 Default of Landlord
		 	21	  
	 Section 17.5
		 Non-Waiver
		 	21	  
	 Section 17.6
		 Mortgagee Protection
		 	22	  
		
	 ARTICLE 18. LIMITATION OF LIABILITY
		 	22	  
			
	 Section 18.1
		 Limitation of Landlord’s Liability
		 	22	  
	 Section 18.2
		 Applicability
		 	22	  
		
	 ARTICLE 19. NOTICES
		 	22	  
			
	 Section 19.1
		 Notices
		 	22	  
		
	 ARTICLE 20. HAZARDOUS SUBSTANCES
		 	22	  
			
	 Section 20.1
		 Presence and Use of Hazardous Substances
		 	22	  
	 Section 20.2
		 Cleanup Costs, Default and Indemnification
		 	23	  
	 Section 20.3
		 Landlord’s Representations and Covenants
		 	23	  

  
 -ii- 

							
		
	 ARTICLE 21. MISCELLANEOUS
		 	23	  
			
	 Section 21.1
		 Headings
		 	23	  
	 Section 21.2
		 Amendments
		 	23	  
	 Section 21.3
		 Time of the Essence
		 	23	  
	 Section 21.4
		 Entire Agreement
		 	23	  
	 Section 21.5
		 Language
		 	23	  
	 Section 21.6
		 Invalidity
		 	23	  
	 Section 21.7
		 Late Charges
		 	23	  
	 Section 21.8
		 Agency Disclosure
		 	24	  
	 Section 21.9
		 Computation of Time
		 	24	  
	 Section 21.10
		 Applicable Law
		 	24	  
	 Section 21.11
		 Attorneys’ Fees
		 	24	  
	 Section 21.12
		 Termination
		 	24	  
	 Section 21.13
		 Broker’s Commission
		 	24	  
	 Section 21.14
		 Signs or Advertising
		 	24	  
	 Section 21.15
		 Transfer of Landlord’s Interest
		 	25	  
	 Section 21.16
		 Counterparts
		 	25	  
	 Section 21.17
		 Quiet Enjoyment
		 	25	  
	 Section 21.18
		 Authority
		 	25	  
	 Section 21.19
		 Name of Building
		 	25	  
	 Section 21.20
		 Rules and Regulations
		 	25	  
	 Section 21.21
		 Lease Summary, Addendum and Exhibits
		 	25	  
	 Section 21.22
		 Survival
		 	25	  
	 Section 21.23
		 Parking
		 	25	  

  
 -iii- 

					
	 Exhibits:

			
	 A
		—		 Premises Plan

	 B
		—		 Description of Property

	 C
		—		 Tenant Improvement Workletter

	 D
		—		 Rules and Regulations

	 E
		—		 Additional Provisions

	 F
		—		 Estoppel Certificate

	 G
		—		 Subordination Agreement

	 H
		—		 Parking Agreement and Parking Rules and Regulations

  
 -iv- 

 617 EASTLAKE BUILDING 

OFFICE LEASE AGREEMENT 

THIS OFFICE LEASE AGREEMENT is made as of this 26th day of December, 2013, by and between BLUME ROY BUILDING LLC, a Washington
limited liability company (hereinafter referred to as “Landlord”), and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation (hereinafter referred to as “Tenant’). 

LEASE SUMMARY 
  

	Section 1.1	The Building 

  

					
	(a)	 	Name:	  	617 Eastlake Building
	(b)	 	Address:	  	 617 Eastlake Avenue East
 Seattle, Washington
98109

	(c)	 	Total Rentable Area of Building	  	81,871 sq. ft.
			
		 	The Premises	  	
			
	(a)	 	Total Rentable Area:	  	8,754 sq. ft.
	(b)	 	Floor Location:	  	Floor 4
	(c)	 	Suite Number:	  	#410

  

	Section 2.1	Use of Premises 

  

					
		 	Use of Premises:	  	General Office

  

	Section 3.1	Lease Term 

  

					
	(a)	 	Target Lease Commencement Date	  	February 1, 2014
	(b)	 	Term	  	Thirty-One (31) Months

  

	Section 4.1	Basic Rent 

  

									
	 Period
	  	Space A & B	 	  	Total Basic Rent Per Month	 
	 1 – 12
	  	$	29.00	  	  	$	22,007.17	  
	 13 – 24
	  	$	29.75	  	  	$	22,554.30	  
	 25 – 31
	  	$	30.50	  	  	$	23,101.42	  

  

	Section 4.2	Operating Expenses 

  

					
	(a)	 	Tenant’s Proportionate Share:	  	10.69% of Rentable Area of Building
	(b)	 	Base Year	  	2014

  

	Section 5.1	Security Deposit 

  

					
	 Security Deposit:
	  	$	23,101.42	  

  

	Section 5.2	Prepaid Rent 

  

					
	 Prepaid Rent:
	  	$	0.00	  

  
 -1- 

	Section 19.1	Addresses for Notices 

  

							
	(a)		Landlord:		(b)		Tenant:
		
	 Blume Company Real Estate
 617
Eastlake Avenue East, Suite 340
 Seattle, Washington 98109

Attn: Gregory G. Blume
		 NanoString Technologies, Inc.
 530
Fairview Avenue North, Suite 2000
 Seattle, Washington 98109

Attn: Legal Department

		
			 With a copy to:
 Pacifica Law
Group
 1191 2nd Avenue, Suite 2100
 Seattle, WA 98101-2945

Attn: Rich Moore

 Section 21.13 
  

					
	(a)		Landlord’s Leasing Representative (Broker/Salesperson):		Jesse Ottele & Cavan O’Keefe
			
	(b)		Landlord’s Leasing Representative (Firm):		CBRE
			
	(c)		Address:		1420 Fifth Avenue Suite #1700 Seattle, Washington 98101
			
	(d)		Tenant’s Leasing Representative (Broker/Salesperson):		Pat Pendergast and Kevin Harris
			
	(e)		Tenant’s Leasing Representative (Firm):		Washington Partners
			
	(f)		Address:		 701 Pike Street, Suite 1025
 Seattle, Washington
98101

  

			
	Section 21.23 Stipulated Parking Spaces:		2 parking spaces per 1,000 square feet of rentable area comprising Premises

  
 -2- 

 617 EASTLAKE BUILDING 

OFFICE LEASE AGREEMENT 

ARTICLE 1. PREMISES 

Section 1.1 Premises Defined. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, upon the terms and
conditions hereinafter set forth, those certain premises and improvements consisting of the floor area and the location described in the Lease Summary and designated on the plan attached hereto as Exhibit A (hereinafter referred to as the
“Premises”). For convenience in drafting, portions of the Premises are sometimes referred to as “Space A” and “Space B”. Space B is depicted on Exhibit A by [cross hatching] and
Space A is the entirety of the Premises less Space B. The Premises are located in the building known as the 617 Eastlake Building (the “Building”) which is situated in the City of Seattle, County of King, State of Washington
and located upon the real property described in Exhibit B (the “Property’). 
 Section 1.2
Alterations. Tenant acknowledges that Exhibit A sets forth the floor plan for the floor(s) of the Building on which the Premises is located and the location of the Premises therein. Landlord may in its reasonable discretion increase,
decrease, or change the number, locations and dimensions of any hallways, lobby areas and other improvements shown on Exhibit A that are not within the Premises. Landlord reserves the right from time to time (a) to install, use,
maintain, repair, relocate and replace pipes, ducts, conduits, wires, and appurtenant meters and equipment for service to the Premises or to other parts of the Building which are above the ceiling surfaces, below the floor surfaces, within the walls
and in the central core areas of the Building which are located within the Premises or located elsewhere in the Building; (b) to alter or expand the Building; and (c) to alter, relocate or substitute any of the Common Areas, as defined in
Section 1.4 below. Notwithstanding anything in this Lease to the contrary, Landlord shall ensure that the Common Areas are commensurate with those offered in class A office projects in Seattle. In exercising its rights under this Section
or any other comparable Section of this Lease, Landlord shall make commercially reasonable efforts to minimize interference with access to and use of the Premises or any Common Areas (including parking). If Landlord engages in any construction or
alterations within the Premises, such work shall be performed at times acceptable to Tenant and Landlord shall repair all damage to the improvements in the Premises as a result of such work. 

Section 1.3 Condition of Premises. The Premises are leased by Landlord and accepted by Tenant in an “as is”
condition, subject to Landlord’s correction of any latent defects and to those improvements, alterations or modifications required pursuant to Article 7 below, and the requirement of Landlord to complete the improvements specified
therein. Nothing in this Section 1.3 will relieve Landlord of its ongoing repair, maintenance and operational obligations hereunder. In addition, and notwithstanding the foregoing, Landlord agrees at its cost to deliver the Premises to
Tenant (i) in material compliance with all applicable laws, codes, ordinances and regulations; (ii) free of any Hazardous Substances in violation of applicable laws; (iii) with all systems and utilities serving the Premises in good
working order; and (iv) broom clean and free of other occupants or their personal property or equipment. 
 Section 1.4 Common
Areas. So long as this Lease is in effect, Tenant, its licensees, invitees, customers and employees shall have the non-exclusive right to use all entrances, lobbies, and other public areas of the Building (the “Common
Areas”) in common with Landlord, other Building tenants, and their respective licensees, invitees, customers and employees. The use of the Common Areas shall be subject to the terms and conditions of this Lease. 

ARTICLE 2. BUSINESS PURPOSE AND USE 

Section 2.1 Permitted Uses. Tenant shall use the Premises solely for the purposes specified in the Lease Summary, and for no
other business or purpose without the prior written consent of the Landlord. 

  
 -3- 

 Section 2.2 Prohibited Uses. Tenant shall not do or permit anything to be
done in or about the Premises, nor bring or keep anything therein, which will (a) in any way increase the existing rate of or affect any policy of fire or other insurance upon the Building or any of its contents, or cause a cancellation of any
insurance policy covering any part thereof or any of its contents; (b) unreasonably obstruct or unreasonably interfere with the rights of other tenants or occupants of the Building or injure or unreasonably annoy any of them; or (c) use or
allow the Premises to be used for any improper, unlawful or objectionable purposes. Tenant shall not cause, maintain or permit any nuisance in, on or about the Premises, nor shad Tenant commit or suffer to be committed any waste in, on or about the
Premises. Tenant shall not place upon or install in windows or other openings any signs, symbols, drapes, or other material without written approval of Landlord. Tenant shall not place any object or barrier within, or otherwise obstruct, any of the
Common Areas. 
 Section 2.3 Compliance With Laws. Tenant shall at all times comply with all laws, ordinances and any
regulations promulgated by any governmental authority having jurisdiction over Tenant’s particular use of the Building and/or the Premises. To the extent Landlord is required by the City of Seattle, Washington to maintain carpooling and public
transit programs, Tenant shall cooperate in the implementation and use of these programs by and among Tenant’s employees. 
 ARTICLE
3. TERM 
 Section 3.1 Term. The term of this Lease shall commence on the first day of the calendar month in which the
earlier of the following dates occurs (such first day of the calendar month shall be referred to as the “Lease Commencement Date”): 

3.1.1 The date that is the later of (a) February 1, 2014; or (b) the date on which Landlord achieves Substantial
Completion of the Tenant Improvements (as defined in Exhibit C) and delivers the Premises to Tenant; or 
 3.1.2 The date that Tenant
takes possession or beneficial occupancy of all or any portion of the Premises (provided that Tenant’s early access to the Premises for purposes of installing FF&E shall not constitute possession of beneficial occupancy). 

Provided, that if the first to occur of Sections 3.1.1 or 3.1.2 above falls on a day other than the first day of a calendar month, Tenant’s Basic
Rent obligation for the first month of the Lease Term (as defined below) identified in Section 5.2(b) of the Lease Summary shall be prorated based upon the number of days from and including the first to occur of Sections 3.1.1 or 3.1.2
above to the last day of such first month. 
 From the Lease Commencement Date, the term of this Lease shall continue for the time period specified in the
Lease Summary, the expiration of which shall be the Termination Date of this Lease, unless this Lease is sooner terminated as hereinafter provided. The period between the Lease Commencement Date and the Termination Date shall be referred to as the
“Lease Term” or “Term”. The Landlord and Tenant acknowledge that certain obligations under the provisions of this Lease may be binding upon them prior to the Lease Commencement Date, such as, but not limited to, the provisions of
Exhibit C, and Landlord and Tenant shall be bound by such provisions prior to the Lease Commencement Date. 
 Section 3.2 Lease
Year. “Lease Year” shall mean that period of twelve (12) consecutive months which ends on December 31 of each year and which falls within the Term of this Lease; provided, however, the first Lease Year
(which may be a partial Lease Year) shall mean that period from the Lease Commencement Date until the December 31 first occurring after the Lease Commencement Date and the last Lease Year (which may be a partial Lease Year) shall mean that
period from the January 1st last occurring during the Term of this Lease until the Termination Date. 

  
 -4- 

 Section 3.3 Possession by Tenant. Landlord shall deliver to Tenant, and Tenant
shall accept from Landlord, possession of the Premises, upon Substantial Completion of Landlord’s Work (as defined in Exhibit C); provided that Landlord shall provide Tenant with at least five (5) days prior written notice of such date.
The parties shall together inspect the Premises upon such Substantial Completion, and Landlord shall thereafter correct any punchlist items as soon as reasonably possible. If the Premises and Tenant Improvements are not substantially completed by
sixty (60) days following the Target Lease Commencement Date, as specified in the Lease Summary, or if the Premises is not delivered to Tenant within such period of time, then Tenant shall have the right to terminate the lease upon written
notice to Landlord delivered prior to the date of substantial completion with no further liability to the Tenant. 
 ARTICLE 4. RENT

 Section 4.1 Basic Rent. Tenant shall pay to Landlord as minimum rental for the use and occupancy of the Premises the
“Basic Rent” as specified in the Lease Summary. Basic Rent shall be payable in Monthly Rent Installments of the amount specified in the Lease Summary, on or before the first day of each month of the Lease Term beginning on the Lease
Commencement Date. Basic Rent for any partial year shall be prorated based upon the actual number of months left in such partial year. The Monthly Rent Installment for any partial month shall be prorated based upon the actual number of days in that
partial month. 
 Section 4.2 Additional Rent; Operating Expenses.

4.2.1 During the Term and commencing with respect to the Lease Year immediately following the Base Year, in addition to Basic Rent,
Tenant shall pay to Landlord as “Additional Rent”, in accordance with this Section 4.2 “Tenant’s Proportionate Share” (as hereinafter defined) of the total dollar increase, if any, in “Total
Operating Expenses” (as hereinafter defined) attributable to each Lease Year over Total Operating Expenses for the Base Year identified in the Lease Summary (“Base Operating Expenses”). Notwithstanding anything
herein to the contrary, Tenant shall in no event pay less than the Basic Rent in any calendar year. 
 4.2.2
“Tenant’s Proportionate Share” shall be computed by dividing the Total Rentable Area of the Premises by the Total Rentable Area of the Building. Tenant’s Proportionate Share upon the
Lease Commencement Date for the entire Premises is as specified in the Lease Summary, 
 4.2.3 “Rentable Area of
the Building” and “Rentable Area of the Premises” are defined as those areas obtained by measuring the Building and Premises using Landlord’s method of measurement, which method is based substantially
on the method of measuring floor area in office buildings specified in the American National Standard Publication ANSI/BOMA Z65-1-2010 published by the Building Owners and Managers Association International (otherwise known as “BOMA
Standard’). The Total Rentable Area of the Premises exceeds the usable area of the Premises to include, among other things, a pro rata share of hallways, restrooms, and other common elements located on the floor on which the Premises
are located. The Basic Rent stipulated in the Lease Summary shall be neither increased nor decreased based on subsequent measurements of the Rentable Area of the Building or Premises. 

4.2.4 Landlord shall provide Tenant with a written estimate of Total Operating Expenses for each Lease Year not later than one hundred
eighty (180) days after the start of each Lease Year during the Lease Term. Tenant shall then pay to Landlord, monthly in advance, one-twelfth (1/12) of Tenant’s Proportionate Share of the estimated amount by which Total Operating
Expenses for the said Lease Year are expected to exceed the Base Operating Expenses. In the event any item of actual Operating Expenses, including without limitation those items identified in subparagraph 4.2.6 below, increases five percent
(5%) or more in price or cost over any twelve (12) month period, Landlord shall have the option to proportionally increase the amount of Tenant’s monthly remittance on account of any such increase upon thirty (30) days’
written notice from Landlord to Tenant. 

  
 -5- 

 4.2.5 Within one hundred eighty (180) days after the end of every Lease Year during
the Lease Term following the Base Year, Landlord shall provide the Tenant with a written statement of the actual Total Operating Expenses for that Lease Year. If the amount by which the actual Total Operating Expenses for such year exceeds the Base
Operating Expenses should exceed the estimated amount paid by Tenant with respect to such Lease Year, then Tenant shall pay Landlord the additional amount due to the Landlord within thirty (30) days and, if the amount by which the actual Total
Operating Expenses for such year exceeds the Base Operating Expenses should be less than the estimated Total Operating Expenses paid by Tenant for that Lease Year, then Landlord shall credit, against future Additional Rent due under this Lease, the
amount of any overpayment by Tenant or shall refund such sum to Tenant if the Lease has expired. 
 4.2.6
“Operating Expenses” as used herein shall mean all costs, expenses and other charges incurred by Landlord in connection with the ownership, operation, repair and maintenance of the Property and
the Building as an office building in Seattle, Washington, including but not limited to: 
 4.2.6.1 Wages, salaries and fringe
benefits of all employees and contractors engaged in the management, operation and maintenance of the Property and/or the Building; employer’s Social Security taxes, unemployment taxes or insurance, and any other taxes which may be levied
against Landlord on those wages and salaries; and the cost to Landlord of disability and hospitalization insurance and pension or retirement benefits for these employees; 

4.2.6.2 All supplies and materials used in the operation and maintenance of the Property and/or the Building; 

4.2.6.3 Cost of water and power, and cost of heating, lighting, air conditioning and ventilating the Building, the Common Areas and
the Premises, which costs shall be based on either Tenant’s Proportionate Share or separately allocated to the Premises, at Landlord’s option, based upon either direct usage, if separately metered, or an appropriate allocation among all
tenants consuming those services as measured from the meter monitoring this usage; 
 4.2.6.4 The electrical costs incurred in the
operation of the “chiller” for the Building, which shall be allocated pro rata among the Building tenants; 
 4.2.6.5 Cost
of maintenance and replacement of machinery, tools and equipment (if owned by Landlord) and for rental paid for such machinery, tools and equipment (if rented) used in connection with the operation or maintenance of the Building; 

4.2.6.6 All premiums and deductibles (deductibles not to exceed $10,000 per year) on policies of public liability, property damage,
automobile, garage keepers, rental loss and any other policies of insurance maintained by Landlord with respect to the Property, Building or any insurable interest therein. Cost of casualty and liability insurance applicable to the Property and/or
the Building, the improvements therein, and Landlord’s personal property used in connection therewith; 
 4.2.6.7 Cost of
janitorial services, repairs and general maintenance; 
 4.2.6.8 Any capital improvements made or installed (a) to be in
compliance with any applicable government statutes, ordinances, regulations or other requirements not applicable on the date hereof, and (b) for purposes of saving labor or otherwise reducing applicable operating costs, provided that such
capital costs shall be amortized over the useful life of such improvements, as determined by Landlord in accordance with generally accepted accounting principles and practices in effect at the time of acquisition of the capital item; 

4.2.6.9 Costs in connection with maintaining and operating any garage owned by the Landlord for use by tenants of the Building; 

  
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 4.2.6.10 All taxes and assessments and governmental charges whether federal, state,
county or municipal and any other taxes and assessments attributable to the Property and/or the Building or its operation, including without limitation real property taxes and assessments and any tax or other levy, however denominated, on or
measured by the rental collected by the Landlord with respect to the Building, or on Landlord’s business of leasing the Building, but excluding federal and state or local taxes on income. If at any time during the Lease Term a tax, license fee
or excise on rents or other tax, however described, is levied or assessed against Landlord on account of the rent expressly reserved hereunder, as a substitute in whole or in part for taxes levied or assessed on land and buildings or on land or
buildings, such tax or excise on rents or other tax shall be included within the definition of Operating Expenses, but only to the extent of the amount thereof which is lawfully levied, assessed or imposed as a direct result of Landlord’s
ownership of this Lease or of the rentals accruing under this Lease; 
 4.2.6.11 The cost of maintaining any public transit system,
vanpool, or other public or semi-public transportation imposed upon Landlord’s ownership and operation of the Building; 

4.2.6.12 Cost of all accounting and other professional fees incurred in connection with the operation of the Property and/or the
Building; 
 4.2.6.13 A management fee, not to exceed current market rates or 5% of gross rents, which may be payable to the
Landlord (or an affiliate of Landlord); and 
 4.2.6.14 Cost of replacing lamps, bulbs, starters and ballasts used in the Building,
other than those for which the cost is billed directly to a tenant. 
 Notwithstanding anything above to the contrary, Operating Expenses shall not include
the following items: expenses for which the Landlord is reimbursed or indemnified (either by an insurer, condemnor, tenant or otherwise) or that Tenant pays directly; marketing costs or other expenses incurred in leasing or procuring tenants or
prospective tenants (including, without limitation, lease commissions, legal expenses, and expenses of renovating space for tenants); legal expenses arising out of disputes with tenants or the enforcement of the provisions of any lease of space in
the Building or other tenant disputes; interest or amortization payments on or other expenses relating to any mortgage or mortgages, and rental under any ground or underlying lease or leases or costs of any underlying easements; costs of any work or
service performed for or facilities furnished to a tenant at the tenant’s cost; the cost of correcting defects (latent or otherwise) in the construction of the Building, except those conditions (not occasioned by construction defects) resulting
from wear and tear shall not be deemed defects; and costs of capital improvements, replacements, or equipment or any depreciation and amortization thereof (except as provided in Section 4.2.6.8 above); reserves; costs of entertainment,
dining, automobiles, travel or training for Landlord’s employees; costs of any disputes between Landlord and its employees or management company; the initial cost of installing any special amenities, such as a child or daycare, conference
facilities, or a fitness center or other athletic or recreation club and all costs of operating and maintaining any such amenity if revenue is collected with respect to such amenity; costs relating to the initial design, development, permitting or
construction of the Building, including but not limited to costs of any mitigation or impact fees or subsidies imposed or incurred as a condition of the development or construction of the Building; the cost of initial cleaning and rubbish removal
from the Building; the initial cost of any landscaping; costs of building or construction permits; costs of purchasing any F.A.R. bonuses; replacement or repair of any item covered by warranty; any real estate brokerage commissions or other costs
incurred in selling or financing the Building or the Property or any interest in Landlord; costs incurred due to the violation by Landlord or any tenant of the terms and conditions of any lease of space in the Building or any law, code, regulation,
or ordinance; compensation paid to clerks, attendants or other persons in commercial concessions operated by or on behalf of Landlord (excluding parking garage); costs incurred to comply with disability, life, seismic, fire and safety codes,
ordinances, statutes, or other laws applicable to the Property in its condition existing as of the date hereof or any penalties or damages incurred due to non-compliance; any costs expressly excluded from Operating Expenses elsewhere in this Lease;
rentals and other related expenses for leasing an HVAC 

  
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system, elevators, or other items which if purchased, rather than rented, would constitute a capital improvement excluded from Operating Expenses; costs incurred to remove, remedy, contain, or
treat any Hazardous Substance (as defined in Article 20), except for those Hazardous Substances used in the operation of the Building and used in compliance with all applicable laws; costs of repair of casualty damage or for restoration following
condemnation, except for a deductible or self-insurance retention not to exceed $10,000 per year; wages, bonuses and other compensation or benefits paid to executive employees; costs of any work or services relating to any property other than the
Building; any cost representing an amount paid to a person, firm, corporation or other entity related to Landlord to the extent in excess of the amount which would have been paid for comparable services from comparably qualified providers in the
absence of such relationship; any cost (including rent) associated with operating a property management office except for the reasonable amount thereof that is proportionate to the services performed at such office pertaining to the Building;
interest, penalties, late fees or charges incurred by Landlord due to late payment of expenses or taxes; costs of acquiring or leasing sculptures, paintings and other works of art; taxes on Landlord’s business (such as income, excess profits,
franchise, capital stock, estate or inheritance); charitable or political contributions; costs incurred (capital or otherwise) in order for the Building, or any portion thereof, to apply for, obtain or maintain a certification pursuant to the United
States Green Building Council’s Leadership in Energy and Environmental Design rating system, or other applicable certification agency, in connection with Landlord’s sustainability practices for the Building and all costs of maintaining,
managing, reporting and commissioning the Building or any part thereof that was designed and/or built to be sustainable and conform with the LEED rating system (or other applicable certification standard); and surcharges or other costs to purchase
“green” or other renewable energy unless mandated by law. 
 Landlord and Tenant shall each from time to time upon request of the other sign a
written memorandum confirming the amount of the Additional Rent as adjusted from time to time hereunder. In computing Operating Expenses for any period (including, without limitation, the Base Operating Expenses), if less than one hundred percent
(100%) of the rentable area of the Building are occupied by tenants during such period, the amount of Operating Expenses will be deemed to be increased to an amount equal to the like Operating Expenses which would have been incurred in
Landlord’s reasonable judgment had such occupancy been one hundred percent (100%) of the rentable area of the Building during such period. 

4.2.7 Tenant shall have the right, upon fulfillment of the conditions set forth below, to conduct one (1) audit of the
Landlord’s books and records covering the Operating Expenses for a particular calendar year to verify the accuracy of the Landlord’s determination of the Operating Expenses for such period. The conditions which must be met before Tenant
shall have the right to audit the books and records of a particular calendar year are as follows: 
 4.2.7.1 Tenant must provide
Landlord not less than thirty (30) days’ prior written notice of the Tenant’s election to audit (the “Tenant’s Notice of Audit”), together with the information concerning the auditor as outlined in
subsection 4.2.7.4 below, which Tenant’s Notice of Audit and information must be delivered to Landlord within ninety (90) days after Tenant’s receipt of the Landlord’s statement of actual Operating Expenses for a
particular calendar year. 
 4.2.7.2 Tenant’s audit must be undertaken and completed by Tenant or its agents at reasonable
times during Landlord’s normal business hours at the place where the Landlord’s records are kept in Seattle. Said audit must be completed within sixty (60) days of Tenant’s, Notice of Audit for a particular calendar year. 

4.2.7.3 Tenant shall not entitled to conduct an audit if Tenant is in default after receipt of notice and expiration of any applicable
cure period under this Lease at the time Tenant gives its Tenant’s Notice of Audit or at the time the Tenant or its agent undertakes the audit. 

4.2.7.4 At the time the Tenant delivers its Tenant’s Notice of Audit to Landlord, the Tenant shall also provide evidence
reasonably acceptable to the Landlord that the audit will be a “fair and 

  
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true audit.” For the purposes hereof, the term “fair and true audit’ shall mean that the review of the subject books and records shall be
undertaken and completed by the Tenant, its officers or employees, or by an independent accounting firm being paid on an hourly basis and that in no event will the party auditing the books (or that party’s employer or principal) directly or
indirectly base the compensation or fees for such audit work upon a percentage of the savings found or the return due the Tenant by reason of that audit. 

4.2.7.5 The Tenant’s rights to audit the Landlord’s books and records shall be strictly limited to the right set forth above
and the Tenant shall have no right to audit any of the Landlord’s books or records for any calendar year before or after the Lease Term or for any calendar year other than the immediately preceding calendar year as set forth above. All costs
and expenses of the audit shall be borne solely by the Tenant. 
 4.2.7.6 A true and correct copy of the audit shall be delivered to
the Landlord within fifteen (15) days of the completion of such audit if Tenant requests a credit for overpayment, Any overpayment shown by such audit shall be subject to the Landlord’s prompt verification and, upon such verification,
shall be given to the Tenant as a credit against Tenant’s payment of Rent next falling due or, if after the expiration of the Term, shall be paid directly to Tenant. If Landlord and Tenant do not agree on the amount of any overpayment, the
parties shall work in good faith to resolve the matter but if despite such negotiations cannot agree then they shall appoint an independent third party auditor to resolve the matter and such determination shall be final and binding on both parties.

 Section 4.3 Rent. The terms “Rent” and “Rental” as used in this Lease
shall mean all amounts to be paid hereunder by Tenant whether those sums are designated as Basic Rent or Additional Rent and as adjusted by the terms of this Lease. Failure by Tenant to pay any sum of Rent due under this Article 4 shall
entitle Landlord to pursue any or all remedies specified in this Lease as well as remedies specified in RCW Chapter 59.12 or otherwise allowed by law. 

Section 4.4 Place of Payment. All Rent shall be paid to the Landlord on or before the first day of each calendar month at the
address to which notices to Landlord are to be given. All Rental payments to be made hereunder, whether Basic Rent, or Additional Rent or otherwise, are to be made without deduction, setoff, prior notice or demand by Landlord, except as otherwise
provided herein. 
 ARTICLE 5. SECURITY DEPOSIT AND PREPAID RENT 

Section 5.1 Security Deposit. Contemporaneously with Tenant’s execution of this Lease, Tenant shall pay to Landlord the
sum set forth as the Security Deposit in the Lease Summary as security for the full and faithful performance of every provision of this Lease to be performed by Tenant. If Tenant defaults with respect to any provision of this Lease, including but
not limited to the provisions relating to the payment of Rent, the repair of damage to the Premises caused by Tenant and/or cleaning the Premises upon termination of this Lease, Landlord may use, apply or retain all or any part of this Security
Deposit for the payment of any Rent or any other sum in default, the repair of such damage to the Premises, the cost of cleaning or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of Tenant’s
default or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant’s default to the full extent permitted by law. If any portion of said Security Deposit is so used or applied, Tenant shall, within ten
(10) days after written demand therefore, deposit cash with Landlord in an amount sufficient to restore the Security Deposit to its original amount and Tenant’s failure to do so shall be a material breach of this Lease. Landlord shall not
be required to keep Tenant’s Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security Deposit. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by
it, the Security Deposit or any balance thereof shall be returned to Tenant (or, at Landlord’s option, to the last assignee of Tenant’s interest hereunder) within ten (10) days after the expiration of the Lease Term. Tenant may elect
to provide the Security Deposit in the form of an irrevocable standby letter of credit in favor of Landlord and which is in form approved by Landlord, which letter of credit shall renew automatically throughout the Term of the Lease unless Tenant
elects to replace the letter of credit with a cash security deposit. 
 Section 5.2 Prepaid Rent. Intentionally Deleted. 

  
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 ARTICLE 6. TAXES 

Section 6.1 Personal Property Taxes. Tenant shall pay before delinquency all license fees, public charges, property taxes and
assessments on the furniture, fixtures, equipment and other property of or being used by Tenant at any time situated on or installed in the Premises. 

Section 6.2 Business Taxes. Tenant shall pay before delinquency all taxes and assessments or license fees levied, assessed or
imposed by law or ordinance, by reason of the use of the Premises for the specific purposes set forth in this Lease. 
 ARTICLE 7.
MAINTENANCE, REPAIRS AND ALTERATIONS 
 Section 7.1 Landlord’s and Tenant’s Improvements. Landlord will
improve the Premises for Tenant’s use and occupancy in accordance with Exhibit C attached hereto. 
 Section 7.2
Services to Be Furnished by Landlord. Subject to reimbursement pursuant to Section 4.2 above, Landlord shall provide the following services during standard hours of operation of the Building. These standard hours of operation
are 7:00 a.m. to 6:00 p.m., Monday through Friday (except as provided below). Landlord will also provide central heat and air conditioning from 7:00 a.m. to 12:00 noon on Saturdays. 

7.2.1 Public utilities shall be caused to furnish the Premises with electricity and water (hot and cold, with Landlord providing any
necessary equipment for heating water) utilized in operating any and all facilities serving the Premises at all times (i.e., not limited to standard hours of operation); 

7.2.2 Central heat and air conditioning in season, at such times as Landlord normally furnishes these services to other tenants in the
Building and at temperatures and in amounts as are reasonably considered by Landlord to be standard, but this service at times during the weekdays at other than standard hours of operation for the Building, on Saturday afternoons, Sundays and
holidays shall be furnished only upon request of Tenant, who shall pay for such overtime HVAC service at a rate of $55.00 per hour. All payments for such overtime HVAC service shall be due at the same time as the next installment of Basic Rent after
receipt of an invoice for such amount, or if billed separately, shall be due within thirty (30) days after Tenant’s receipt of Landlord’s invoice; 

7.2.3 Routine maintenance, painting and electric lighting service for all Common Areas and special service areas of the Building in the
manner and to the extent deemed by Landlord to be standard and consistent with the operation and maintenance of the Building as a first-class office building in Seattle, Washington; 

7.2.4 Janitorial service on a five (5) day week basis, excluding Fridays, Saturdays, and legal holidays; 

7.2.5 Electrical facilities to provide sufficient power for typewriters, servers, copiers, fax machines, lighting, personal computers
and other office machines of similar electrical consumption, but not including electricity required for electronic data processing equipment, special lighting in excess of building standard, and any other item of electrical equipment which (itself)
consumes more than .5 kilowatts per hour at rated capacity or requires a voltage other than 120 volts single phase per square foot. If any electrical 

  
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equipment installed in the Premises requires air conditioning capacity above that provided by the building standard system, then the additional air conditioning installation and corresponding
operating costs will be the separate obligation of the Tenant; 
 In the event Tenant desires any of the aforementioned services in amounts in excess of
those specified above, Landlord shall provide these additional services and Tenant shall pay Landlord as Additional Rent hereunder the cost of providing these additional services. Failure by Landlord to any extent to furnish any of the above
services, or any cessation thereof, resulting from causes beyond the control of Landlord, shall not render Landlord liable in any respect for damages to either person or property, nor shall that event be construed as an eviction of Tenant, nor
result in an abatement of Rent, nor relieve Tenant from any of Tenant’s obligations hereunder (including, but not limited to, the payment of Rent). Should any of the equipment or machinery utilized in supplying the services listed herein for
any cause cease to function properly, Landlord shall use commercially reasonable diligence to repair that equipment or machinery promptly, but Tenant shall have no right to terminate this Lease, and shall have no claim for a reduction, abatement or
rebate of Rent or damages on account of any interruption in service occasioned thereby or resulting therefrom. 
 Section 7.3
Tenant’s Maintenance and Repairs. Tenant shall be obligated to maintain and to make all repairs, replacements or additions of any kind whatsoever to all personal property located within the Premises and to all trade fixtures, and
furnishings located within the Premises. Tenant also shall be responsible for maintaining and replacing all specialty lamps, bulbs, starters and ballasts. 

Section 7.4 Tenant’s Alterations. Subject to Landlord’s prior written approval, Tenant may make, at its expense,
additional improvements or alterations to the Premises which it may deem necessary or desirable. Landlord’s approval to any improvements or alterations may be withheld in Landlord’s sole discretion if such improvements or alterations
require any other alteration, addition, or improvement to be performed or made to any portion of the Building other than the Premises or any non-leased portion of the Building (e.g., risers, plenum or utility closets) but shall otherwise not be
unreasonably withheld, conditioned or delayed. Any repairs or new construction by Tenant shall be done in compliance with all applicable laws, rules, and regulations (including, without limitation, the Americans with Disabilities Act of 1990 (the
“ADA”) and in conformity with plans and specifications reasonably approved by Landlord and shall be performed by a licensed contractor reasonably approved by Landlord; provided, however, Landlord’s consent to any
alterations or improvements, or Landlord’s approval of plans and specifications for such alterations or improvements shall create no responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance
with all laws, rules, and regulations (including, without limitation, the ADA). All work performed shall be done in a workmanlike manner and with materials of the quality and appearance as exist throughout the Premises. Landlord may require Tenant
to remove and restore any improvements or alterations on the termination of this Lease in accordance with Section 13.2 below provided Landlord has notified Tenant in writing of same at the time of Landlord’s approval. However, in no
event shall Tenant be required to remove or restore any of the Tenant Improvements performed pursuant to Exhibit C. 
 Section 7.5
Liens. Tenant shall keep the Premises and the Building free from any liens arising out of any work performed, material furnished, or obligations incurred by Tenant. If Tenant disputes the correctness or validity of any claim of lien, Tenant
shall, within thirty (30) days after written request by Landlord, post or provide security in a form and amount acceptable to Landlord to insure that title to the Property remains free from the lien claimed. Landlord hereby agrees to
subordinate its lien rights under RCW 60.72 to the lien of Tenant’s commercial lender(s) and will execute a commercially reasonable form of agreement confirming this subordination recognizing the rights of Tenant’s lender and the interests
of Landlord. 

  
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 ARTICLE 8. INSURANCE 

Section 8.1 Use; Rate. Tenant shall not do anything in or about the Premises which will in any way tend to increase insurance
rates paid by Landlord on policies of liability or casualty insurance maintained with respect to the Building and/or Property. In no event shall Tenant carry on any activities which would invalidate any insurance coverage maintained by Landlord.

 Section 8.2 Liability Insurance. Tenant shall during the Lease Term, at its sole expense, maintain in full force a
policy or policies of commercial general liability insurance issued by one or more insurance carriers, insuring against liability for injury to or death of persons and loss of or damage to property occurring in or on the Premises and any portion of
the Common Area which is subject to Tenant’s exclusive control. Said liability insurance shall be in an amount not less than Two Million Dollars ($2,000,000.00) combined single limit for bodily and personal injury and property damage per
occurrence and not less than Five Million Dollars ($5,000,000.00) in the aggregate. 
 Section 8.3 Worker’s Compensation
Insurance. Tenant shall at all times maintain Worker’s Compensation Insurance in compliance with Washington law. 

Section 8.4 Property Insurance. Tenant shall pay for and maintain in full force and effect during the term of this lease a
property insurance policy or policies with responsible insurers which provide all risk coverage on all stock in trade, trade fixtures, equipment, and other personal property located in the premises and used by tenant in connection with its business.
Such insurance shall provide coverage in an amount not less than one hundred percent of replacement value. 
 Section 8.5 Compliance
With Regulations. Landlord shall, at its own expense, deliver the Premises to Tenant in compliance with all requirements, including installation of fire extinguishers, or automatic dry chemical extinguishing systems, required by insurance
underwriters or any governmental authority having jurisdiction thereover, necessary for the maintenance of reasonable fire and extended insurance for the Premises and/or Building. 

Section 8.6 Landlord Insurance and Waiver of Subrogation.

8.6.1 At all times during the term of this lease Landlord shall maintain a property insurance policy or policies with responsible
insurers covering the Premises (including without limitation the Tenant Improvements) and the Building which provide all risk coverage including an endorsement for sprinkler leakage, and ordinance and law requirements after a casualty. Such
insurance shall provide coverage in an amount not less than 100% of replacement value of the Building. Proceeds of such insurance shall be used by Landlord to repair or replace the damaged portion of the Building and/or Premises to the extent
required under this Lease. 
 8.6.2 Landlord and Tenant release and relieve the other and waive their entire right of recovery for
loss or damage to property located within or constituting a part or all of the Building to the extent that the loss or damage either (a) is actually covered by the injured party’s property insurance, or (b) would have been covered by
the property insurance the injured party is required to carry under this Article 8. This waiver applies regardless of the cause or origin of the claim including without limitation loss due to the negligent acts or omissions of Landlord or
Tenant, or their respective officers, directors, employees, agents, contractors, or invitees. Each of Landlord and Tenant shall have their respective property insurers endorse the applicable insurance policies to reflect the foregoing waiver of
claims, provided however, that the endorsement shall not be required if the applicable policy of insurance permits the named insured to waive rights of subrogation on a blanket basis, in which case the blanket waiver shall be acceptable. 

  
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 Section 8.7 General Requirements.

8.7.1 All policies of insurance required to be carried hereunder by Tenant shall be written by companies licensed to do business in
Washington and which have A.M. Best rating of not less than A-A/11 or better in the ‘Best’s Key Rating Guide”. Tenant shall, when requested by Landlord, furnish Landlord with a certificate evidencing insurance required to be
maintained by Tenant pursuant to this Article 8 and shall satisfy Landlord that each such policy is in full force and effect, 

8.7.2 The commercial general liability insurance required to be carried under Section 8.2 above shall be primary and
non-contributing with the insurance carried by Landlord. 
 8.7.3 Each policy required under Section 8.2 shall expressly
include as additionally insured thereunder, the Landlord, Landlord’s property manager, and any person or firm designated by the Landlord and having an insurable interest thereunder, hereinafter called “Additional Insured,” as their
respective interests may appear. 
 8.7.4 All insurance policies maintained by Tenant shall not be subject to cancellation in
coverage except upon at least thirty (30) days’ prior written notice to Landlord from Tenant. Commercially standard certificates of insurance evidencing such policies shall be deposited with Landlord on the Lease Commencement Date and not
less than ten (10) days prior to the expiration of the term of such coverage. 
 8.7.5 If the Tenant fails to procure and
maintain insurance as required by this Article 8, the Landlord may obtain such insurance and keep it in effect, and the Tenant shall pay to Landlord the premium cost thereof, upon demand and as Additional Rent, with interest as provided in
Section 21.7 below from the date of payment by the Landlord to the date of repayment by the Tenant. 
 8.7.6 The limits of any
insurance maintained by Tenant pursuant to this Article 8 shall in no way limit the liability of Tenant under this Lease. 

Section 8.8 Blanket Insurance. The Tenant may fulfill its insurance obligations hereunder by maintaining a so-called
“blanket” policy or policies of insurance in a form that provides by specific endorsement coverage not less than that which is required hereunder for the particular property or interest referred to herein; provided, however, that the
coverage required by this Article 8 will not be reduced or diminished by reason of use of such blanket policy of insurance. 

ARTICLE 9. DESTRUCTION AND CONDEMNATION 

Section 9.1 Total or Partial Destruction.

9.1.1 In the event the Building and/or the Premises is damaged by fire or other perils covered by Landlord’s insurance, Landlord
shall: 
 9.1.1.1 In the event of total destruction, at Landlord’s option, as soon as reasonably possible thereafter, commence
repair, reconstruction and restoration of the Building and/or the Premises and prosecute the same diligently to completion, in which event this Lease shall remain in full force and effect; or within sixty (60) days after the discovery of such
damage, elect not to so repair, reconstruct or restore the Building and/or the Premises, in which event this Lease shall terminate. In either event, Landlord shall give Tenant written notice of its intention within said sixty (60) day period.
In the event Landlord elects not to restore the building, and/or the Premises, this Lease shall be deemed to have terminated as of the date of the discovery of such total destruction. 

  
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 9.1.1.2 In the event of partial destruction of the Building and/or the Premises, to an
extent not exceeding twenty-five percent (25%) of the full insurable value thereof, and if the damage thereto is such that the Building and/or the Premises may be repaired, reconstructed or restored within a period of ninety (90) days from
the date of the discovery of such casualty, and if Landlord will receive insurance proceeds sufficient to cover the cost of such repairs, then Landlord shall commence and proceed diligently with the work of repair, reconstruction and restoration and
this Lease shall continue in full force and effect. If such work of repair, reconstruction and restoration shall require a period longer than ninety (90) days or exceeds twenty-five percent (25%) of the full insurable value thereof, or if
said insurance proceeds will not be sufficient to cover the cost of such repairs, then Landlord may elect to so repair, reconstruct or restore and the Lease shall continue in full force and effect, or Landlord may elect not to repair, reconstruct or
restore and the Lease shall then terminate. Under any of the conditions of this Section 9.1.1.2, Landlord shall give written notice to Tenant of its intention within sixty (60) days after Landlord’s discovery of such partial
destruction. In the event Landlord elects not to restore the Building and/or the Premises, this Lease shall be deemed to have terminated as of the date possession of the Premises is surrendered to Landlord. 

9.1.2 Upon any termination of this Lease under any of the provisions of this Section 9.1, the parties shall be released
without further obligation to the other from the date possession of the Premises is surrendered to Landlord except for items which have therefore accrued and are then unpaid. 

9.1.3 In the event of any casualty to or destruction of the Premises or Building, the rental payable under this Lease shall be abated
proportionately with the degree to which Tenant’s use of the Premises is impaired due to such casualty or destruction commencing as of the date of such casualty or destruction and ending upon its repair. Tenant shall not be entitled to any
compensation or damages for loss in the use of the whole or any part of the Premises and/or any inconvenience or annoyance occasioned by such damage, repair, reconstruction or restoration. Tenant shall not be released from any of its obligations
under this Lease except to the extent and upon the conditions expressly stated in this Section 9.1, Notwithstanding anything to the contrary contained in this Section 9.1, if Landlord is delayed or prevented from repairing or
restoring the damaged Premises within one (1) year after the discovery of such damage or destruction by reason of acts of God, war, governmental restrictions, inability to procure the necessary labor or materials, or other cause beyond the
control of Landlord, Landlord, at its option, may terminate this Lease, whereupon Landlord shall be relieved of its obligation to make such repairs or restoration and Tenant shall be released from its obligations under this Lease as of the end of
said one year period. 
 9.1.4 If damage is due to any cause other than fire or other peril covered by extended coverage insurance
(or that would have been covered by such insurance had Landlord carried such insurance), Landlord may elect to terminate this Lease. 

9.1.5 If Landlord is obligated to or elects to repair or restore as herein provided, Landlord shall be obligated to make repair or
restoration only of those portions of the Building and the Premises which were originally provided at Landlord’s expense, and the repair and restoration of items not provided at Landlord’s expense shall be the obligation of Tenant. 

9.1.6 Notwithstanding anything to the contrary contained in this Section 9.1, Landlord shall not have any obligation
whatsoever to repair, reconstruct or restore the Premises when the damage resulting from any casualty covered under this Section 9.1 is discovered during the last twelve (12) months of the Term of this Lease or any extension hereof.

 9.1.7 Landlord and Tenant hereby waive the provisions of any statutes or court decisions which relate to the abatement or
termination of leases when leased property is damaged or destroyed and agree that such event shall be exclusively governed by the terms of this Lease. 

Section 9.2 Condemnation. If the whole of the Building or the Premises, or such portion thereof as shall be required for its
reasonable use, shall be taken by virtue of any condemnation or eminent domain 

  
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proceeding, this Lease shall automatically terminate as of the date of the condemnation, or as of the date possession is taken by the condemning authority, whichever is later. Current Rent shall
be apportioned as of the date of the termination. In case of a taking of a part of the Premises or a part of the Building not required for the reasonable use of the Premises, then this Lease shall continue in full force and effect and the Rental
shall be equitably reduced based upon the proportion by which the Rentable Area of the Premises is reduced. This Rent reduction shall be effective on the date of the partial taking. No award, settlement in lieu of an award, or any partial or entire
taking shall be apportioned, and Tenant hereby assigns to Landlord any award or settlement in lieu of an award which may be made in the taking or condemnation proceeding, together with any and all rights of Tenant now or hereafter arising in or to
the same or any part thereof; provided that nothing herein shall prevent Tenant from making a separate claim against the condemning authority for the taking of Tenant’s personal property and/or moving costs so long as such claim in no way
affects the award to be received by Landlord. 
 Section 9.3 Sale Under Threat of Condemnation. A sale by Landlord to any
authority having the power of eminent domain, either under threat of condemnation or while condemnation proceedings are pending, shall be deemed to be a taking under the power of eminent domain for all purposes under this Article 9. 

ARTICLE 10. INDEMNITY AND WAIVER 

Section 10.1 Indemnity.

10.1.1 Tenant, as a material part of the consideration to be rendered to Landlord, and subject to subsection 10.1.2 below,
hereby agrees to defend, indemnify, and hold Landlord harmless against any and all claims, costs, and liabilities, including reasonable attorneys’ fees and costs (including costs and fees associated with any lawsuit or appeal), arising by
reason of any injury or claim of injury to person or property, of any nature and howsoever caused, arising out of the use, occupation and/or control of the Premises, or from any breach of the terms of this Lease, or any violation of any governmental
or insurance requirements by Tenant, its sublessees, assignees, invitees, agents, employees, contractors, or licensees, except and to the extent as may arise out of the willful or negligent acts of Landlord or Landlord’s agents, employees or
contractors. 
 10.1.2 In the event of concurrent negligence of Tenant, its sublessees, assignees, invitees, agents, employees,
contractors, or licensees on the one hand, and that of Landlord, its agents, employees, or contractors on the other hand, which concurrent negligence results in injury or damage to persons or property of any nature and howsoever caused, and relates
to the construction, alteration, repair, addition to, subtraction from, improvement to or maintenance of the Premises, Common Areas, or Building, Tenant’s obligation to indemnify Landlord as set forth in this Section 10.1 shall be
limited to the extent of Tenant’s negligence, and that of Tenant’s sublessees, assignees, invitees, agents, employees, contractors or licensees, including Tenant’s proportional share of costs, attorneys’ fees and expenses
incurred in connection with any claim, action or proceeding brought with respect to such injury or damage. 
 10.1.3 TENANT AGREES
THAT IT WILL NOT ASSERT ITS INDUSTRIAL INSURANCE IMMUNITY IF SUCH ASSERTION WOULD BE INCONSISTENT WITH LANDLORD’S RIGHT TO INDEMNIFICATION FROM TENANT PURSUANT TO THIS SECTION 10.1. THE PARTIES AGREE THAT THIS PROVISION WAS MUTUALLY
NEGOTIATED, AND TO EVIDENCE THE SAME, EACH PARTY HAS INITIALED THIS PAGE IN THE FOLLOWING SPACE : 
  

									
					 /s/ B.B.
				 /s/ Wayne Burns

					Landlord				Tenant

 Section 10.2 Waiver. All property kept, stored or maintained on the Premises shall be so
kept, stored or maintained at the sole risk of Tenant. Except in the case of Landlord’s negligence or willful 

  
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misconduct, Landlord shall not be liable, and Tenant waives all claims against Landlord, for damages to persons or property sustained by Tenant or by any other person or firm resulting from the
Building or by reason of the Premises or any equipment located therein becoming out of repair, or through the acts or omissions of any persons present in the Building (including the Common Areas) or renting or occupying any part of the Building
(including the Common Areas), or for loss or damage resulting to Tenant or its property from burst, stopped or leaking sewers, pipes, conduits, or plumbing fixtures, or for interruption of any utility services, or from any failure of or defect in
any electric line, circuit, or facility, or any other type of improvement or service on or furnished to the Premises or the Common Areas or resulting from any accident in, on, or about the Premises or the Common Areas. 

ARTICLE 11. DELAYS 

Section 11.1 Delays. If either party is delayed in the performance of any covenant of this Lease because of any of the
following causes (referred to elsewhere in this Lease as a “Delaying Cause”): acts of the other party, action of the elements, war, riot, labor disputes, inability to procure or general shortage of labor or materials in the
normal channels of trade, delay in transportation, delay in inspections, or any other cause beyond the reasonable control of the party so obligated, whether similar or dissimilar to the foregoing, financial inability excepted, then that performance
shall be excused for the period of the delay but shall in no way affect Tenant’s obligation to pay Rent or the length of the Lease Term. 

ARTICLE 12. ASSIGNMENT, SUBLEASE AND SUCCESSION 

Section 12.1 Consent Required. Tenant shall not voluntarily or by operation of law, (1) mortgage, pledge, hypothecate or
encumber this Lease or any interest herein or (2) assign or transfer this Lease or any interest herein, sublease the Premises or any part thereof, or any right or privilege appurtenant thereto, or allow any other person (the employees and
invitees of Tenant excepted) to occupy or use the Premises, or any portion thereof, without first obtaining the written consent of Landlord, which consent shall not be unreasonably withheld, conditioned, or delayed as set forth below in this
Section 12, provided that (i) Tenant is not then in default under this Lease applicable notice and cure periods. A transfer of greater than a fifty percent (50%) interest (whether stock, partnership interest, membership
interest or otherwise) of Tenant, either in one (1) transaction or a series of transactions shall be deemed to be an assignment under this Lease. When Tenant requests Landlord’s consent to such assignment or subletting, it shall notify
Landlord in writing of the name and address of the proposed assignee or subtenant and the nature and character of the business of the proposed assignee or subtenant and shall provide current and prior financial statements for the proposed assignee
or subtenant, which financial statements shall be audited to the extent available. Tenant shall also provide Landlord with a copy of the proposed sublease or assignment agreement, including all material terms and conditions thereof. Landlord shall
have the option, to be exercised within fifteen (15) days of receipt of the foregoing, to (1) terminate this Lease as of the commencement date stated in the proposed sublease or assignment, (2) sublease or take an assignment, as the
case may be, from Tenant of the interest, or any portion thereof, in this Lease and/or the Premises that Tenant proposes to assign or sublease, on the same terms and conditions as stated in the proposed sublet or assignment agreement,
(3) consent to the proposed assignment or sublease, or (4) refuse its consent to the proposed assignment or sublease, providing that such consent shall not be unreasonably withheld, conditioned, or delayed so long as Tenant is not then in
default under this Lease beyond applicable notice and cure periods. In the event Landlord elects to terminate this Lease or sublease or take an assignment from Tenant of the interest, or portion thereof, in the Lease and/or the Premises that Tenant
proposes to assign or sublease as provided in the foregoing clauses (1) and (2), respectively, then Landlord shall have the additional right to negotiate directly with Tenant’s proposed assignee or subtenant and to enter into a direct
lease or occupancy agreement with such party on such terms as shall be acceptable to Landlord in its sole and absolute discretion, and Tenant hereby waives any claims against Landlord related thereto, including, without limitation, any claims for
any compensation or profit related to such lease or occupancy agreement. 

  
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 Section 12.2 Landlord’s Consent. Without otherwise limiting the criteria
upon which Landlord may withhold its consent, Landlord shall be entitled to consider all reasonable criteria including, but not limited to, the following: (1) whether or not the proposed subtenant or assignee is engaged in a business which, and
the use of the Premises will be in an manner which, is in keeping with the then character and nature of all other tenancies in the Building, (2) whether the use to be made of the Premises by the proposed subtenant or assignee will conflict with
any so-called “exclusive” use then in favor of any other tenant of the Building, and whether such use would be prohibited by any other portion of this Lease, including, but not limited to, any rules and regulations then in effect, or under
applicable laws, and whether such use imposes a greater load upon the Premises and the Building services then imposed by Tenant, (3) [not used]; and (4) the creditworthiness and financial stability of the proposed assignee or subtenant in
light of the responsibilities involved. In any event, Landlord may withhold its consent to any assignment or sublease, if (i) the actual use proposed to be conducted in the Premises or portion thereof conflicts with the provisions of
Section 2.1 above or with any other lease which restricts the use to which any space in the Building may be put, (ii) [not used]; (iii) the portion of the Premises proposed to be sublet is irregular in shape and/or does not
permit safe or otherwise appropriate means of ingress and egress, or does not comply with governmental safety and other codes. 

Section 12.3 Permitted Transfers. Without Landlord’s consent, but on written notice to Landlord accompanied by financial
information reasonably acceptable to Landlord demonstrating that the net worth and liquidity of the assignee equals or exceeds Tenant’s then net worth and liquidity: 

12.3.1 This Lease may be assigned in its entirety (whether by operation of law or otherwise) or all or any part of the Premises may be
sublet at any time, to any of the following “Permitted Transferees”: 
 (i) to a subsidiary of Tenant, to
the entity with which or into which Tenant may merge, whether or not Tenant is the survivor of such merger, to any affiliate of Tenant, to an entity that is controlled by, controls or is under common control with Tenant (or a valid assignee of this
Lease); or 
 (ii) to the purchaser of the operating division of Tenant using the Premises; 

or 
 12.3.2 One or more parts of the
Premises may be used or occupied by a party or parties in connection with the transaction of business with Tenant or an entity that controls, is controlled by or is under common control with Tenant (or a valid assignee of Tenant). 

Section 12.4 General Conditions.

12.4.1 Notwithstanding any assignment or subletting, Tenant and any guarantor or surety of Tenant’s obligations under this Lease
shall at all times remain fully and primarily responsible and liable for the payment of the Rent and for compliance with all of Tenant’s other obligations under this Lease (regardless of whether Landlord’s approval has been obtained for
any such assignment or subletting). 
 12.4.2 Tenant shall pay Landlord’s reasonable fees (including, without limitation, the
fees of Landlord’s counsel), incurred in connection with Landlord’s review and processing of documents regarding any proposed assignment or sublease, not to exceed $1,500. 

12.4.3 Notwithstanding anything in this Lease to the contrary, in the event Landlord consents to an assignment or subletting by Tenant
in accordance with the terms of this Section 12, Tenant’s assignee or subtenant shall have no right to further assign this Lease or any interest therein or thereunder or to further sublease all or any portion of the Premises without
obtaining Landlord’s prior written consent, which shall not be unreasonably withheld, conditioned or delayed according to the same terms and conditions set forth above. 

  
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 12.4.4 If this Lease is assigned, whether or not in violation of the provisions of this
Lease, Landlord may collect Rent from the assignee. If the Premises or any part thereof is sublet or used or occupied by anyone other than Tenant, whether or not in violation of this Lease, Landlord may, after a default by Tenant, collect Rent from
the subtenant or occupant. In either event, Landlord may apply the net amount collected to Rent, but no such assignment, subletting, occupancy or collection shall be deemed a waiver of any of the provisions of this Section 12, or the
acceptance of the assignee, subtenant or occupant as tenant, or a release of Tenant from the further performance by Tenant of Tenant’s obligations under this Lease. The consent by Landlord to an assignment, mortgaging, pledging, encumbering,
transfer, use, occupancy or subletting pursuant to any provision of this Lease shall not, except as otherwise provided herein, in any way be considered to relieve Tenant from obtaining the express consent of Landlord to any other or further
assignment, mortgaging, pledging, encumbering, transfer, use, occupancy or subletting. References in this Lease to use or occupancy by anyone other than Tenant shall not be construed as limited to subtenants and those claiming under or through
subtenants but as including also licensees or others claiming under or through Tenant, immediately or remotely. The listing of any name other than that of Tenant on any door of the Premises or on any directory or in any elevator in the Building, or
otherwise, shall not, except as otherwise provided herein, operate to vest in the person so named any right or interest in this Lease or in the Premises, or be deemed to constitute, or serve as a substitute for, or any waiver of, any prior consent
of Landlord required under this Section 12. 
 12.4.5 Each subletting and/or assignment pursuant to this
Section 12 shall be subject to all of the covenants, agreements, terms, provision and conditions contained in this Lease and each of the covenants, agreements, terms, provisions and conditions of this Lease shall be automatically
incorporated therein to the extent applicable (e.g., certain rent provisions may not be applicable to a sublease). If Landlord shall consent to, or reasonably withhold its consent to, any proposed assignment or sublease, Tenant shall indemnify,
defend and hold harmless Landlord against and from any and all loss, liability, damages, costs and expenses (including reasonable counsel fees) resulting from any claims that may be made against Landlord by the proposed assignee or sublessee or by
any brokers or other persons claiming a commission or similar in connection with the proposed assignment or sublease. 
 ARTICLE 13.
SURRENDER OF POSSESSION 
 Section 13.1 Surrender. At the expiration of the Lease created hereunder, whether by lapse
of time or otherwise, Tenant shall surrender the Premises to Landlord. 
 Section 13.2 Condition at Time of
Surrender. Furnishings, trade fixtures and equipment including but not limited to voice and data cabling, telecommunications equipment installed by Tenant shall be the property of Tenant. Upon termination of this Lease, Tenant shall remove
any such property. Tenant shall repair or reimburse Landlord for the cost of repairing any damage to the Premises and/or Common Areas resulting from the installation or removal of Tenant’s property, and Tenant shall deliver the Premises to
Landlord in clean and good condition, except for reasonable wear and tear and casualty. 
 ARTICLE 14. HOLDING OVER 

Section 14.1 Holding Over. This Lease shall terminate without further notice at the expiration of the Term. Any holding over
by Tenant without the express written consent of Landlord shall not constitute the renewal or extension of this Lease or give Tenant any rights in or to the Premises. In the event of such a holding over by Tenant without the express written consent
of Landlord, the monthly Rent payments to be paid by Tenant shall be subject to increase at the sole discretion of Landlord in an amount equal to one hundred fifty percent (150%) of the then applicable Rental rate; provided,
however, no payment of such increased Rental by Tenant shall be deemed to extend or renew the Term of this Lease, and such Rental payments shall be fixed by Landlord only to establish the amount of liability for payment of Rent on the part of
Tenant during such period of holding over. In the event Landlord shall give its express written consent to Tenant to occupy the Premises beyond the expiration of the Term, that occupancy shall be construed to be a 

  
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month-to-month tenancy upon all the same terms and conditions as set forth herein unless modified by Landlord in such written consent; provided that Rent charged during any period of holding over
shall be as stated above. 
 ARTICLE 15. ENTRY BY LANDLORD 

Section 15.1 Entry by Landlord. Landlord reserves, and shall at any and all times have, the right to enter the Premises
during business hours to inspect the same, to show the Premises to prospective purchasers or lessees, to post notices of nonresponsibility, to repair the Premises and any portion of the Building that Landlord may deem necessary or desirable, without
abatement of Rent, and may for that purpose erect scaffolding and other necessary structures where reasonably required by the character of the work to be performed; provided, that the entrance to the Premises shall not be blocked unreasonably
thereby and, provided, further that the business of the Tenant shall not be interfered with unreasonably. Tenant hereby waives any claim for damages, injury or inconvenience to or interference with Tenant’s business, any loss of occupancy or
quiet enjoyment of the Premises, and any other loss occasioned by Landlord’s exercise of its rights pursuant to this Section 15.1, except and to the extent any such damage, injury or interference results from the negligence or
intentional misconduct of Landlord. Landlord shall at all times have and retain a key with which to unlock all of the doors in, upon and about the Premises, excluding Tenant’s vaults, safes and files, and Landlord shall have the right to use
any and all means which Landlord may deem proper to open the doors to or in the Premises in an emergency, in order to obtain entry to the Premises without liability to Tenant. Any entry to the Premises obtained by Landlord by any of these means, or
otherwise, shall not under any circumstances be construed or deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an eviction of Tenant from the Premises or any portion thereof. 

Section 15.2 Failure to Surrender. If Tenant fails to surrender the Premises upon the expiration or termination of this
Lease, Tenant shall indemnify and hold Landlord harmless from loss and liability resulting from that failure, including, without limiting the generality of the foregoing, any claims made by any succeeding tenant. 

ARTICLE 16. SUBORDINATION 

Section 16.1 Lease Subordinate To Mortgages. This Lease shall automatically be subordinate to any existing mortgages or deeds
of trust which affect the Property, the Building and/or the Premises; to any first mortgages or deeds of trust hereafter affecting the Property, the Building and/or the Premises, and to all renewals, modifications, consolidations, replacements or
extensions thereof. This provision shall be self-operative and no further instrument of subordination shall be required by any existing or first mortgagee or beneficiary of a deed of trust; provided, that Tenant shall have the continued
enjoyment of the Premises free from any disturbance or interruption by any existing or first mortgagee or beneficiary of a deed of trust, or any purchaser at a foreclosure or private sale of the Property as a result of Landlord’s default under
a mortgage or deed of trust, so long as Tenant is not then in default under the terms and conditions of this Lease beyond applicable notice and cure periods. In the event of the foreclosure of a deed of trust or mortgage affecting the Property,
judicially or nonjudicially, or if title to the Property is conveyed by deed in lieu of foreclosure, Tenant agrees to attorn to and accept the purchaser(s) at the foreclosure sale(s) conducted pursuant to the deed of trust or mortgage or the
grantee(s) in such deed(s) in lieu of foreclosure and his or its (or their) heirs, legal representatives, successors and assigns as Landlord under this Lease for the balance then remaining of the term hereof, subject to all terms and conditions of
this Lease. 
 Section 16.2 Estoppel Certificates. Tenant shall, within fifteen (15) days of presentation, acknowledge
and deliver to Landlord (a) any commercially reasonable subordination or non-disturbance agreement or other instrument that Landlord may require to carry out the provisions of this Article, and (b) any estoppel certificate requested by
Landlord from time to time in the standard form of any mortgagee or beneficiary of and deed of trust affecting the Building and Premises certifying, if such be true, that Tenant is in occupancy, that this Lease is unmodified and in full force and
effect, or if there have been modifications, that 

  
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the Lease as modified is in full force and effect, and stating the modifications and the dates to which the Rent and other charges shall have been paid, and that there are no Rental offsets or
claims. Acceptable forms of estoppel certificate and subordination agreement are attached as Exhibits F and G. 
 ARTICLE 17.
DEFAULT AND REMEDY 
 Section 17.1 Events of Tenant’s Default. The occurrence of any one or more of the following
events shall constitute a material default and breach of this Lease by Tenant: 
 17.1.1 Failure by Tenant to make any payment
required as and when due, where that failure shall continue for a period of three (3) business days after Tenant’s receipt of written notice from Landlord; 

17.1.2 Failure by Tenant to observe or perform any of the covenants, conditions or provisions of this Lease, other than making any
payment when due, where that failure shall continue for a period of thirty (30) calendar days after Landlord gives written notice to Tenant of that failure (provided that if more than thirty (30) days are reasonably required for Tenant to
cure such failure, then Tenant shall not be in default hereunder so long as Tenant commences such cure within such thirty (30) day period and thereafter diligently prosecutes the same to completion); and 

17.1.3 Making by Tenant of any general assignment or general arrangement for the benefit of creditors; the filing by or against Tenant
of a petition in bankruptcy, including reorganization or arrangement, unless, in the case of a petition filed against Tenant, the petition is dismissed within thirty (30) calendar days; or the appointment of a trustee or receiver to take
possession of substantially all of Tenant’s assets located at the Premises, or of Tenant’s interest in this Lease. 

Section 17.2 Remedies. In the event of any breach or default by Tenant under the terms or provisions of this Lease, Landlord,
in addition to any other rights or remedies that it may have, shall have the immediate right of reentry. Should Landlord elect to reenter or take possession of the Premises, it may either terminate this Lease, or from time to time, without
terminating this Lease, relet the Premises or any part thereof for the account and in the name of the Tenant or otherwise, for any term or terms and conditions as Landlord in its sole discretion may deem advisable, with the right to complete
construction of or make alterations and repairs to the Premises and/or improvements installed by Tenant. Tenant shall pay to Landlord in the event of reletting, as soon as ascertained, the costs and expenses incurred by Landlord in the reletting,
completion of construction, or in making any alterations and repairs. Rentals received by Landlord from any reletting shall be applied: first, to the payment of any indebtedness, other than Rent, due hereunder from Tenant to Landlord; second, to the
payment of Rent due and unpaid hereunder and to any other payments required to be made by the Tenant hereunder; and the residue, if any, shall be held by Landlord as payment of future Rent or damages in the event of termination as the same may
become due and payable hereunder; and the balance, if any, at the end of the Term of this Lease shall be paid to Tenant. Should rental received from time to time from the reletting during any month be a lesser Rental than herein agreed to by Tenant,
the Tenant shall pay the deficiency to Landlord. The Tenant shall pay the deficiency each month as the amount thereof is ascertained by the Landlord. Notwithstanding the foregoing, Landlord shall also have the right upon Tenant’s default to
terminate this Lease and all rights of Tenant hereunder by giving written notice of such intention to terminate. In the event that Landlord shall elect to so terminate this Lease then Landlord may recover from Tenant: 

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

  
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 17.2.3 The worth at the time of award of the amount by which the unpaid Rent and any other
sums due and payable for the balance of the term of this Lease after the time of award exceeds the amount of such rental loss that Tenant proves could be reasonably avoided; plus 

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

17.2.6 At Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time
by applicable law. 
 17.2.7 As used in subparagraphs 17,2.1 and 17.2.2 above, the “worth at the time of
award” is computed by allowing interest at an annual rate equal to twelve percent (12%) per annum or the maximum rate permitted by law, whichever is less. As used in subparagraph 17.2.3 above, the “worth at the
time of award” is computed by discounting such amount at the discount rate of Federal Reserve Bank of San Francisco at the time of award, plus one percent (1%). Tenant hereby waives for Tenant and for all those claiming under Tenant all
right now or hereafter existing to redeem by order or judgment of any court or by any legal process or writ, Tenant’s right of occupancy of the Premises after any termination of this Lease. 

Section 17.3 Reletting. No reletting of the Premises by Landlord permitted under Section 17.2 shall be construed
as an election on Landlord’s part to terminate this Lease unless a notice of Landlord’s intention to terminate is given to Tenant, or unless the termination of the Lease is decreed by a court of competent jurisdiction. In the event of
reletting without termination, Landlord may at any time thereafter elect to terminate this Lease for a previous breach, provided it has not been cured. Should Landlord at any time terminate this Lease for any breach, in addition to any other remedy
it may have, it may recover from Tenant all damages it may incur by reason of that breach. 
 Section 17.4 Default of
Landlord. Landlord shall not be in default unless Landlord fails to perform its obligations under this Lease within thirty (30) days after written notice by Tenant, or if such failure is not reasonably capable of being cured within
such thirty (30) day period, Landlord shall not be in default unless Landlord has failed to commence the cure during such thirty (30) day period and diligently pursue the cure to completion. 

Section 17.5 Non-Waiver. Failure by either party to take action or declare a default as a result of any breach of any term,
covenant or condition herein contained shall not be deemed to be a waiver of that term, covenant, or condition, or of any subsequent breach of any term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord
shall not be deemed to be a waiver of 

  
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any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure of Tenant to pay the particular Rental so accepted, regardless of Landlord’s knowledge
of that preceding breach at the time of acceptance of the Rent. 
 Section 17.6 Mortgagee Protection. In the event of any
uncured default on the part of Landlord, which default would entitle Tenant to terminate this Lease, Tenant shall not terminate this Lease unless Tenant has notified any mortgagee or beneficiary of deed of trust, whose address shall have been
furnished to Tenant, at least thirty (30) days in advance of the proposed effective date of the termination. During the thirty (30) day period the mortgagee or beneficiary shall be entitled to commence to cure the default. If the default
is not capable of being cured with due diligence within the thirty (30) day period, the Lease shall not be terminated if the mortgagee or beneficiary of a deed of trust shall have commenced to cure the default within the thirty (30) day
period and shall pursue the cure with due diligence thereafter. If the default is one which is not capable of cure by the mortgagee or beneficiary of a deed of trust within the thirty (30) day period because the mortgagee or beneficiary of a
deed of trust is not in possession of the Building or Property, the thirty (30) day period shall be extended to include the time needed to obtain possession of the Premises by the mortgagee or beneficiary of a deed of trust by power of sale,
judicial foreclosure, or other legal action required to recover possession, provided that these avenues are pursued with due diligence. 

ARTICLE 18. LIMITATION OF LIABILITY 

Section 18.1 Limitation of Landlord’s Liability. Tenant understands, covenants and agrees that the obligations of
Landlord under this Lease shall not constitute personal obligations of Landlord, the individual partners of Landlord or its or their individual partners, directors, officers, managers, members or shareholders, and Tenant shall look solely to the
Property and the Building, as well as the rents, proceeds and insurance proceeds of the same, and to no other assets of Landlord, for the satisfaction of any liability of Landlord with respect to this Lease, and shall not seek recourse against the
individual partners of Landlord, or its or their individual partners, directors, officers, managers, members or shareholders, or any of their personal assets for such satisfaction. 

Section 18.2 Applicability. Tenant agrees that each of the covenants and agreements contained in Section 18.1
above shall be applicable to any covenant or agreement either expressly contained in this Lease or imposed by statute or at common law. 

ARTICLE 19. NOTICES 

Section 19.1 Notices. Any notice required or desired to be given under this Lease shall be in writing with copies directed as
indicated herein and shall be personally served, sent by reputable overnight courier or given by certified mail, return receipt requested. Any notice given by (i) personal service shall be deemed given on the date service is made,
(ii) overnight courier shall be deemed given on the date delivery is made and (iii) mail shall be deemed to have been given when seventy-two (72) hours have elapsed from the time such notice was deposited in the United States mail,
certified mail, return receipt requested, and postage prepaid, addressed to the party to be served at the last address given by that party to the other party under the provisions of this section. As of the Lease Commencement Date, the addresses of
the Landlord and Tenant are as specified in the Lease Summary. 
 ARTICLE 20. HAZARDOUS SUBSTANCES 

Section 20.1 Presence and Use of Hazardous Substances. Tenant shall not, without Landlord’s prior written consent, keep
on or around the Premises, Common Areas or Building, for use, disposal, transportation, treatment, generation, storage or sale, any substances designated as, or containing components designated as, hazardous, dangerous, toxic or harmful
(collectively referred to as “Hazardous Substances”), and/or are subject to regulation by any federal, state or local law, regulation, statute or ordinance, other than such Hazardous Substances as are commonly used in typical
offices so long as the same at all times are used in compliance with applicable laws, codes, ordinances and regulations. 

  
 -22- 

 Section 20.2 Cleanup Costs, Default and Indemnification. Tenant shall be fully
and completely liable to Landlord for any and all cleanup costs and any and all other charges, fees, penalties (civil and criminal) imposed by any governmental authority with respect to Tenant’s use, disposal, transportation, treatment,
generation, storage and/or sale of Hazardous Substances, in or about the Premises, Common Areas, or Building, whether or not consented to by Landlord. Tenant shall indemnify, defend and hold Landlord harmless from any and all of the costs, fees,
penalties, liabilities and charges incurred by, assessed against or imposed upon Landlord (as well as Landlord’s attorneys’ fees and costs) as a result of Tenant’s use, disposal, transportation, treatment, generation, storage and/or
sale of Hazardous Substances. 
 Section 20.3 Landlord’s Representations and Covenants. Landlord represents and
warrants to Tenant that to Landlord’s knowledge there are no Hazardous Substances in, on or under the Property, Building or Premises in violation of applicable environmental laws, and covenants that no Hazardous Substances have been or will be
used in constructing the Premises, the Building or any improvements therein in violation of applicable environmental laws. Landlord agrees to indemnify, defend and hold harmless Tenant, its affiliates, and their respective officers, agents and
employees, from and against any and all claims, damages, costs, liabilities and/or expenses, including without limitation, attorneys’ fees resulting from any breach of Landlord’s representations and warranties contained herein, or from the
presence of any Hazardous Substances in violation of applicable environmental laws in, on or under the Property, the Building or the Premises unless such Hazardous Substances were brought onto the Property, Building or Premises by Tenant. 

ARTICLE 21. MISCELLANEOUS 

Section 21.1 Headings. The headings used in this Lease are for convenience only. They shall not be construed to limit or to
extend the meaning of any part of this Lease. 
 Section 21.2 Amendments. Any amendments or additions to this Lease shall
be in writing by the parties hereto, and neither Tenant nor Landlord shall be bound by any verbal or implied agreements. 

Section 21.3 Time of the Essence. Time is expressly declared to be of the essence of this Lease. 

Section 21.4 Entire Agreement. This Lease contains the entire agreement of the parties hereto with respect to the matters
covered hereby, and no other agreement, statement or promise made by any party hereto, or to any employee, officer or agent of any party hereto, which is not contained herein, shall be binding or valid. 

Section 21.5 Language. The words “Landlord’ and “Tenant”, when used herein,
shall be applicable to one (1) or more persons, as the case may be, and the singular shall include the plural and the neuter shall include the masculine and feminine, and if there be more than one (1) the obligations hereof shall be joint
and several. The word “persons” whenever used shall include individuals, firms, associations and corporations and any other legal entity, as applicable. The language in all parts of this Lease shall in all cases be construed
as a whole and in accordance with its fair meaning, and shall not be construed strictly for or against Landlord or Tenant. 

Section 21.6 Invalidity. If any provision of this Lease shall be deemed to be invalid, void or illegal, it shall in no way
affect, impair or invalidate any other provision hereof. 
 Section 21.7 Late Charges. Tenant hereby acknowledges that late
payment by Tenant to Landlord of Rent or other sums due hereunder will cause Landlord to incur costs not contemplated by this 

  
 -23- 

 
Lease, the exact amount of which is difficult to determine, but include, without limitation, processing and accounting charges, and late charges which may be imposed upon Landlord by the terms of
any mortgage or deed of trust covering the Premises. Therefore, in the event Tenant shall fail to pay any installment of Rent or other sum due hereunder within five (5) days of the due date, Tenant shall pay to Landlord as Additional Rent and
as a reasonable estimate of the costs to Landlord, a late charge equal to ten percent (10%) of each installment or the sum of Five Hundred Dollars ($500.00), whichever is greater. A Five Hundred Dollar ($500.00) charge will be paid by the
Tenant to the Landlord for each returned check. In the event Landlord pays any sum or expense on behalf of Tenant which Tenant is obligated to pay hereunder, or in the event Landlord expends any other sum or incurs any expense, or Tenant fails to
pay any sum due hereunder, Landlord shall be entitled to receive interest upon that sum at the rate of fourteen percent (14%) per annum until paid. 

Section 21.8 Agency Disclosure. At the signing of this Lease, the Leasing Representative(s) identified in the Lease Summary
represented the party noted therein. Each party signing this document confirms that prior oral and/or written disclosure of agency was provided to him/her in this transaction (as required by WAC 308-124D-040). 

Section 21.9 Computation of Time. The word “day” means “calendar day” herein,
and the computation of time shall include all Saturdays, Sundays and holidays for purposes of determining time periods specified herein. 

Section 21.10 Applicable Law. This Lease shall be interpreted and construed under and pursuant to the laws of the
State of Washington. 
 Section 21.11 Attorneys’ Fees. In the event either party requires the services of an attorney
in connection with enforcing the terms of this Lease or in the event suit is brought for the recovery of any Rent due under this Lease for the breach of any covenant or condition of this Lease, or for the restitution of the Premises to Landlord,
and/or eviction of Tenant during the Term of this Lease or after the expiration thereof, the prevailing party will be entitled to a reasonable sum for attorneys’ fees, witness fees, and other court costs, both at trial and on appeal. 

Section 21.12 Termination. Upon the termination of this Lease by expiration of time or otherwise, the rights of Tenant and
all persons claiming under Tenant in and to the Premises shall cease. 
 Section 21.13 Broker’s Commission. Tenant
represents and warrants that it has incurred no liabilities or claims for brokerage commissions or finder’s fees in connection with the negotiation and/or execution of this Lease and that it has not dealt with or has any knowledge of any real
estate broker/agent or salesperson in connection with this Lease except for those identified in the Lease Summary, whose commissions for this Lease transaction shall be paid by Landlord in accordance with a separate agreement between Landlord and
such broker(s). Tenant agrees to indemnify, defend, and hold Landlord harmless from and against, all of such liabilities and claims (including, without limitation, attorneys’ fees and costs) made by any other broker/agent or salesperson
claiming to represent Tenant in connection with this Lease. 
 Section 21.14 Signs or Advertising. The Tenant will not
inscribe any inscription or post, place, or in any manner display any sign, notice, picture or poster or any advertising matter whatsoever, anywhere in or about the Premises or Building which can be seen from outside the Premises, without first
obtaining Landlord’s written consent thereto, which shall not be unreasonably withheld, conditioned or delayed. Any consent so obtained from Landlord shall be with the understanding and agreement that Tenant will remove these items at the
termination of the tenancy herein created and repair any damage or injury to the Premises or the Building caused thereby. Landlord will install and maintain a directory of tenants in the principal lobby entrance of the Building, and Landlord may, as
it may determine from time to time, publish or advertise the tenancy list of the Building; Landlord shall install Tenant’s name on such directory at Landlord’s cost. Landlord shall also provide Tenant, at Landlord’s cost, with
Building standard signage on the floor of the Building in 

  
 -24- 

 
which the Premises is located. Tenant shall not use photographs, drawings, or other renderings of the Building, the Building logo or tradename, or any other proprietary name, mark or symbol of
Landlord without first obtaining Landlord’s prior written consent. Specific provisions regarding signage, if any, are set forth in Exhibit E. 

Section 21.15 Transfer of Landlord’s Interest. In the event Landlord transfers its reversionary interest in the Premises
or its rights under this Lease, other than a transfer for security purposes only, Landlord shall be relieved of all obligations occurring hereunder after the effective date of such transfer to the extent such obligations are assumed by the
transferee, 
 Section 21.16 Counterparts. This Agreement may be executed by the parties in counterparts, and each
counterpart Agreement shall be deemed to be an original hereof 
 Section 21.17 Quiet Enjoyment. Subject to the provisions
of this Lease and conditioned upon performance of all of the provisions to be performed by Tenant hereunder, Landlord shall secure to Tenant during the Lease Term the quiet and peaceful possession of the Premises and all rights and privileges
appertaining thereto. 
 Section 21.18 Authority. Each party hereto warrants that it has the authority to enter into this
Agreement and that the signatories hereto have the authority to bind Landlord and Tenant, respectively. Landlord represents that it is the owner in fee simple of the Property. 

Section 21.19 Name of Building. In the event Landlord chooses to change the name of the Building, Tenant agrees that such
change shall not affect in any way its obligations under this Lease, and that, except for the name change, all terms and conditions of this Lease shall remain in full force and effect. Tenant agrees further that such name change shall not require a
formal amendment to this Lease, but shall be effective upon Tenant’s receipt of written notification from Landlord of said change. 

Section 21.20 Rules and Regulations. Tenant agrees to abide by and adhere to any reasonable rules and regulations for the
Building, and all reasonable amendments thereto, which may be promulgated from time to time by Landlord which do not materially change the provisions of this Lease. The rules and regulations currently in effect upon the date of execution of this
Lease are set forth as Exhibit D attached hereto. No rules and regulations may derogate Tenant’s rights under this Lease or impose material costs on Tenant. 

Section 21.21 Lease Summary, Addendum and Exhibits. The Lease Summary, set forth in the opening pages of the Lease, as well
as any Addenda and Exhibits to this Lease are hereby incorporated herein by reference. 
 Section 21.22 Survival. Those
provisions of this Lease which, in order to be given full effect, require performance by either Landlord or Tenant following the termination of this Lease shall survive the Termination Date. 

Section 21.23 Parking. During the term of the Lease, Landlord shall make available to Tenant the number of vehicle parking
spaces identified in the Lease Summary (“Stipulated Parking Spaces”). The Stipulated Parking Spaces shall be available as unreserved and undesignated spaces. Tenant’s use of parking spaces shall be subject to the terms
and conditions of the Parking Agreement and Parking Rules and Regulations attached hereto as Exhibit H. Specific provisions regarding parking, if any, are set forth in Exhibit E (including Tenant’s rights from time to time to
lease fewer than the entirety of the Stipulated Parking Spaces. 

  
 -25- 

 IN WITNESS WHEREOF, this Lease Agreement is executed on the day and year first written above. 

 

							
			TENANT:		NANOSTRING TECHNOLOGIES, INC.,
					a Washington corporation
				
					By:		 /s/ Wayne Burns

							Wayne Burns, SVP Operations & Administration
			
			LANDLORD:		BLUME ROY BUILDING LLC,
					a Washington limited liability company
				
					By:		 /s/ Bruce M. Blume

							Bruce M. Blume, Manager

 ****[Landlord and Tenant to initial Section 10.1.3 on Page 14] **** 

  
 -26- 

 TENANT’S ACKNOWLEDGEMENT 

 

			
	STATE OF NEW YORK		 )

			 ) ss.

	COUNTY OF NEW YORK		 )

 I certify that I know or have satisfactory evidence that the person appearing before me and making this
acknowledgement is the person whose true signature appears on this document. 
 On this      day of December, 2013,
before me personally appeared WAYNE BURNS, to me known to be the SVP Operations & Administration of NANOSTRING TECHNOLOGIES, INC., the corporation that executed the within and foregoing instrument, and acknowledged the said instrument to be
the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said instrument. 

WITNESS my hand and official seal hereto affixed the day and year first above written. 

 

			
	

		

  
 -27- 

 LANDLORD’S ACKNOWLEDGEMENT 

 

			
	STATE OF WASHINGTON		 )

			 ) ss.

	COUNTY OF KING		 )

 I certify that I know or have satisfactory evidence that the person appearing before me and making this
acknowledgment is the person whose true signature appears on this document. 
 On this
30th day of December, 2013, before me personally appeared BRUCE M. BLUME, to me known to be the Manager of BLUME ROY BUILDING LLC, the limited liability company that executed the
within and foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said limited liability company, for the uses and purposes therein mentioned, and on oath stated that he was authorized to execute said
instrument. 
 WITNESS my hand and official seal hereto affixed the day and year first above written. 

 
  
 

 

  
 -28- 

 EXHIBIT A 

DEPICTION OF PREMISES AND FLOOR PLAN 
  

 
 

 
 EXHIBIT A 

  
 -1- 

  
 

 
 EXHIBIT A 

  
 -2- 

 EXHIBIT B 

DESCRIPTION OF PROPERTY 

Parcel B, City of Seattle Short Plat Number 80-9, recorded under Recording Number 8003250665,
being a portion of the Northwest quarter of the Southwest quarter of Section 29, Township 25 North, Range 4 East, W.M., in King County, Washington, and of Block 2, Howard Avenue Addition to the City of Seattle, according to the
plat thereof recorded in Volume 13 of Plats, page 65, in King County, Washington 

  

					
			-1-		EXHIBIT B

 EXHIBIT C 

TO 
 617 EASTLAKE
BUILDING 
 OFFICE LEASE AGREEMENT 

WORK LETTER FOR TENANT IMPROVEMENTS 
  

	A.	LANDLORD’S WORK. 

 Landlord’s Work: Landlord agrees, to perform the work
(the “Landlord’s Work” or ‘Tenant Improvements”) per the attached quotation prepared by Joseph S. Simmons Construction Inc (“Construction Contractor”), hereinafter referred to as the
“Final Plan”. Landlord will engage the Construction Contractor and oversee the construction of the improvements described in the Final Plan (the “Tenant Improvements”), Landlord shall be financially
responsible for the first $69,727.50 (“TI Allowance”) of the cost of the Tenant Improvements and shall use commercially reasonable efforts to manage the construction and installation of the Tenant Improvements such that the
cost of the same will not exceed the amount quoted by the Construction Contractor as depicted in the Final Plan. Tenant shall be responsible for the cost of the Tenant Improvements in excess of the TI Allowance, and Tenant shall reimburse Landlord
for any excess upon receipt of the Final Invoice from the Construction Contractor. If Tenant makes any changes to the approved space plan, the costs of such changes will be the responsibility of the Tenant but not in excess of the amount by which
the final cost exceeds the TI Allowance. Notwithstanding anything to the contrary, the TI Allowance may be applied to construction costs, permits, Washington State sales tax, architectural fees, telecommunications and data equipment, cabling,
security systems, moving costs and a construction management fee to be charged by Landlord and which shall not exceed two percent (2%) of the cost of the Tenant Improvements. Landlord shall pay the Construction Contractor directly and any other
costs payable out of the TI Allowance shall be paid by Landlord within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later. 

 

	B.	TENANT’S WORK 

 Tenant’s Work: The architect for Landlord’s Work
shall be Weaver Architects, and their fees may at Tenant’s option be paid out of the TI Allowance in accordance with Paragraph A above. Tenant agrees to coordinate the preparation of all design and working drawings and
specifications relating to completion of Tenant Improvements by Landlord. Tenant shall submit design drawings to Landlord for prior approval, which shall not be unreasonably withheld, conditioned or delayed. Tenant shall install telephone/data
cabling, furniture, and other equipment in the Premises, provided that if the cost of the Tenant Improvements is less than the TI Allowance, then Tenant may apply any remaining portion of the TI Allowance toward such costs, which shall be paid by
Landlord to Tenant within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later. 

 

	C.	GENERAL REQUIREMENTS 

 1. Landlord’s Work shall be carried out with good workmanship
and with new materials, which shall all be of a high quality and conforming to the best standards of practice, and shall not be in contravention of the laws, codes or regulations. 

2. Landlord represents that all of Landlord’s Work shall be performed in a complete workman like manner. Landlord shall deliver the
Premises to Tenant with all of Landlord’s Work completed in accordance with the plans and specifications setting forth Landlord’s Work. Landlord warrant to Tenant that Landlord’s work shall be free from defect, and that for a period
of one year from delivery of the Premises to Tenant Landlord shall repair or replace any defective materials or work associated with Landlord’s Work. 

  

					
			-1-		EXHIBIT C

 3. At the completion of Tenant’s Work, Landlord shall leave the Premises clean and to the
satisfaction of Landlord and shall remove all tools, equipment and surplus materials from the Premises and the Project and remove all waste material and refuse from the Premises and deposit them in places or in receptacles designated by Landlord.
The final clean-up shall include the cleaning of all lighting fixtures, millwork units, store fronts and space which may be affected by the work. 

4. If Landlord’s contractor neglects to carry out the work properly or fails to perform any work required by or in accordance with the
Approved Final Plans, Landlord, shall within twenty (20) days written notice from Tenant complete the work, remedy the default or make good any deficiencies at Landlord’s expense. 

5. Landlord shall indemnify and hold harmless Tenant from and against any and all claims arising out of work done by Landlord or its
contractors and Landlord shall promptly cause to be removed any liens filed against title to the Premises. 
 6. Landlord shall perform its
work expeditiously and efficiently and shall complete the same within the period stipulated in the Lease or any other agreement between the parties subject only to circumstances over which Landlord has no control and which by the exercise of due
diligence could not have been avoided. 
 7. Landlord shall obtain from all contractors and subcontractors providing material and labor in
the construction of the Tenant Improvements commercially reasonable warranties (including manufacturers’ warranties) for materials or labor as are typically available from such contractors or subcontractors. Such warranties shall run to
Landlord and Tenant during the Term and thereafter to Landlord. Landlord shall provide copies of such warranties to Tenant upon request. 

  

					
			-2-		EXHIBIT C

			
	 December 27th, 2013

 
 The Blume Company

617 Eastlake Ave E, Suite 340

Seattle, WA 98109
		

	
	
	

 Re: 617 Eastlake 4th Floor – Nanostring T.I. 12.27.13 

Mr. Greg Blume, 
 The following is our
quotation for the tenant improvement work at 617 Eastlake Ave E, Seattle WA, 4th Floor. Estimate is based on the provided plan and work letter by Weaver Architects 12.11.13, walk-thru,
and clarifications below. A description of the work is as follows. 
 Demolition – Site protection and seal off work areas. Demolition of 86LF
walls, doors, glazing, per plan. Disassemble glass and door aluminum frames. Demo carpet/pad/tack strips, marmoleum, and base throughout. X-ray concrete floor, core drills for break room plumbing. Haul and
dispose of all debris. 
 9,537. 

Rough Carpentry – Door bucks and rough openings for all new doors, relites, and glazing. Bracing for doors and glazing. Insulation above grid over
walls at CEO office. Install glazing frames plywood thresholds at all new locations. 
 2,175. 

Casework – Refer to provided shop drawings and elevations. Furnish and install P-lam casework uppers, lowers, and tops at break room, includes
microwave cubby, as shown on plan and per provided shop drawings. Furnish and install P-lam casework uppers, lowers, and top at copy room per plan, as shown on provided shop drawings. Cabinets to be white
melamine interiors. Includes standard P-lam selections TBD for countertops and exposed p-lam faces of cabinets. 

7,897. 
 Doors, Frames, &
Hardware – Includes all door stops and hinges. Quarter sliced White Ash doors (8 total) to be prefinished, matched to existing. Alpha Aluminum glass and door frames. 

 

			
	Offices:		Furnish and install (3) 3’x8’ solid core doors Quarter Sliced White Ash doors with tempered 2’x6’ glass lites cut into door with Alpha Aluminum frames at offices per plan, sized to accept full height
sidelite glazing. Hardware to match existing, mortise Corbin Russwin Dirke levers, keyed classroom function lock cylinders. Relocate existing frame, glazing, and door to Office #19 location.
		
	Storage/Hall:		Relocate pocket door from CEO office, install at storage room. Furnish and install (1) 3’x8’ door, same as above (no glass) with Alpha Aluminum frames, at storage corridor. Furnish and install electric strike at
corridor for key card access.
		
	Entry:		Furnish and install double entry door, solid core door with Alpha Aluminum frame, with 2’x6’ glass lites cut into each door. Corbin Russwin mortise hardware, (2) closers, latch auto bolts (matches hardware of 3rd floor Cobalt entry).
		
	Hotel:		Furnish and install (2) flush panel solid core 3’2“x8’white ash doors and trucks/guide at missing sliding doors.

 13,914. 

  
 Page 1 of 3 

 Keying – Re-key (8) existing office cylinders. Includes (1) key per lock. Furnish and
install Medeco cylinders at (2) new locks (office 18 and Entry), provide keying, and supply (1) key per lock. Keying to be matched to buildings master key. 

935. 
 Glazing – Furnish and
install 3/8” clear tempered glazing at (3) offices per plan, full height to grid in Alpha Aluminum frame (widths vary). Silicone joints where butted, exposed edges to be flat polished. Install relocated glass at office 19, silicone butt
joints. 
 4,283. 
 Metal
Framing & GWB – Frame new walls per plan up to grid. All new walls to have sound batt insulation. GWB both sides. Patching as needed at demolition locations. Includes smooth level 4 finish. 

7,930. 
 Acoustical Ceiling –
Replace damaged ceiling tiles, match building standard. Install grid trim at full height wall to be demolished to match adjacent grid style at NW corner. Minor alternations to grid for lighting relocations. 

1,090. 
 Flooring – Furnish and
install Shaw carpet tile Wander #37505 Myth (approximately 845 yards), includes additional yards for ashlar install waste. Furnish and install VCT per work letter, Armstrong Excelon Blue/Gray, Charcoal, and Little Green Apple (3 color pattern)
at break room per plan. Furnish and install 4” rubber cove base throughout space at all walls, color TBD. Install rubber transition reducer at VCT/Carpet transition. 

28,152. 
 Painting – Paint
walls per attached paint plan. Prime and up to (2) coats latex finish at all new walls, up to grid, Two coats finish at existing walls. 

8,520, 
 Plumbing – Rough-in
supply and drain line for new plumbing fixtures, drain connection to be made in floor 3 office where sink was previously cut and capped (cobalt’s old break room). Furnish and install ADA sink, valve/fixture, water filter with two supply lines
to coffee and dispenser. Hot water supply to be tied into buildings. Furnish and install dishwasher (non-ADA), included stainless steel GE model GDF520PSFSS, see attached cut sheet. Sink: 25x22 stainless steel with Moen ADA valce. Filter: Everpure
water filtration system with spout. 
 4,810. 

HVAC – Demo and cap unused ducting/grilles. Alterations throughout for new floor plan. Furnish and install (3) new supply air diffusers and
modify/add ducting as needed. Relocate (5) diffusers and extend ducting as needed. Relocate (6) return air grilles and install sound boot at CEO office. Relocate (2) zone sensor t-stats due to demo. Comfort balance (4) VAV zones,
these are the zones that are affected by the work. Includes mechanical design, engineering, and permit. 
 5,220. 

  
 Page 2 of 3 

 Electrical – Demo as needed for demolition. Relocate existing recessed light fixtures and re-lamp as
needed. Remove pendant lights and wiring. Reconfigure lighting and switching per new layout. Reuse light fixtures as able to provide adequate lighting throughout while matching building standard and lighting pattern. Provide and install: 

 

	 	•	 	(6) furniture feeds and connections (beyond what is existing) with data pull string/ring. 

  

	 	•	 	(14) general purpose receptacles 

  

	 	•	 	(16) data mud ring and string 

  

	 	•	 	(4) dedicated GFCI receptacles at break room 

  

	 	•	 	(1) timer switch at break room 

  

	 	•	 	(2) break room counter GFCI outlets 

  

	 	•	 	12 LF under cabinet lighting 

  

	 	•	 	(1) dedicated 120V/20A for copier 

  

	 	•	 	Install only (10) owner provided wall mounted linear office lights 

  

	 	•	 	(4) recessed 2x2’s to match existing (in addition to 2x2’s being relocated) 

  

	 	•	 	(6) occupancy sensor switches 

 16,958. 

Access Controls — relocate server closet key card reader to new corridor door. Install card reader and make connection to electronic latch. 

800. 
 General – Site
supervision/management, continuous clean-up, final clean, small tools, dump fees, material hauling, truck fees / deliveries. 
  

					
			 	8,850.	  
		  	  
	  
	 
	 Subtotal
		 	121,071.	  
	 Overhead and Profit (11%)
		 	13,318.	  
		  	  
	  
	 
	 Estimate Amount (plus tax)
		$	134,389.00	  
	 Sales Tax (9.5%)
		 	12,766.95	  
		  	  
	  
	 
	 Total (including tax)
		$	147,155.95	  

 Excludes: Building permit, engineering and architectural fees, glazing film, appliances (other than dishwasher),
blinds, phone/data wiring and cabling, fire alarm work if required, after-hours work. 
 We look forward to working with you and please don’t hesitate
to contact me with any questions. 
 Best Regards, 
 Matt
Sinkula 
 Joseph S. Simmons Construction, Inc. 
  

			
	 P.O. BOX 27089
		

	 SEATTLE, WA 98165
	
	 (208) 352-7227
	
	 FAX (206) 362-0118
	
	 JOSEPSS 153 JD
	

  
 Page 3 of 3 

 EXHIBIT D 

RULES AND REGULATIONS 
 1. The
sidewalks, halls, passages, elevators, stairways, exits and entrances of the Building shall not be obstructed by Tenant or used by it for any purpose other than for ingress and egress from the Premises. The halls, passages, exits, entrances,
elevators, retail arcade, escalators, balconies and stairways are not for the use of the general public, and Landlord shall in all cases retain the right to control and prevent access to those areas by all persons whose presence in the judgment of
Landlord would be prejudicial to the safety, character, reputation and interests of the Building and its tenants, provided that nothing in this Lease shall be construed to prevent access to persons with whom Tenant normally deals in the ordinary
course of its business, unless those persons are engaged in illegal activities. Tenant shall not go upon the roof of the Building, except in areas that Landlord may designate as “Common Areas” from time to time. 

2. The Premises shall not be used for lodging or sleeping. Unless ancillary to a restaurant or other food service use specifically authorized in
Tenant’s Lease, no cooking shall be done or permitted by Tenant on the Premises, except that the preparation of hot beverages and use of microwave ovens for Tenant and its employees shall be permitted. 

3. Landlord shall clean the leased Premises in manner reasonably standard and consistent with the Building as a first class building in Seattle,
Washington, attached hereto, and except with the written consent of Landlord, no person or persons other than those approved by Landlord will be permitted to enter the Building for such purpose, but Tenant shall have the right to have an employee on
the Premises for special and/or extraordinary cleaning as desired by Tenant and at Tenant’s expense. Tenant shall not cause unnecessary labor by reason of Tenant’s carelessness and indifference in the preservation of good order and
cleanliness. 
 4. Tenant shall not alter any lock or install a new or additional lock or any bolt on any door of the Premises without first
obtaining Landlord’s prior permission and then immediately furnishing Landlord with a key for any new or changed lock. Tenant, upon the termination of its tenancy, shall deliver to Landlord all keys and/or security cards to doors in the
Building and the Premises that shall have been furnished to Tenant and in the event of loss of any keys and/or security cards so furnished, shall pay Landlord for the lost keys and/or security cards and changing of locks as a result of such loss.

 5. The freight elevator shall be available for use by Tenant at no charge, subject to reasonable scheduling, as Landlord shall deem appropriate.
The persons employed by Tenant to move equipment or other items in or out of the Building must be acceptable to Landlord. Landlord shall have the right to prescribe the weight, size and position of all equipment, materials, supplies, furniture or
other property brought into the Building. No safes or other objects larger or heavier than the freight elevator of the Building is limited to carry shall be brought into or installed on the Premises without Landlord’s prior written consent.
Heavy objects shall, if considered necessary by Landlord, stand on wood strips of thickness as is necessary to properly distribute the weight of those objects. Landlord will not be responsible for loss of or damage to any property from any cause,
and all damage done to the Building by moving or maintaining Tenant’s property shall be repaired at the expense of Tenant. The moving of heavy objects shall occur only between those hours as may be designated by and only upon written notice to
Landlord and the persons employed to move heavy objects in or out of the Building must be acceptable to Landlord. 
 6. Tenant shall not use or keep
in the Premises or the Building any kerosene, gasoline or flammable or combustible fluid or materials or use any method of heating or air conditioning other than that supplied by Landlord. Tenant shall not sweep or throw or permit to be swept or
thrown from the Premises any debris or other substance into any of the corridors, halls or lobbies or out of the doors or windows or into the stairways of the Building and Tenant shall not use, keep or permit to be used or kept any foul or noxious
gas or 

  

					
			-1-		EXHIBIT D

 
substance in the Premises. Tenant shall not use, keep or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Building
by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or those having business in the Building. 
 7. During
non-business hours and on holidays access to the Building, or to the halls, corridors or stairways in the Building, or to the Premises, may be refused unless the person seeking access is known to the Building and has a pass or is properly
identified. Landlord shall in no case be liable for damages for the admission to or exclusion from the Building of any person whom Landlord has the right to exclude under Rule 1 above. In case of invasion, mob, riot, public excitement or other
circumstances rendering that action advisable in Landlord’s opinion, Landlord reserves the right to prevent access to the Building during the continuance of that activity by taking those actions that Landlord may deem appropriate, including
closing entrances to the Building. 
 8. Tenant shall see that the doors of the Premises are closed and securely locked when Tenant’s employees
leave the Premises, after hours. 
 9. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other
than that for which they were constructed, no foreign substance of any kind whatsoever shall be deposited in any of them, and any damage resulting to them from Tenant’s misuse shall be paid for by Tenant. 

10. Except with the prior written consent of Landlord, Tenant shall not sell, or permit the sale from the Premises of newspapers, magazines,
periodicals, theater tickets or any other goods, merchandise or service, nor shall Tenant carry on, or permit or allow any employee or other person to carry on, business in or from the Premises for the service or accommodation of occupants of any
other portion of the Building, nor shall the Premises be used for manufacturing of any kind, or for any business or activity other than that specifically provided for in Tenant’s Lease. No Tenant shall obtain for use upon the Premises ice,
towel and other similar services, or accept barbering or shoe polishing services in the Premises, except from persons authorized by Landlord and at hours and under regulations fixed by Landlord. 

11. Tenant shall not install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the Building. 

12. Tenant shall not use in any space, or in the Common Areas of the Building, any hand trucks except those equipped with rubber tires and side guards
or other material handling equipment as Landlord may approve. No other vehicles of any kind shall be brought by Tenant into the Building or kept in or about the Premises. All mail carts shall be equipped with rubber guards to protect elevators,
doors and hallways. 
 13. No sign, advertisement or notice visible from the exterior of the Premises shall be inscribed, painted or affixed by
Tenant on any part of the Building or the Premises without the prior written consent of Landlord. If Landlord shall have consented at anytime, whether before or after the execution of this Lease, that consent shall in no way operate as a waiver or
release of any of the provisions of this Rule 13 or of this Lease, and shall be deemed to relate only to the particular sign, advertisement or notice so consented to by Landlord and shall not be construed as dispensing with the necessity of
obtaining the specific written consent of Landlord with respect to each and every such sign, advertisement or notice other than the particular sign, advertisement or notice, as the case may be, so consented to by Landlord. 

14. Except as shown in the design plan approved by Landlord, the sashes, sash doors, windows, glass relights, and any lights or skylights that reflect
or admit light into the halls or other places of the Building shall not be covered or obstructed and, there shall be no hanging plants or other similar objects in the immediate vicinity of the windows or placed upon the window sills or hung from the
window heads. 

  

					
			-2-		EXHIBIT D

 15. No tenant shall lay linoleum or other similar floor covering so that it is affixed to the floor of the
Premises in any manner except by a paste, or other material which may easily be removed with water, the use of cement or other similar adhesive materials being expressly prohibited. The method of affixing any linoleum or other similar floor covering
to the floor, as well as the method of affixing carpets or rugs to the Premises, shall be subject to approval by Landlord. The expense of repairing any damage resulting from a violation of this Rule 15 shall be borne by the Tenant by whom, or
by whose agents, clerks, employees or visitors, the damage shall have been caused. 
 16. All loading, unloading, and delivery of merchandise,
supplies, materials and furniture to the Premises shall be made during reasonable hours and in entryways and elevators, as Landlord shall designate. In its use of the building loading dock, Tenant shall not obstruct or permit the obstruction of
loading areas, and at no time shall Tenant park vehicles in the loading areas except for loading and unloading. 
 17. Canvassing, soliciting,
peddling or distribution of handbills or any other written material in the Building is prohibited and Tenant shall cooperate to prevent these activities. 

18. Tenant shall not permit the use or the operation of any coin operated machines on the Premises, including, without limitation, vending machines,
video games, pinball machines, or pay telephones without the prior written consent of Landlord. 
 19. Landlord may direct the use of all pest
extermination and scavenger contractors throughout the Building and/or Premises at intervals as Landlord may require. 
 20. If Tenant desires
telephone or telegraph connections, Landlord will direct service technicians as to where and how the wires are to be introduced. No boring or cutting for wires or otherwise shall be made without directions from Landlord, 

21. Tenant shall immediately, upon request from Landlord (which request need not be in writing), reduce its lighting in the Premises for temporary
periods designated by Landlord, when required in Landlord’s judgment to prevent overloads of mechanical or electrical systems of the Building. 

22. Landlord reserves the right to select the name of the Building and to change the name as it may deem appropriate from time to time, and Tenant
shall not refer to the Building by any name other than: (a) the names as selected by Landlord (as that name may be changed from time to time), or (b) the postal address, approved by the United States Post Office. Tenant shall not use the
name of the Building in any respect other than as an address of its operation in the Building without the prior written consent of Landlord. 
 23.
The requirements of Tenant will be attended to only upon application by telephone, email, or in person at the office of the Building manager. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless
under special instruction from Landlord. 
 24. Landlord may waive any one or more of the Rules and Regulations for the benefit of any particular
tenant or tenants, but no waiver by Landlord shall be construed as a waiver of the Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any Rules and Regulations against any or all of the
tenants in the Building. 
 25. Wherever the word “Tenant” occurs in these Rules and Regulations, it is understood and agreed that it shall
mean Tenant’s assigns, subtenants, associates, agents, clerks, employees and visitors. Wherever the word “Landlord” occurs in these Rules and Regulations, it is understood and agreed that it shall mean Landlord’s assigns, agents,
clerks, employees and visitors. 

  

					
			-3-		EXHIBIT D

 26. These Rules and Regulations are in addition to, and shall not be construed in any way to modify, alter
or amend, in whole or part, the terms, covenants, agreements and conditions of any Lease of Premises in the Building. 
 27. Landlord reserves the
right to make additional rules and regulations as in its judgment may from time to time be needed for the safety, care and cleanliness of the Building, and for the preservation of good order therein. 

  

					
			-4-		EXHIBIT D

 EXHIBIT E 

ADDITIONAL PROVISIONS 
 1.
Option to Extend. Subject to the terms and conditions set forth in this Paragraph 1, Landlord hereby grants Tenant the right to extend the term of the Lease for one (1) additional period of five (5) years (the
“Extension Term”). Written notice of Tenant’s exercise of the option to extend (“Option to Extend”) the Term of this Lease for the Extension Term must be delivered to Landlord no less than six
(6) months and no more than twelve (12) months prior to the then pending Termination Date. The rate for the Extension Term shall be fair market rent. If Tenant is in default under this Lease beyond applicable notice and cure periods,
Tenant shall have no right to exercise its rights to extend the term of this Lease until such default is cured; provided, that the period of time within which said option may be exercised shall not be extended or enlarged by reason of Tenant’s
inability to exercise said option because of a default. In the event Tenant fails to exercise the Option to Extend in the time periods contemplated above, the Term of this Lease shall expire upon the expiration of the then applicable Term, and
Tenant shall have no further right to extend the Term hereof. In the event Tenant validly exercises the Option to Extend as herein provided, Basic Rent shall be adjusted as of the commencement date of an Extension Term as follows: 

1.1 After exercise of the Option to Extend by Tenant, Landlord and Tenant shall attempt to agree upon Basic Rent for the Premises for the
Extension Term, such rent to be the fair market rental value of the Premises for the Extension Term, as defined in Subsection 1.4 below. If the parties are unable to agree upon the Basic Rent for the Extension Term by the date which is
four (4) months prior to the commencement of the Extension Term, then within fifteen (15) days thereafter each party, at its own cost and by giving notice to the other party, shall appoint a Real Estate Expert to set Basic Rent for the
Extension Term. If a party does not appoint a Real Estate Expert within ten (10) days after the other party has given notice of the name of its Real Estate Expert, the single Real Estate Expert appointed shall be the sole Real Estate Expert and
shall set Basic Rent for the Extension Term in accordance with the procedures set forth herein. If each party shall have so appointed a Real Estate Expert, the two Real Estate Experts shall meet promptly and attempt to select a third Real Estate
Expert meeting the qualifications herein stated within fifteen (15) days after the last day the second Real Estate Expert is appointed. If the two Real Estate Experts are unable to agree on the third Real Estate Expert within such fifteen
(15) day period, either of the parties to this Lease, by giving five (5) days’ notice to the other party, may apply to the then presiding judge of the Superior Court of King County for the selection of a third Real Estate Expert
meeting the qualifications stated in this Section. The third Real Estate Expert, however selected, shall be a person who has not previously acted in any capacity for either party during the twenty-four (24) month period preceding the
appointment. 
 1.2 Within fifteen (15) days after the selection of the third Real Estate Expert, each of Landlord and Tenant shall
submit in written form to the third Real Estate Expert their respective determinations of the fair market rental value of the Premises. A party’s submission may include escalation provisions, indexed adjustments, or other features affecting the
computation of Basic Rent that such party believes reflects market conditions at the time. Within thirty (30) days of his receipt of the submissions of Landlord and Tenant, the third Real Estate Expert shall determine Basic Rent for the
Extension Term by selecting the submission that the third Real Estate Expert believes is closest to the actual fair market rental value. The fees and expenses of the third Real Estate Expert shall be borne by the party whose proposed fair market
rental value was not selected by the third appraiser. 
 1.3 The Basic Rent applicable during the Extension Term shall be one hundred
percent (100%) of the Basic Rent provided for in the submission that was selected by the third Real Estate Expert. 
 1.4 For purposes
of the appraisal, the term “fair market rental value” shall mean the price that a ready and willing tenant would pay in a similar class building for similar premises, as of the Extension Term commencement date, as annual rent to a
ready and willing landlord for the duration of the 

  

					
			-1-		EXHIBIT E

 
Extension Term if such premises were exposed for lease on the open market for a reasonable period of time, taking into consideration concessions and other factors then prevalent in the market;
provided, however, the Real Estate Experts are not authorized to incorporate any such concessions in their determination unless explicitly forming part of a party’s submission described in Paragraph 1.2. 

1.5 The Option to Extend granted to Tenant in this Lease is exclusive to the person or entity named as “Tenant” on page 1 of
this Lease and/or any Permitted Transferee, and cannot be voluntarily or involuntarily assigned or exercised by any person or entity other than Tenant or a Permitted Transferee while Tenant is in full and actual possession of the Premises and
without the intention of thereafter assigning or subletting. The Option to Extend herein granted to Tenant may not be separated from this Lease in any manner, by reservation or otherwise. 

1.6 The term “Real Estate Expert” means either (i) an MAI real estate appraiser or (ii) a real estate broker with at least
five (5) years full time commercial real estate leasing experience in the Seattle-Tacoma, Washington area immediately prior to his appointment, in either case (A) having a minimum of five (5) years’ experience in the Seattle,
Washington commercial real estate market, (B) who shall be familiar with the valuation of comparable projects and leasable space in the Seattle, Washington market, and (C) who shall otherwise be qualified to act as an expert witness over
objection to give opinion testimony addressed to the issue in a court of competent jurisdiction. 
 1.7 If, for any reason, Basic Rent for
the Extension Term shall not have been determined pursuant to this Section 1 by the first day of the Extension Term, then Tenant shall (in addition to complying with all other terms and conditions of this Lease) continue to pay Basic
Rent at the monthly rate in effect during the last month of the initial Lease Term and as otherwise set forth in this Lease and shall, within ten (10) business days’ notice of the final determination of the Basic Rent for the Extension
Term, pay Landlord the difference, if any, in the Basic Rent for the Extension Term due pursuant to such determination and the amounts actually paid or shall receive a refund from Landlord of any overpayment. 

1.8 When the Basic Rent for an Extension Term has been finally determined as provided herein, Landlord and Tenant shall promptly execute,
acknowledge and deliver to the other party a written statement specifying therein the Basic Rent for an Extension Term. 
 1.9
Notwithstanding the foregoing, Tenant’s rights under this Paragraph 1 with respect to Space B (1.957 RSF) are conditioned on the non-exercise by March 1, 2016 (“Labkey”) of its right to expand the
premises described in Labkey’s lease to include Space B. Landlord will timely notify Tenant of the exercise or non-exercise by Labkey of the expansion right. In the event Labkey exercises its expansion right, Tenant may exercise its rights
under this Paragraph 1 with respect to Space A. 
 2. Right of First Opportunity. Landlord hereby grants Tenant a
“Right of First Opportunity” to lease space which becomes available on Floors 2, 3 or 4 of the Building (the “RFO Space”), This Right of First Opportunity shall be exercisable during the Term of this Lease and
is subject to the following terms, conditions, and limitations: 
 2.1 The Right of First Opportunity is subject and subordinate to all
leases, options, expansion rights and rights of first offer/refusal affecting RFO Space in existence as of the date this Lease is executed; is not applicable to space occupied by a tenant who renews or extends a period of occupancy regardless of
whether such tenant’s lease contains a renewal or extension provision); is not applicable to space added to a tenant’s lease in conjunction with the extension or renewal of such tenant’s occupancy regardless of whether such addition
results from a contract right or negotiation; and is not applicable to RFO Space leased by Landlord prior to the Lease Commencement Date, 

2.2 An RFO Space shall be deemed to be available for purposes of triggering Landlord’s Notice (as defined below) when (i) not
less than nine (9) months remain in the term of any lease 

  

					
			-2-		EXHIBIT E

 
for RFO Space or (ii) at such time as Landlord decides to market the space, whichever occurs first. If, however, the tenant who has possession of and/or rights to the RFO Space does not
vacate the RFO Space as of the end of the lease term, Landlord shall have no liability to Tenant for failure to deliver possession of the RFO Space to Tenant at such time as the rights of the prior tenant to the RFO Space have terminated, and until
the prior tenant has actually vacated the RFO Space. 
 2.3 Landlord shall give Tenant written notice (“Landlord’s
Notice”) at such time as any RFO Space becomes available. Landlord’s Notice shall identify the area comprising the RFO Space and the minimum term Landlord proposes to lease the RFO Space. Tenant shall have five (5) business days
from receipt of Landlord’s Notice to elect to lease the RFO Space described in Landlord’s Notice. Tenant must make this election by written notice to Landlord within this five (5) business day period. As a precondition to electing to
take this RFO Space, Tenant must not be in default under this Lease at the time of Tenant’s election. If for any reason Tenant fails to duly and timely exercise its Right of First Opportunity, Landlord shall be free to lease all or any portion
of the RFO Space covered by Landlord’s Notice to any third party. 
 2.4 If Tenant elects to lease the RFO Space covered by
Landlord’s Notice, Tenant’s lease of the applicable RFO Space shall commence on the date Landlord tenders possession of the RFO Space to Tenant (the “RFO Space Commencement Date”) and shall be on terms identical to those
set forth in this Lease, except that: 
 (a) Tenant shall not be entitled to any concessions with respect to the RFO Space other than a
tenant improvement allowance equal to $7.50 per square foot of rentable area comprising the RFO Space; provided, however, if the minimum term is less than 31 months, the tenant improvement allowance shall equal $7.50 per square
foot of rentable area comprising the RFO Space multiplied by a fraction, the numerator of which is the number of months comprising the minimum term and the denominator of which is a factor equal to 31 months; 

(b) the term for the RFO Space shall the minimum term identified in Landlord’s Notice; and 

(e) Base Rent for each calendar month during term of the RFO Space shall be the same rate per square foot of rentable area shown in the Lease
Summary for such month for “Space A” space. For any portion of the term of the RFO Space beyond Month 31 depicted in the Lease Summary, Base Rent shall be the greater of (i) the amount that would appear in the Lease Summary
for the Space A space had the schedule continued by annual increases of $0.75 per square foot of rentable area per year or (ii) the then current “fair market rental value” of such space. If Landlord and Tenant are unable to agree
on the “fair market rental value” for the RFO Space for the remaining balance of the term of the RFO Space subsequent to Month 31 of this Lease, then such “fair market rental value” shall be determined in accordance with the
provisions of Paragraph 1 of this Exhibit E. 
 2.5 If Tenant fails to lease the RFO Space covered by
Landlord’s Notice, and Landlord fails to execute a lease for all or a portion of the RFO Space within 180 days of the expiration of Tenant’s five (5) business day period to exercise, Landlord shall be obligated to deliver a new
Landlord Notice before leasing RFO Space. 
 2.6 Notwithstanding anything to the contrary in this Paragraph 2, this Right of
First Opportunity shall automatically terminate on the date which is nine (9) months prior to the expiration of the Term (including any extension options to the extent that such options are exercised by Tenant). 

2.7 This option is personal to Tenant and may not be exercised or be assigned, voluntarily or involuntarily, by or to any person or entity
other than Tenant. 

  

					
			-3-		EXHIBIT E

 3.1 Right of First Refusal. Landlord grants to Tenant an ongoing right of first refusal
(ROFR) during the Lease Term for the suite on the second floor comprised of approximately 2,613 RSF and the suite on the third floor comprised of approximately 2,727 RSF. In the event Landlord has a bona fide offer from a third party to lease any
ROFR space during the Lease Term, Landlord shall provide Tenant with written notice thereof (“ROFR Notice”) before entering into a lease of applicable ROFR space with such third party. Landlord’s ROFR Notice shall include all of the
terms (e.g., rent, term, tenant improvement allowance, free rent, delivery date, etc.) upon which Landlord is willing to enter into a lease with such third party for the applicable ROFR Space. 

Within five (5) business days following its receipt of a ROFR Notice, Tenant shall advise Landlord in writing whether
Tenant elects to lease the applicable ROFR Space. If Tenant fails to notify Landlord of Tenant’s election within said five (5) business day period, then Tenant shall be deemed to have elected not to lease the ROFR Space according to the
terms of the ROFR Notice. 
 3. Operating Expenses. Notwithstanding anything to the contrary contained in Section 4.2,
that portion of Total Operating Expenses consisting of Controllable Operating Expenses shall not increase from one Lease Year to the next by more than five (5%) percent, on a non-cumulative basis. As used herein, the term
“Controllable Operating Expenses” shall mean all Operating Expenses other than taxes, insurance premiums, water, electricity and other utility costs, snow and ice removal costs, windstorm restoration costs, amortized portions
of capital expenditures described in Section 4.2, and such other costs or expenses that are not consistently incurred (or are not consistently incurred on the same basis) during each Lease Year. 

4. Parking. Parking in the building’s underground parking facility shall be at monthly market rates as described in
Exhibit G. During the term of the Lease, as the same may be extended, Tenant shall have the option to use up to, and Landlord the obligation to provide, a number of parking spaces equal to the Stipulated Parking Space in the building
garage on a non-exclusive, unreserved basis. Tenant shall inform Landlord in writing the number of parking spaces that Tenant desires to use from time to time (which shall not exceed a number of parking spaces equal to the Stipulated Parking Spaces
unless otherwise agreed to by Landlord). Tenant may relinquish spaces as of the end of a calendar month upon a minimum of 30 days’ notice to Landlord. Tenant may increase spaces (up to a number equal to the Stipulated Parking Spaces) as of
the first day of a calendar month on a minimum of 60 days’ notice to Landlord. When available, Landlord will make additional parking available to Tenant on a month-to-month basis. Amounts payable by Tenant for parking is “Rent” for
purposes of this Lease. 
 5. Early Access. Landlord and Tenant shall mutually cooperate to provide Tenant early access to the
Premises a maximum of fourteen (14) days prior to the Substantial Completion of the Tenant Improvements for furniture, fixtures and equipment “FF&E” installation. Tenant shall not owe any Rent or Additional Rent for such period of
early access. Landlord and Tenant acknowledge that the anticipated construction schedule and resulting time constraints may preclude Tenant from all or a portion of the desired early access period. 

6. Storage. Landlord licenses to Tenant, and Tenant agrees to pay storage rent for, 730 square feet of storage space on the P3 level of
the building parking garage and depicted on the second page of Exhibit A at the rate of $14.00 per square foot, during the term as the same may be extended. The storage rent shall be payable on the first day of each month during the
Term. Storage rent constitutes “Rent” for purposes of this Lease. 
 7. Commencement Date Prior to Substantial Completion.
Based on the tight construction schedule, Tenant, Landlord and its contractor shall each have access to the space upon lease execution as needed in order to complete the Tenant Improvements as efficiently as possible. Each of these parties agrees to
coordinate with its counterparts on access, construction and installation items to allow for the most expeditious timeline but without creating disruption to its counterparts. 

  

					
			-4-		EXHIBIT E

 EXHIBIT F 

ESTOPPEL CERTIFICATE 

(FORM) 
  

	
	  

	(“Lender”)
	
	  

	  

	  

	(“Landlord”)

 OFFICE TENANT ESTOPPEL CERTIFICATE 

 

					
	Re:		Lease Dated:		  

			Commencement Date:		  

			Termination Date:		  

			Landlord:		  

			Tenant:		  

			Premises:		 Approximately      sq. ft. located at Suite     ,

Seattle, Washington (“Premises”)

 Tenant under the above-described lease (the “Lease”) hereby certifies to Lender, Landlord and
to any prospective purchaser as follows: 
 1. Attached hereto is a true, correct and complete copy of the Lease, the Premises of which are more
particularly described in the Lease. The Lease represents the entire agreement between the parties as to the Premises and is now in full force and effect. All provisions of the Lease and the amendments thereto (if any) referred to above are hereby
ratified. 
 2. The term of the Lease commenced on             ,
        . Rent commenced to accrue on             ,         . 

3. Tenant entered into occupancy of the Premises on or about             ,
        . Tenant opened for business at the Premises on or about             ,         . 

4. The initial term of the Lease shall expire on             , 20    , with
                    (            ) renewal option(s) of a period of
                (            ) years each, or as set forth in the Lease. 

5. The Lease has not been amended, modified, supplemented, or assigned, except as follows: 

	
	  

	  

	  

 (if none, so state) 
 6. To
Tenant’s knowledge, all conditions of the Lease to be performed by Landlord thereunder and necessary to the enforceability of the Lease have been satisfied, except as follows: 

	
	  

	  

	  

 (if none, so state) 

  

					
			-1-		EXHIBIT F

 7. Tenant acknowledges that the Lease has been (or will be) assigned to Lender. 

8. The amount of fixed monthly rent is currently $        . 

9. The amount of the security deposit (if arty) deposited by Tenant is $        . No other security deposits have been
made. 
 10. Tenant is paying the full rental under the Lease, which rental has been paid in full as of the date hereof. No rental under the Lease has been
paid for more than thirty (30) days in advance of its due date, except as required by the Lease. 
 11. To Tenant’s knowledge, there are no
defaults on the part of Landlord under the Lease, and to Tenant’s knowledge, there are no events currently existing (or with the passage of time, giving of notice or both, would exist) which give Tenant the right to cancel or terminate the
Lease, except as follows: 
  
  

12. To Tenant’s knowledge, Tenant has no defense as to its obligations under the Lease and claims no setoff or counterclaim against Landlord, except as
follows: 
  
  

 
  

13. Tenant has no right to any concession (rental or otherwise) or similar compensation in connection with renting the space it occupies, except as provided
in the Lease. 
 14. There are no actions, whether voluntary or otherwise, pending against the undersigned or any guarantor of Tenant’s obligations
under the Lease pursuant to the bankruptcy or insolvency laws of the United States or any state thereof. 
 15. Tenant’s address for notices under the
terms of the Lease is: 
  

			
	  
		
	  
		
	  
		

 DATED:             ,
        . 
  

									
			 TENANT:
				  
		,
					
					a		  
		
					
					By:		  
		
					
					Its:		  
		

 Attachment - Lease 

  

					
			-2-		EXHIBIT F

 EXHIBIT G 

SUBORDINATION AGREEMENT 

(FORM) 
 SUBORDINATION,
ATTORNMENT, 
 NOTICE AND NON-DISTURBANCE AGREEMENT 

THIS AGREEMENT is made as of the      day of
            ,         , by and between
                                        
(“Tenant”), and
                                        
(“Lender”). 
 RECITALS: 

A. Tenant entered into a certain lease (the “Lease”), dated the      day of
            ,         , with
                                 (“Landlord”), pertaining to
certain improvements (the “Improvements”) constructed on land located in King County, Washington, described on Exhibit A (the land and the improvements are hereafter called “the Property”). 

B. Lender [continues to] provide financing to Landlord (the “Loan”) which is secured by a Deed of Trust, Security
Agreement and Financing Statement from Landlord recorded in the records of King County, Washington, creating a valid first lien on the Property and a valid Deed of Trust (the Deed of Trust and all renewals, modifications, substitutions, extensions
and replacements thereof, including increases in the indebtedness secured thereby, are hereafter collectively called the “Deed of Trust”). 

C. Lender has required that Tenant subordinate its interest in the Lease to the Deed of Trust and agree to attorn to Lender as a condition
precedent to the making of the Loans. 
 NOW, THEREFORE, in consideration of the foregoing facts and the mutual covenants set forth
herein, Tenant and Lender hereby agree as follows, notwithstanding anything contained in the Lease to the contrary; 
 1. Tenant agrees that
the Lease and the rights of Tenant thereunder are and shall remain subordinate to the Deed of Trust and all renewals, extensions, and modifications thereof. 

2. Lender agrees that Lender will not disturb the possession of Tenant under the Lease upon any judicial or nonjudicial foreclosure of the
Deed of Trust, or upon acquiring title to the Property by deed in lieu of foreclosure if Tenant is not then in default under the Lease or hereunder beyond applicable notice and cure periods. 

3. In the event of the foreclosure of the Deed of Trust, judicially or nonjudicially, or if title to the Property is conveyed by deed in lieu
of foreclosure, Tenant agrees to attorn to and accept the purchaser(s) at the foreclosure sale(s) conducted pursuant to the Deed of Trust or the grantee(s) in such deed(s) in lieu of foreclosure and his or its (or their) heirs, legal
representatives, successors and assigns as Landlord under the Lease for the balance then remaining of the term thereof, subject to all terms and conditions of the Lease; provided, however, that in no event shall any such purchaser (or
grantee) of the Property or the holder of the Deed of Trust be; (i) liable for obligations or acts of Landlord occurring or arising prior to the date of such foreclosure or deed on lieu of foreclosure, (ii) liable for any rent paid in
advance by Tenant for any period beyond the month in which Lender succeeds to the interest of Landlord under the Lease, (iii) subject to any offsets or defenses which Tenant may have against any prior Landlord, (iv) bound by any previous
amendment or modification of the Lease or any waiver or forbearance by Landlord unless the same was 

  

					
			-1-		EXHIBIT G

 
approved in writing by Lender. Lender shall have no obligation and shall incur no liability with respect to construction of the Improvements or any tenant improvement work for Tenant’s use
and occupancy at the commencement of the term of the Lease, but if any such obligation has not been fully performed as of the date Lender obtains title to the Property, Tenant shall have the option to terminate the Lease unless Lender delivers
written notice to Tenant expressly assuming such obligations within thirty (30) days after the foreclosure sale or acceptance of the deed in lieu of foreclosure. 

4. Tenant agrees that with respect to any written notice required to be given to Landlord under the Lease, a copy of such notice shall be
delivered to Lender. Tenant also agrees to give Lender notice of each default of Landlord and any successor landlord under the Lease and thirty (30) days to cure such default prior to the exercise by Tenant of any right to terminate the Lease;
provided that, if such default is of a nature that it is not capable of being cured within a 30-day period, Tenant shall not exercise any such right to terminate the Lease if Lender is diligently
pursuing such cure. With respect to a default which is personal to Landlord such as bankruptcy and thus not capable of being cured by Lender or a default which is not capable of being cured without possession of the Property, Lender shall be deemed
to be curing such default if, within such 30-day period, Lender commences and thereafter pursues (subject to any judicial stays, injunctions, or other delays) foreclosure proceedings with respect to the
Property. 
 5. Any notice required or permitted to be delivered hereunder shall be deemed to be delivered, whether actually received or
not, when deposited in the United States Mail, postage prepaid, registered or certified mail, return receipt requested, addressed to the parties hereto at the respective addresses set out opposite their names below, or such other addresses as they
have heretofore specified by written notice delivered in accordance herewith: 
  

					
	Tenant:		  
		
			  
		
			  
		
			
	Lender:		  
		
			  
		
			  
		

 6. Tenant shall not pay rental under the Lease for more than one month in advance. 

7. Tenant acknowledges that as of the date of execution of this Agreement, there is no default by the Landlord under the terms of the Lease
and the Lease is in full force and effect. 
 8. Nothing in this Agreement shall be construed to require Lender to see to the application of
the proceeds of the Loan, and Tenant’s agreement set forth herein shall not be impaired on account of any modifications of the documents evidencing and securing the Loans. 

9. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and to their successors and assigns. 

  

					
			-2-		EXHIBIT G

 EXECUTED as of the date set out above and all documents attached hereto will be effective on the
date stated above. 
  

							
			TENANT:		  

				
					a		  

				
					By:		  

				
					Its:		  

			
			LENDER:		  

				
					a		  

				
					By:		  

				
					Its:		  

  

					
			-3-		EXHIBIT G

 EXHIBIT H 

PARKING AGREEMENT 
 AND

 PARKING RULES AND REGULATIONS 

PARKING AGREEMENT 
 Unless terminated as
set forth herein, so long as the lease to which this Parking Agreement is attached (hereinafter the “Lease”) remains in effect, and so long as the Rules and Regulations adopted by Landlord are not violated, Tenant shall the
option to rent from Landlord, and Landlord hereby agrees that Tenant shall have the option to rent, for use by Tenant and Tenant’s customers and employees, on a non-reserved and non-exclusive basis, up to the Stipulated Parking Spaces (as
defined in the Lease) in the parking garage comprising a part of the Building (“Garage”). Tenant may validate customer parking by such methods or methods as Landlord or Landlords’ Parking Operator
(“Operator”) may approve, at the validation rate and from time to time generally applicable to visitor parking. Landlord expressly reserves the right to designate parking areas and to modify the parking structure for other
uses or to any extent. Monthly parking charges and periodic adjustments thereto are addressed in Exhibit E. 
 The following Rules and
Regulations, including the sticker, plastic card or other identification system (“Parking Identification”) established by operator, are in effect until notice is given to Tenant of any change. Landlord reserves the right to
modify and/or adopt such other reasonable and non-discriminatory Rules and Regulations for the Garage as it deems necessary for the operation of the Garage. Landlord may refuse to permit any person who violates the Rules and Regulations to park in
the Garage, and any violation of these Rules and Regulations may result, in the operator’s full discretion, in the violator’s vehicle being barreled at a charge of $50.00 and/or removed at the violator’s expense. In either of said
events, the Parking Identification supplied by Landlord may be requested by Landlord and must then be returned to Landlord. 
 RULES AND
REGULATIONS 
  

	1.	Garage hours are posted at the entrance and exits of the Garage. Landlord reserves the right to adjust such hours provided that the hours for visitor parking shall not be less than Monday through Friday from
7:00 a.m. to 7:00 p.m. 

  

	2.	Vehicles must be parked entirely within stall lines painted on the floor. 

  

	3.	Monthly parkers may park in any open space not designated “reserved”, “handicapped” or “no parking”. 

  

	4.	All directional signs and arrows must be observed. 

  

	5.	The speed limit shall be 5 miles per hour. 

  

	6.	Parking is prohibited: 

  

	 	a.	In areas not striped for parking; 

  

	 	b.	In aisles; 

  

	 	c.	Where “no parking” signs are posted; 

  

	 	d.	In cross-hatched areas; 

  

					
			-1-		EXHIBIT H

	 	e.	In such other areas as may be designated by operator; 

  

	 	f.	In compact stalls by oversized vehicles. 

  

	7.	The Parking Identification supplied by Landlord or operator shall remain the property of Landlord. Such Parking Identification must be displayed as requested and may not be mutilated in any manner. The serial number of
the Parking Identification may not be obliterated. Parking Identification may be transferable upon prior authorization by Operator, but any Parking Identification in the possession of an unauthorized holder will be void. 

 

	8.	The monthly rate for rental of parking spaces is payable in advance and must be paid on or before the first day of each month. No deductions or allowances from the monthly rate will be made for days the designated
parker does not use the Garage. 

  

	9.	Parking managers or attendants are not authorized to make or allow any exceptions to these Rules and Regulations. 

  

	10.	Every designated parker is required to park and lock his own vehicle. All responsibility for damage to vehicles or persons while in the Garage is assumed by the designated parker. 

 

	11.	Loss or theft of Parking Identification from vehicles must be reported to the Operator immediately. 

  

	 	a.	Any Parking Identification reported lost or stolen found on any unauthorized vehicle will be confiscated and the holder will be subject to prosecution. 

 

	 	b.	Any Parking Identification found by the user must be reported to the Operator immediately to avoid confusion. 

  

	12.	Spaces are for the express purpose of parking one vehicle per space. Washing, waxing, cleaning or servicing of any vehicle by the designated parker and/or his agents is prohibited. 

 

	13.	Parking shall be for motor vehicles only. Trailers, or similar transport vehicles designed to be towed by a motor vehicle, shall be prohibited. 

 

	14.	Operator reserves the right to refuse the sale of monthly stickers or other Parking Identification to any Tenant or person and/or his agents or representatives who willfully refuse to comply with the above Rules and
Regulations and all posted city, state or federal ordinances, or laws or agreements. 

  

	15.	Tenant shall acquaint all persons to whom Tenant assigns parking spaces of these Rules and Regulations. 

  

	16.	Landlord shall not be responsible for any theft and/or vandalism to designated parker’s vehicle or its contents while in the Garage. 

 

	17.	If designated parker forgets Parking Identification and a daily ticket is pulled, that ticket must be presented for validation to the Operator the same day prior to exiting the Garage or otherwise, the posted daily
parking rate will apply. 

  

	18.	Parking privileges shall be on an unassigned or executive valet basis as designated by Operator. 

  

					
			-2-		EXHIBIT H

	19.	Garage monthly parking charges may be adjusted from time to time by Landlord; provided that the initial monthly parking charge shall be $250.00 per month per space and the same shall not be increased within the first
twelve (12) months of the term. 

  

	20.	Upon receipt of payment, a fully completed signed parking application, and this Agreement, by operator, the designated parker will be issued Parking Identification to be used to gain access to the Garage. Only one
Parking Identification will be issued and it is the responsibility of the designated parker to transfer the Parking Identification if they have more than one vehicle. Payment of the monthly parking is the responsibility of the Tenant. Parking access
may be restricted depending on the parking area selected. Monthly parkers taking tickets to gain access to a restricted area will be responsible for payment of the posted parking rate upon exiting. 

 

	21.	Monthly parking fees are due and payable in advance on the first day of the month. If the monthly parking fee is not paid by the fifth working day of the month, Operator will terminate the monthly parking privileges and
have the designated parker’s Parking Identification, if applicable, deleted from the system, denying access to the parking areas. If the fifth of the month falls on a weekend or holiday, the next business day will apply. 

 

	22.	There are no refunds granted for monthly parking for any reason. 

  

					
			-3-		EXHIBIT H

 AMENDMENT NO. 1 

TO 
 OFFICE LEASE
AGREEMENT 
 THIS AMENDMENT NO. 1 TO THE OFFICE LEASE AGREEMENT (“First Amendment”) is made and entered into effective
as of November 18, 2014 (“Effective Date”), by and between BLUME ROY BUILDING LLC, a Washington Limited Liability Company, (“Landlord”) and NANOSTRING TECHNOLOGIES, INC., a Delaware corporation
(“Tenant”). 
 RECITALS 

A. Landlord and Tenant entered into a certain Office Lease Agreement dated December 26, 2013 (“Initial Lease”), concerning
8,754 square feet of space (“Premises”) in the building commonly known as 617 Eastlake Building (“Building”) and located at 617 Eastlake Ave E, Suite 410, Seattle, Washington. As used herein, “Lease” shall mean the
Initial Lease as modified by this First Amendment. 
 B. Landlord and Tenant have agreed to modify the Initial Lease to increase size of
Premises and to extend the Lease Term. 
 C. Capitalized terms not defined in this First Amendment shall have the meaning assigned to such
terms in the Initial Lease. 
 NOW, THEREFORE, in consideration of the foregoing, together with other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, Landlord and Tenant agree as follows: 
 ARTICLE 22. That part of the Premises
consisting of Suite #410 shall be increased by an additional 14,327 rentable square feet of space known as Suite #500, as depicted in Exhibit A, on February 1, 2015. Landlord shall use reasonable best efforts to have the Tenant Improvements
completed by the Addition Date of February 1, 2015. Landlord and Tenant shall reasonably cooperate to minimize the impact of Landlord’s performance of the Tenant Improvements on Tenant’s use of the Premises. 

Tenant shall have access to Suite #500 as of the date of mutual execution and delivery of this First Amendment for purposes of installing its
furniture, fixtures, cabling and equipment; provided that Tenant shall coordinate with Landlord’s activities in the suite and comply with Landlord’s reasonable directives. Any such early access or occupancy by Tenant shall be subject to
the terms and conditions of the Lease except that Tenant shall not be required to pay Basic Rent or Operating Expenses during or with respect to such early access period. 

ARTICLE 23. As of the Addition Date, February 1, 2015, Section 1.1 a, b and c of the Initial Lease shall be deleted in their entirety and replaced
with: 
 The Premises 
  

							
	Section 23.1		Total Rentable Area:		23,081 sq. ft.*		

  

	*	Total Rentable Area will be adjusted to 21,124 if LabKey properly exercises its right to expand into that certain 1,957 rentable square feet of space referred to as Space B in the Initial Lease. 

 

							
	Section 23.2		Floor Location:		Floor Four and Five		
	Section 23.3		Suite Number(s):		            410 and 500		

 ARTICLE 24. Section 3.1 of the Lease Summary shall be deleted in its entirety and replaced with: 

 

							
	Section 24.1		Addition Date:		February 1, 2015		

 The Term of the Lease is hereby extended for a period of one hundred twenty (120) full calendar months,
commencing on the Addition Date and expiring on the last day of the one-hundred twentieth (120th) full calendar month after the Addition Date (“Termination Date”); provided that if Tenant so elects, in Tenant’s sole discretion,
the Term of the Lease will instead be extended for a period of up to one hundred thirty-eight (138) full calendar months, commencing on the Addition Date and expiring on the last day of the designated full calendar month after the Addition Date
(“Alternative Term”). Tenant may implement the Alternative Term by providing written notice to Landlord of its election within eighteen (18) months of the Effective Date. The Alternative Term shall be on the same terms and conditions
of this Lease, as if it was originally stated in this First Amendment, with Basic Rent continuing to increase annually at a rate of seventy-five cents ($0.75) per rentable square feet. 

ARTICLE 25. Effective February 1, 2015 through January 31, 2016, rent shall be abated for suite 410. As of the Addition Date, Section 4.1 of
the Lease Summary of the Initial Lease shall be deleted in its entirety and replaced with the Basic Rent outlined in Table A for the expanded Premises. Should the neighboring tenant, LabKey, properly exercise its right to expand into Space B by
March 1, 2016 and take occupancy September 1, 2016, then Landlord and Tenant shall follow the adjusted Basic Rent Table B. Landlord hereby agrees to use reasonable best efforts to persuade Labkey to waive or otherwise delay the exercise of
its right to expand. If LabKey does expand into Space B, Nanostring agrees to vacate Space B by July 31, 2016 for Landlord to make necessary alterations to the space. 

Table A 
  

													
	 Period
	  	RSF	 	  	Monthly Rent	 	  	PSF	 
	 2/1/15 – 1/31/16
	  	 	14,327	  	  	$	38,205.33	  	  	$	32.00	  
	 2/1/16 – 1/31/17
	  	 	23,081	  	  	$	63,472.75	  	  	$	33.00	  
	 2/1/17 – 1/31/18
	  	 	23,081	  	  	$	64,915.31	  	  	$	33.75	  
	 2/1/18 – 1/31/19
	  	 	23,081	  	  	$	66,357.88	  	  	$	34.50	  
	 2/1/19 – 1/31/20
	  	 	23,081	  	  	$	67,800.44	  	  	$	35.25	  
	 2/1/20 – 1/31/21
	  	 	23,081	  	  	$	69,243.00	  	  	$	36.00	  
	 2/1/21 – 1/31/22
	  	 	23,081	  	  	$	70,685.56	  	  	$	36.75	  
	 2/1/22 – 1/31/23
	  	 	23,081	  	  	$	72,128.13	  	  	$	37.50	  
	 2/1/23 – 1/31/24
	  	 	23,081	  	  	$	73,570.69	  	  	$	38.25	  
	 2/1/24 – 1/31/25
	  	 	23,081	  	  	$	75,013.25	  	  	$	39.00	  

 Table B 
  

													
	 Period
	  	RSF	 	  	Monthly Rent	 	  	PSF	 
	 2/1/15 – 1/31/16
	  	 	14,327	  	  	$	38,205.33	  	  	$	32.00	  
	 2/1/16 – 7/31/16
	  	 	23,081	  	  	$	63,472.75	  	  	$	33.00	  
	 8/1/16 – 1/31/17
	  	 	21,142	  	  	$	58,091.00	  	  	$	33.00	  
	 2/1/17 – 11/31/18
	  	 	21,124	  	  	$	59,411.25	  	  	$	33.75	  
	 2/1/18 – 1/31/19
	  	 	21,124	  	  	$	60,731.50	  	  	$	34.50	  
	 2/1/19 – 1/31/20
	  	 	21,124	  	  	$	62,051.75	  	  	$	35.25	  
	 2/1/20 – 1/31/21
	  	 	21,124	  	  	$	63,372.00	  	  	$	36.00	  
	 2/1/21 – 1/31/22
	  	 	21,124	  	  	$	64,692.25	  	  	$	36.75	  
	 2/1/22 – 1/31/23
	  	 	21,124	  	  	$	66,012.50	  	  	$	37.50	  
	 2/1/23 – 1/31/24
	  	 	21,124	  	  	$	67,332.75	  	  	$	38.25	  
	 2/1/24 – 1/31/25
	  	 	21,124	  	  	$	68,653.00	  	  	$	39.00	  

 ARTICLE 26. As of the Addition Date, Section 4.2 of the Lease Summary of the Initial Lease shall be deleted
in its entirety and replaced with 
  

							
	 Section 26.1
		Tenant’s Proportionate Share:		28%*		

  

	*	Tenant’s Proportionate Share will be adjusted to 25% if LabKey properly exercises its right to expand into that certain 1,957 rentable square feet of space referred to as Space B in the Initial Lease. Landlord
acknowledges and agrees that Section 3 (Operating Expenses) of Exhibit E to the Initial Lease remains in full force and effect. 

  

							
	Section 26.2		Base Year:		2015		

 ARTICLE 27. Section 5.1 of the Lease Summary of the Initial Lease shall be deleted in its entirety and replaced with 

 

					
	 Security Deposit:
		$	75,013.25	  

 Landlord acknowledges that it currently holds a security deposit in the amount of $23,101.42 in connection
with Tenant’s lease of Suite #410. Tenant shall deliver the remaining portion of the revised Security Deposit (i.e., $51,911.83) to Landlord with its delivery of this First Amendment. 

ARTICLE 28. Parking. In addition to the parking spaces stipulated in the Initial Lease, Tenant shall have the right but not the obligation to enter
into parking contracts for twenty-one (21) additional parking stalls, in the building’s underground parking facility at monthly market rates (currently $250 per stall per month). 

ARTICLE 29. Sublease and Assignment. 

Section 29.1 Clauses one (1) and two (2) in the fifth sentence of Section 12.1 of the Initial Lease are hereby
deleted and of no further force and effect. Further, the last sentence of Section 12.1 of the Initial Lease is hereby deleted and of no further force and effect. 

ARTICLE 30. Signage. Tenant shall have the right, at its sole cost, to install exterior building signage above the fifth floor, subject to
Landlord’s prior approval, which approval shall not be unreasonably conditioned, delayed or withheld, and in accordance with all applicable city codes. Landlord shall, at its sole cost, by the Addition Date provide Tenant with building-standard
signage in the main lobby and fifth floor lobby in connection with Tenant’s lease of Suite #500. 
 ARTICLE 31. Option to Extend. Landlord and
Tenant acknowledge and agree that Tenant’s Option to Extend, as set forth in Section 1 of Exhibit E to the Initial Lease, remains in full force and effect, except that, and notwithstanding anything to the contrary in the Lease, such Option
shall be for a period of three (3) years (“Extension Term”). 
 ARTICLE 32. Right of First Opportunity. Landlord and Tenant
acknowledge and agree that Tenant’s Right of First Opportunity, as set forth in Section 2 of Exhibit E to the Initial Lease, remains in full force and effect, except that, and notwithstanding anything to the contrary in the Lease,
Paragraphs 2.4(a) and (c) thereof are hereby deleted and the following is added as a new Paragraph 2.4(a): 
 Basic Rent for each
calendar month during the term of the RFO Space shall be the same rate per square foot of rentable area shown in the Lease Summary for such month for the Premises. For any portion of the term of the RFO Space beyond Month 120 depicted in the Lease
Summary, Basic Rent shall be the fair market rent as defined in Exhibit E, Section 1 of the Initial Lease. 
 ARTICLE 33. Right of First
Refusal. Landlord and Tenant acknowledge and agree that Tenant’s Right of First Refusal, as set forth in Section 3.1 of Exhibit E to the Initial Lease, remains in full force and effect. 

ARTICLE 34. Brokers. Landlord was represented in this transaction by CBRE, Inc. Tenant warrants to Landlord that Tenant has not dealt with any
brokerage company in connection with the negotiation or execution of this First Amendment other than Flinn Ferguson. Tenant’s broker shall be compensated by 

 
Landlord in connection with this First Amendment pursuant to a separate agreement. Landlord and Tenant shall each indemnify, defend, and hold the other harmless from and against all costs,
expenses, attorneys’ fees, liens, and other liability for commissions or other compensation claimed by any other broker or agent claiming the same by, through, or under such party, other than such party’s broker. The foregoing indemnity
shall survive the expiration or earlier termination of the Lease. 
 ARTICLE 35. Effective Date of Modifications. The amendments and modifications
provided for in this First Amendment shall be effective upon the mutual execution and delivery of this First Amendment, except as otherwise expressly set forth in this First Amendment. 

ARTICLE 36. Ratification. Except as specifically modified as set forth in this First Amendment, Landlord and Tenant ratify and confirm the Initial
Lease and all provisions contained therein as originally executed. 
 IN WITNESS WHEREOF, this First Amendment is executed effective as of the day
and year first written above. 
  

					
	TENANT:		NANOSTRING TECHNOLGIES, INC.,
			a Delaware corporation
			
			By:		 /s/ Wayne Burns

			WAYNE BURNS
			SVR Operations & Administration
		
	LANDLORD:		BLUME ROY BUILDING LLC,
			a Washington limited liability company
			
			By:		 /s/ Bruce Blume

			BRUCE M. BLUME
			Manager

 TENANT’S ACKNOWLEDGEMENT 

 

			
	STATE OF WASHINGTON		 )

			 ) ss.

	COUNTY OF KING		 )

 I certify that I know or have satisfactory evidence that the person appearing before me and making this
acknowledgement is the person whose true signature appears on this document. 
 On this 18th day of November, 2014, before me
before me personally appeared WAYNE BURNS to me known to be the SVP Operations & Administration of NANOSTRING TECHNOLOGIES, INC., the Delaware corporation, that executed the within and
foregoing instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument and that
the seal affixed, if any is the corporate seal of said corporation. 
 WITNESS my hand and official seal hereto affixed the day and year
first above written. 
  

			
	 /s/ Julia Chandler
		
	 Notary Public in and for the State of Washington

residing at 1007 130TH St. SW #N204
		

							
	My commission expires:		 September 12, 2018
				
	  
				
	[Type or Print Notary Name]				

  
  
 

 
 (Use This Space for Notarial Seal Stamp) 

LANDLORD’S ACKNOWLEDGEMENT 
  

			
	STATE OF WASHINGTON		 )

			 ) ss.

	COUNTY OF KING		 )

 I certify that I know or have satisfactory evidence that the person appearing before me and making this
acknowledgement is the person whose true signature appears on this document. 
 On this 22nd day of December, 2014, before me
before me personally appeared BRUCE BLUM to me known to be the SVP Operations & Administration of BLUME ROY BUILDING LLC., the Delaware corporation, that executed the within and foregoing
instrument, and acknowledged the said instrument to be the free and voluntary act and deed of said corporation, for the uses and purposes therein mentioned, and on oath stated that he/she was authorized to execute said instrument and that the seal
affixed, if any is the corporate seal of said corporation. 

 WITNESS my hand and official seal hereto affixed the day and year first above written. 

 

					
	 /s/ Tara Raymond
		
	Notary Public in and for the State of Washington		
	residing at		 Seattle, Washington
		

					
	My commission expires:		
4-20-2016        
                                         
         
		
	 Tara Raymond

[Type or Print Notary Name]
		

		

 (Use This Space for Notarial Seal Stamp) 

 EXHIBIT A 
  

 

 EXHIBIT B 

WORK LETTER FOR TENANT IMPROVEMENTS 
  

	A.	LANDLORD’S WORK. 

 Landlord’s Work: Landlord agrees, to perform the work (the
“Landlord’s Work”, or “Tenant Improvements”) per the attached quotation prepared by Joseph S. Simmons Construction Inc (“Construction Contractor”), hereinafter referred to as the “Final
Plan”. Landlord will engage the Construction Contractor and oversee the construction of the improvements described in the Final Plan (the “Tenant Improvements”). Landlord shall be financially responsible for the
first $286,540.00 (“TI Allowance”) of the cost of the Tenant Improvements and shall use commercially reasonable efforts to manage the construction and installation of the Tenant Improvements such that the cost of the same
will not exceed the amount quoted by the Construction Contractor as depicted in the Final Plan. Tenant shall be responsible for the cost of the Tenant Improvements in excess of the TI Allowance, and Tenant shall reimburse Landlord for any excess
upon receipt of the Final Invoice from the Construction Contractor. If Tenant makes any changes to the approved space plan, the costs of such changes will be the responsibility of the Tenant but not in excess of the amount by which the final cost
exceeds the TI Allowance. Notwithstanding anything to the contrary, the TI Allowance may be applied to construction costs, permits, Washington State sales tax, architectural fees, telecommunications and data equipment, cabling, security systems, and
moving costs. Tenant may allocate up to twenty-five percent (25%) of the allowance towards improvements to Suite #410 of the Premises or soft costs. Landlord shall pay the Construction Contractor directly and any other costs payable out of the
TI Allowance shall be paid by Landlord within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to Landlord, whichever is later. 

 

	B.	TENANT’S WORK 

 Tenant’s Work: The architect for Landlord’s Work shall be
Burgess Design, Inc., and their fees may at Tenant’s option be paid out of the TI Allowance in accordance with Paragraph A above. Tenant agrees to coordinate the preparation of all design and working drawings and specifications relating
to completion of Tenant Improvements by Landlord. Tenant shall submit design drawings to Landlord for prior approval, which shall not be unreasonably withheld, conditioned or delayed. Landlord shall not charge a fee for oversight of the construction
drawings or construction of the Tenant Improvements. Tenant shall install telephone/data cabling, furniture, and other equipment in the Premises, provided that if the cost of the Tenant Improvements is less than the TI Allowance, then Tenant may
apply any remaining portion of the TI Allowance toward such costs, which shall be paid by Landlord to Tenant within thirty (30) days of receipt of written invoice or the date all costs to be paid from the TI Allowance have been submitted to
Landlord, whichever is later. 
  

	C.	GENERAL REQUIREMENTS 

 1. Landlord’s Work shall be carried out with good workmanship and
with new materials, which shall all be of a high quality and conforming to the best standards of practice, and shall not be in contravention of the laws, codes or regulations. 

2. Landlord represents that all of Landlord’s Work shall be performed in a complete workman like manner. Landlord shall deliver the
Premises to Tenant with all of Landlord’s Work completed in accordance with the plans and specifications setting forth Landlord’s Work. Landlord warrants to Tenant that Landlord’s work shall be free from defect, and that for a period
of one year from delivery of Suite #500 of the Premises (and improvements, if any, to Suite #410 of the Premises) to Tenant Landlord shall repair or replace any defective materials or work associated with Landlord’s Work. 

3. At the completion of Landlord’s Work, Landlord shall leave the Premises clean and to the satisfaction of Landlord and shall remove all
tools, equipment and surplus materials from the Premises and 

 
the Project and remove all waste material and refuse from the Premises and deposit them in places or in receptacles designated by Landlord. The final clean-up shall include the cleaning of all
lighting fixtures, millwork units, store fronts and space which may be affected by the work. 
 4. If Landlord’s contractor neglects to
carry out the work properly or fails to perform any work required by or in accordance with the Approved Final Plans, Landlord, shall within twenty (20) days written notice from Tenant complete the work, remedy the default or make good any
deficiencies at Landlord’s expense. 
 5. Landlord shall indemnify and hold harmless Tenant from and against any and all claims arising
out of work done by Landlord or its contractors and Landlord shall promptly cause to be removed any liens filed against title to the Premises. 

6. Landlord shall perform its work expeditiously and efficiently and shall complete the same within the period stipulated in the Lease or any
other agreement between the parties subject only to circumstances over which Landlord has no control and which by the exercise of due diligence could not have been avoided. 

7. Landlord shall obtain from all contractors and subcontractors providing material and labor in the construction of the Tenant Improvements
commercially reasonable warranties (including manufacturers’ warranties) for materials or labor as are typically available from such contractors or subcontractors. Such warranties shall run to Landlord and Tenant during the Term and thereafter
to Landlord. Landlord shall provide copies of such warranties to Tenant upon request. 

			
	 November 14th, 2014

 
 The Blume Company

617 Eastlake Ave E, Suite 340
 Seattle, WA 98109
		

	
	
	

 Re: 617 Eastlake 5th Floor — Nanostrin2 Expansion T.I. Proposal 

Mr. Greg Blume, 
 The following is our
quotation for the tenant improvement work at 617 Eastlake Ave E, Seattle WA, 5th Floor. Estimate is based on the provided plan by Burgess Design “permit set” 11.13.14, onsite walk-thru, ongoing revisions sent via email, and written
clarifications below. A description of the work is as follows. 
 Demolition 

 

	 	•	 	Prep and seal off work areas. Disruptive demolition work to take place after hours. 

  

	 	•	 	Demolition of all wall and door assemblies per plan. 

  

	 	•	 	Detach and set aside doors/frames to be reused. 

  

	 	•	 	Demolish all casework and fixtures per plan 

  

	 	•	 	Cut and cap all plumbing 

  

	 	•	 	Remove all carpeting, pad, base, hardwood flooring throughout suite. 

  

	 	•	 	X-ray floor, core drill for new in-floor locations electrical drops and in-floor power. 

  

	 	•	 	Demo ceiling tile in storage room 516 and door frame. 

  

	 	•	 	Haul and dispose of all debris. 

 20,535. 

Rough Carpentry 
  

	 	•	 	Backing and rough opening bucks. 

  

	 	•	 	Misc backing for accessories and wall mounted TV. 

 1,935. 

Casework 
  

	 	•	 	Furnish and install p-lam casework at break room 536 per plan. 

  

	 	•	 	Furnish and install p-lam printer area casework per plan at an 537 and 512. 

  

	 	•	 	Work station island by others. 

 11,330. 

Ceiling Sound Attenuation 
  

	 	•	 	Furnish and install sound batt R-11 above grid at perimeter office locations (2’ wide each side of common walls) as shown on floorplan sketch by Simmons. 

1,889. 
 Doors, Frames,
and Hardware 
  

	 	•	 	Refer to attached door schedule. All doors to be prefinished, stained to building standard, white ash oak floor to ceiling. All frames to be clear anodized aluminum, matched to building standard, All hardware to be
mortise corbin russwin, Dirke levers matched to building standard complete with all hinges and door stops. 

  

	 	•	 	Furnish and install (15) private office doors with sidelite units (overall sizes vary per plan) with mortise building standard hardware and keyed cylinder locks. 

  
 Page 1 of 5 

	 	•	 	Furnish and install (1) rated double entry door with wired viewing glass section with building standard electric mortise lock, prepped and wired for key card access on buildings system. 

 

	 	•	 	Furnish and install clerestory frame at break room. 

  

	 	•	 	Furnish and install (1) relite frame at conf room. 

  

	 	•	 	Furnish and install solid core building standard 1-hr rated door at storage rm 516 with lock and hardware. 

  

	 	•	 	Relocate (1) existing single doors and frames 

  

	 	•	 	Relocate (1) office door with sidelite unit and glazing. 

  

	 	•	 	Bore and prep (17) doors for cylinder lock hardware. 

 42,018. 

Keying 
  

	 	•	 	Re-key (27) total locks. Excludes keys, TBD pending tenants requested quantities (keys are $18ea after tax total, in addition to proposal). 

 

	 	•	 	Furnish and install (15) new keyed Modeco cylinders. 

  

	 	•	 	Prep and bore for cylinders. 

  

	 	•	 	Assumes the existing doors to be re-keyed will have cylinders provided by owner. 

 2,971. 

Glazing 
  

	 	•	 	Furnish and install 3/8” clear tempered glazing at (15) new private office sidelite units, silicone butt jointed in equal sections. 

 

	 	•	 	Furnish and install 3/8” clear tempered glazing at clerestory. 

  

	 	•	 	Furnish and install 3/8” clear tempered glazing at conf nn relite. 

 19,450. 

Metal Framing & GWB 
  

	 	•	 	Frame new steel stud walls per revised space plan sent 11.06,14 and CEO layout revisions emailed 11.10.14 

  

	 	•	 	All new walls to have 5/8” GWB with sound batt insulation. 

  

	 	•	 	Frame and finish GWB ceilings per plan 

  

	 	•	 	All new GWB to be smooth level 4 finish. 

  

	 	•	 	All work to take place during normal business hours 

 28,946. 

Acoustical Ceiling 
  

	 	•	 	Furnish and install grid and building standard ceiling tile where shown per plan. 

  

	 	•	 	Remove and re-install approximately 30% of existing ceiling tile for work to take place. 

  

	 	•	 	Repair damaged grid and tiles throughout suite. 

  

	 	•	 	Furnish and install rated ceiling tile in storage room 516. 

  

	 	•	 	Remove and re-install ceiling tile for sound insulation above office perimeters. 

 12,363. 

Flooring 
  

	 	•	 	Furnish and install Nanostring standard Shaw Contract carpet tile “Wander” color 37505 Myth per plan at CPT locations and restroom vestibule. 

 

	 	•	 	Furnish and install Nanostring standard VCT in multi-color (3 colors) pattern in break room similar to their 4th floor space, same colors and specs. 

 

	 	•	 	Furnish and install Nanostring standard server room VCT. 

  

	 	•	 	Furnish and install 4” rubber base, nanostring standard Charcoal throughout suite. 

  

	 	•	 	Includes floor prep throughout. 

  

	 	•	 	NOTE: Research and attempt to reuse hardwood floor from west conference for flooring in the restroom vestibule instead of CPT as priced. 

45,816. 

  
 Page 2 of 5 

 Painting 
  

	 	•	 	Prime and paint all new GWB walls and ceilings 

  

	 	•	 	Paint (2) coats existing GWB walls and ceilings throughout suite. 

 16,025. 

Specialties 
  

	 	•	 	Furnish and install (1) new fire extinguisher building standard cabinet. 

  

	 	•	 	Relocate (1) existing fire extinguisher cabinet. 

 890. 

Plumbing 
  

	 	•	 	Relocate plumbing supply lines for new break room location per plan. 

  

	 	•	 	Assumes HW supply line to be reused. 

  

	 	•	 	Rough-in new plumbing fixtures and drain lines per plan. 

  

	 	•	 	Furnish and install break room Elkay GECR2521L sink with Kohler K-7776-5 valve and K-16102-5 handles. 

  

	 	•	 	Provide DW hook-up. 

  

	 	•	 	Provide coffee maker line hook-up under sink. 

  

	 	•	 	All appliances (other than dishwasher) furnished/installed by others. 

  

	 	•	 	Furnish and install stainless steel GE 24” GLDT696DSS Built-In Integrated ADA Compliant dishwasher. 

4,720. 
 HVAC 

 

	 	•	 	Re-use existing VAV’s, assumes existing equipment is adequate for space. 

  

	 	•	 	Relocate (6) existing zone sensors. 

  

	 	•	 	Graphics and programming/updates to building system included. 

  

	 	•	 	Relocate (22) grilles and diffusers for new floorplan layout with all ducting. 

  

	 	•	 	Furnish and install (8) new grilles and diffusers for new distribution requirements. 

  

	 	•	 	Includes permit fees. 

  

	 	•	 	Final testing and balance of suite. 

 23,859. 

Electrical 
  

	 	•	 	Demo as needed, remove fixtures to be reused/relocated. 

  

	 	•	 	Relocate (22) existing 2x2 troffers. 

  

	 	•	 	Furnish and install (11) new 2x2 building standard troffers. 

  

	 	•	 	Install/relocate (27) existing recessed 6” lights. 

  

	 	•	 	Install/relocate (8) existing lineal florescent lights 

  

	 	•	 	Furnish and install (8) new lineal florescent lights. 

  

	 	•	 	Install (32) owner provided wall mounted lineal lights in offices. 

  

	 	•	 	Furnish and install (5) exit lights. 

  

	 	•	 	Relocate automatic shades controls at west open office. 

  

	 	•	 	Re-lamping as needed. 

  

	 	•	 	(4) new daylight harvesting zones 

  
 Page 3 of 5 

	 	•	 	(20) new occupancy sensors 

  

	 	•	 	(5) new switches 

  

	 	•	 	(35) general purpose receptacles 

  

	 	•	 	(32) data mud ring/string locations 

  

	 	•	 	(16) cut-in receptacles 

  

	 	•	 	(10) cut-in data locations 

  

	 	•	 	(2) receptacles under window locations at exterior walls 

  

	 	•	 	(2) GFI receptacles 

  

	 	•	 	(2) floor mounted 4-plex receptacles with data ports 

  

	 	•	 	(2) New 20amp furniture strike j-box, relocate (1) existing 20amp furniture strike. Hook-ups/connections to furniture by others. 

 

	 	•	 	Dedicated power for: coffee maker, dishwasher, fridge, printer, copier. 

  

	 	•	 	Demo dimming panel at NE area of suite and connect affected lights for operation. 

  

	 	•	 	Provide electrical permit/plan. Owner to provide accurate as-builts and panel schedule (not included if city required to produce new as-builts and panel schedule). 

63,287. 
 Fire Alarm 

 

	 	•	 	Relocate existing devices at ceiling demo 

  

	 	•	 	Add devices required for space plan 

  

	 	•	 	Provide permit, review, final testing 

 7,290. 

Access Controls 
  

	 	•	 	Install building standard key card reader access control at new double door on buildings system, terminate all readers to be demolished in space. 

 

	 	•	 	Relocate, wire, and install (2) additional card readers at NW hallway and restroom vestibule, configure all new locations to existing control panel. 

4,778. 
 General 

 

	 	•	 	Site supervision & management 

  

	 	•	 	Cleaning and final cleaning services, VCT final waxing. 

  

	 	•	 	Dump fees, trucking/delivery, general labor. 

  

					
			 	14,820.	  
		  	  
	  
	 
	 Subtotal
		 	322,922.	  
	 Overhead and Profit (8%)
		 	25,834.	  
		  	  
	  
	 
	 Total (plus tax)
		$	348,756.00	  
	 Sales Tax (9.5%)
		 	33,131.82	  
		  	  
	  
	 
	 Total (including tax)
		$	381,887.82	  

 Excludes: Building permit, engineering and architectural fees, glazing film, keys/copies of keys,
appliances (except dishwasher), blinds, phone/data wiring and cabling, after-hours work unless noted above, furniture install and electrical connections to furniture. 

  
 Page 4 of 5 

 We look forward to working with you and please don’t hesitate to contact me with any
questions. 
 Best Regards, 

Matt Sinkula 
 Joseph S. Simmons
Construction, Inc. 
  

	
	

  
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